26/00045/Fll
Perth and Kinross Council · 8 July 2026
Back to Planning and Placemaking Committee — 8 July 2026 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee - 8 July 2026 Report of Handling by Development Management and Building Standards Service Manager (Report No. 26/207) Proposal: Change of use of quarry to gun dog training centre, erection of kennels, veterinary practice, reception building, indoor arena, maintenance buildings, staff and student accommodation, installation of PV and ASHP and associated works Location: Land south west of Arns Farm, Auchterarder Ref. No: 26/00045/FLL Ward No: P7 - Strathallan Summary This report recommends approval of the application, subject to the conclusion of a legal agreement to secure the proposed residential elements as “employment-linked affordable housing”. The proposal is considered to accord with the Development Plan, comprising National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (LDP2), in that it supports rural business diversification and economic growth (NPF4 Policy 29; LDP2 Policy 8), makes effective use of a previously developed quarry site alongside an accelerated restoration strategy (NPF4 Policy 9), and provides a form of development that is appropriately located to meet its functional needs. The scale, siting and design of the development is considered acceptable and capable of integration within the landscape, while environmental impacts relating to noise, transport, drainage, ecology and light pollution can be satisfactorily mitigated through conditions. The inclusion of on-site accommodation is justified by operational requirements and secured as employment-linked affordable housing, aligning with LDP2 Policies 19 and 20 and NPF4 Policy 17. Subject to these controls and the associated legal agreement, no material considerations have been identified that would outweigh the Development Plan, and the proposal is therefore recommended for approval. Background and Description of Proposal 1 The proposal is to make use of parts of Craigrossie Quarry by the applicant ‘Mordor Gundogs’ as the “Dog Ranch”. Craigrossie Quarry being southwest of Hall Farm, between Auchterarder and Aberuthven. The proposed use and associated development works can be described as a mixed-use development comprising kennels, training and operational facilities, a veterinary practice, staff
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and student accommodation, and associated infrastructure, alongside the accelerated restoration of the quarry – the operation of which would cease to facilitate the use as the Dog Ranch. 2 The application site extends to approximately 1.9 hectares (ha) and sits within the wider Craigrossie Quarry (c.21.7ha). The quarry is located between the settlements of Aberuthven and Auchterarder, with the A9 forming the north-west boundary of the site and the Stirling–Perth railway line forming the southern boundary. Access is to the east off the B8062. The quarry has an extensive planning history associated with sand and gravel extraction and restoration, most recently under application reference 19/01927/MWM, which is reported elsewhere on the Agenda of this Committee. 3 The current application is closely linked to the long‑running planning situation at Craigrossie Quarry and the associated undetermined mineral extraction and restoration application associated with the wider quarry site. That application was submitted in 2019 and sought to secure continued mineral extraction alongside a structured and detailed restoration scheme post quarrying. The application was reported to the Planning and Placemaking Committee in March 2020 with a recommendation of approval, subject to conditions and the preparation and agreement of a financial restoration bond intended to protect the Council’s position in relation to the delivery of the approved restoration works. The Committee agreed that recommendation. 4 Despite sustained efforts by officers, it has proven very difficult to secure this legal agreement with the applicant/operator of the quarry. As a result, and notwithstanding the resolution of the committee, application 19/01927/MWM remains undetermined. 5 The current Dog Ranch proposals are associated to a new party, Mor Dor Gundogs, who has a contract in place to purchase the entire Craigrossie Quarry from the current owner, subject to receipt of planning permission. In parallel with this application, a revised set of quarry restoration proposals are being considered under application reference 19/01927/MWM. These revised plans demonstrate an accelerated programme for the cessation of quarry operations and the restoration of the site, designed to facilitate the delivery of the proposed Dog Ranch. 6 The updated proposals set out revised restoration proposals for application 19/01927/MWM considered elsewhere on this Committee’s Agenda. The accelerated restoration effectively addressing the long‑standing objective of the Council to secure the comprehensive restoration of the quarry, returning the land to a more natural state following mineral extraction, while enabling the redevelopment of part of the quarry as the Dog Ranch. 7 A detailed assessment of the quarry restoration proposals is set out in that separate report relating to application 19/01927/MWM. This report concentrating on the planning considerations associated with the proposed Dog Ranch use.
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8 The proposed development would be located within the core operational area of the quarry. The ‘red line’ boundary of the Dog Ranch encapsulating a substantially smaller area (1.9ha) than the wider quarry (21.7ha). It is located on an area of existing hardstanding, currently occupied by buildings, parking, and machinery storage, and therefore does not, in itself, require extensive restoration. The remainder of the quarry is intended to be restored to a mix of farmland, grassland, lochans and woodland in accordance with the proposed restoration framework. The submitted application proposes that quarrying activities would cease and that restoration of the quarry would be accelerated, with completion by 2027. 9 The applicant, Mordor Gundogs, is an established rural business founded in 2003 and currently operates from Craighead Farm near Perth. The business specialises in the breeding, training and support of gundogs and operates both nationally and internationally. Supporting information sets out that the proposed development is intended to consolidate and expand the existing business activities, including training, education, kennelling, veterinary services and on-site accommodation for staff and students. 10 The application is supported by a Planning Statement, a Design and Access Statement, and a range of technical and environmental assessments, including transport, ecology and noise. The proposal has been subject to pre-application consultation under reference 25/00090/PREAPL, and the application has been submitted as a local development in accordance with the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009. An Environmental Impact Assessment screening process has been undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017 which concluded that the proposal was not EIA Development. Description of Development 11 The proposed layout comprises a series of distinct building groups within what would be the former quarry and arranged to reflect both operational requirements and a rural spatial pattern. Access is taken from the existing junction onto the B8062, leading into a tree-lined avenue to a cluster of buildings accommodating staff housing and student accommodation overlooking the access and acting as a gateway to the wider development. 12 Beyond this, to the northeast, the core operational area includes the reception building, indoor training arena and veterinary practice. These are supported by a range of kennel buildings, including ‘luxury’, ‘boarding’ and ‘gundog’ kennels, as well as a dog park area, all grouped together to reflect their functional relationship. A further ancillary general-purpose building is located to the northwest, to be used for maintenance and storage purposes. 13 The layout also incorporates a cottage and puppy kennels positioned slightly separate from the main kennel complex, to provide an appropriate level of supervision and operational segregation. Circulation within the site is achieved
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through an internal access route linking all building groups, with areas of parking and servicing located close to the main operational buildings. 14 The majority of the wider quarry site is given over to landscape restoration, including the creation of new woodland, open ground and water features associated with the quarry restoration works. Existing woodland belts are retained and supplemented with new planting to provide enclosure and integration of the development into the surrounding landscape. The restoration proposals are assessed separately under application 19/01927/MWM. 15 The acceptability of the gun dog facility proposed under this application must be considered separately and independently from the associated restoration application, and does not predetermine its outcome, nor vice versa. 16 Nevertheless, the two proposals are interrelated and, when viewed together, present an opportunity to resolve the long-standing planning position at Craigrossie Quarry by pairing a viable end use with a deliverable strategy for the restoration of the wider site. Site History 17 08/00423/FUL Full Planning Permission was approved on 21 July 2009 for Re- alignment of farm access road and second phase of sand and gravel extraction. 18 08/00428/MW A Mineral Works application was approved on 21 July 2009 for Re-alignment of farm access road and second phase of small scale sand and gravel extraction. 19 18/00009/PAN On 14 August 2018 a Proposal of Application Notice was submitted for Phase 3 small scale minerals extraction and processing activities (in part retrospect), including reinstatement, restoration, landscaping, processing building and ancillary accommodation, access and associated works – the intended approach to consultation was accepted. 20 18/01423/SCRN On 14 August 2018 Perth and Kinross Council issued a Screening Opinion advising that proposals for a Phase 3 of minerals extraction. and processing activities did not constitute EIA development. 21 19/01927/MWM A Major Application for Mineral Works was submitted in 2019 for Mineral extraction and processing including alterations to vehicular access, erection of ancillary buildings, landscaping, reinstatement and associated works (Phase 3) (in part retrospect) – Pending Consideration Environmental Impact Assessment 22 An Environmental Impact Assessment (EIA) screening exercise has been undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. This established that, whilst the proposal falls within the scope of Schedule 2 development by virtue of its
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scale and nature, it is not considered to be EIA development having regard to the selection criteria set out in Schedule 3 of the Regulations. The assessment concluded that the proposed development would not be likely to give rise to significant environmental effects. On that basis, it has been determined that the submission of an Environmental Impact Assessment Report was not required. Pre-Application Consultation 23 Pre application Reference: 25/00090/PREAPL Major Application 24 The proposed development is not classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, therefore the applicant was not required to undertake not any formal pre-application consultation with the local community. Development Plan 25 The Development Plan for the area comprises National Planning Framework 4 and the Perth and Kinross Local Development Plan 2 (2019) along with its associated statutory supplementary guidance. National Planning Framework 4 26 The National Planning Framework 4 (NPF4) is the Scottish Government’s long- term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 27 The Council’s assessment of this application has considered the following policies of NPF4: • Policy 2: Climate Mitigation and Adaption • Policy 4: Natural Places • Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 15: Local Living and 20 Minute Neighbourhoods • Policy 17: Rural Homes • Policy 18: Infrastructure First • Policy 22: Flood Risk and Water Management • Policy 23: Health and Safety • Policy 29: Rural Development • Policy 33: Minerals
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Perth and Kinross Local Development Plan 2019 28 The Local Development Plan 2 (2019) (LDP2) sets out a vision statement for the area and states that, “Our vision is of a Perth and Kinross which is dynamic, attractive and effective which protects its assets whilst welcoming population and economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. 29 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 8: Rural Business and Diversification • Policy 19: Housing in the Countryside • Policy 20: Affordable Housing • Policy 32: Embedding Low and Zero Carbon Technology • Policy 39: Landscape • Policy 48A: Minerals and Other Extractive Activities - Safeguarding: Sterilisation of Mineral Deposits • Policy 49A: Minerals and Other Activities - Supply: Extraction • Policy 49B: Minerals and Other Activities - Supply: Restoration • Policy 52: New Development and Flooding • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 58A: Contaminated and Unstable Land: Contaminated Land • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 30 • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Financial Guarantees for Minerals Development (adopted in 2021) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Housing in the Countryside (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020)
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Other Material Considerations PKC Non Statutory Guidance 31 • Planning Guidance - Planning & Biodiversity • Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 32 The Scottish Government expresses its planning policies through various documents including the National Roads Development Guide and a series of Circulars in addition to NPF4. Those relevant are listed below. Creating Places 2013 33 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 34 This document supports Designing Streets and expands on its principles and is the technical advice that should be followed in designing and approving of all streets including parking provision. Others 35 Tayside Landscape Character Assessment (TLCA) CONSULTATIONS 36 As part of the planning application process the following bodies were consulted: External 37 Scottish Water – No objection 38 Transport Scotland – No objection and did not advise against approval of the proposed development. Internal 39 Environmental Health (Noise/Odour) – No objection, subject to conditions controlling noise levels, operational activities and mitigation measures. This following additional information being submitted in relation to the initial Noise Impact Assessment. This incorporated background monitoring and a more robust
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methodology to demonstrate that noise impacts would be low and not result in unacceptable effects on nearby residential amenity. 40 Development Contributions Officer – No objection. This followed clarification over education contributions due to identified capacity constraints at Auchterarder Primary However, as the proposed residential units were (on clarification) accepted as ‘employment‑linked affordable housing’ (to be controlled through a legal agreement), no education contribution is considered required. Similarly, no contribution towards A9 Junction improvements is sought, as the development is not expected to increase traffic and would reduce travel demand from the existing use and through on‑site employment and accommodation provision. 41 Flooding – No objection. Advise that the proposed private foul and surface water drainage strategy, incorporating on‑site treatment and SuDS, is acceptable. No adverse environmental or flood risk impacts are identified. Subject to detailed design and regulatory approval, the proposal is considered to comply with relevant drainage and flooding policies. 42 Transportation and Development - No objection, subject to conditions. Advise the proposal would not adversely affect road safety or the network and benefits from reduced travel demand through on‑site accommodation and appropriate infrastructure provision. 43 Environmental Health (Private Water) – No objection. Advise the use of a private water supply via a borehole is acceptable, subject to registration and monitoring. Conditions are recommended to ensure this supply is appropriately managed and meets regulatory standards. 44 Environmental Health (Contaminated Land) – No objection subject to a condition associated to a site investigation to assess ground conditions and ensure the land is suitable for the proposed use, given the quarry use. Representations 45 One representation has been received which, whilst not objecting to the proposal raises the following issues. • Impact on residential amenity/noise control • Extent of dog training beyond red line planning boundary 46 These issues are addressed in the Appraisal section of the report. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required
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Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal completed AA not required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact eg Flood Risk Assessment Flood Risk Assessment Drainage Impact Assessment Noise Impact Assessment Appraisal 47 Sections 25 and 37(2) of the Town & Country Planning (Scotland) Act 1997 (as amended) require the determination of the proposal to be made in accordance with the provisions of the Development Plan, unless material considerations indicate otherwise. The Development Plan comprises NPF4, the Perth and Kinross Local Development Plan 2019 and statutory supplementary guidance. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, this involves considerations of the Council’s other approved policies and supplementary guidance as outlined above. Principle of Gun Dog Training Facility 48 The proposal for a gun dog training facility, or ‘Dog Ranch’, at Craigrossie Quarry falls to be assessed against Policy 8: Rural Business of the Perth and Kinross Local Development Plan 2019 (LDP2) and Policy 29: Rural Development of National Planning Framework 4 (NPF4). 49 Policy 29 of NPF4 supports development proposals in rural areas that contribute to the viability, sustainability and diversity of rural communities and the rural economy, including the expansion and diversification of existing businesses, where these are appropriately located, scaled and designed. In a similar vein, Policy 8 of the LDP2 provides support in principle for new and expanding rural businesses where proposals demonstrate an appropriate relationship to their rural setting, do not give rise to unacceptable environmental or amenity impacts, and can be accommodated in terms of access and infrastructure. 50 The operational nature of the proposal is such that a countryside or location away from property where amenity may be adversely affected is appropriate and in effect fundamental to its function. Activities associated with gun dog training, kennelling, veterinary services and demonstration events are inherently land‑based and rely upon access to extensive outdoor areas, separation from sensitive residential environments, and a rural context that would not be achievable within a settlement. In this respect, the proposal aligns well with the type of development envisaged by both Policy 8 and Policy 29, which recognise the need for rural businesses to operate in locations dictated by their functional requirements.
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51 The specific location of the site is also considered to be favourable in principle. While rural in character, the site benefits from relative proximity to Auchterarder/Aberuthven and direct access to the wider trunk road network. This relationship provides an appropriate balance between seclusion and accessibility, allowing the operation to cater both for local customers and for a wider catchment drawing from across the Council area and beyond. This reflects the applicant’s stated business model and reduces pressure for more remote countryside locations to accommodate similar uses. In policy terms, the site can therefore be regarded as suitably located in relation to both the operational needs of the business and the accessibility considerations set out in Policy 8. 52 The planning history of Craigrossie Quarry and the long‑running objective of securing its effective restoration form an important part of the wider context for this application. The proposed gun dog training facility is closely linked to the accelerated restoration strategy submitted under application 19/01927/MWM, which would bring an end to mineral extraction and return the majority of the site to a more natural landscape, which the Planning Authority has been seeking to achieve for some time. This carries considerable weight in demonstrating a long‑term future for the site that moves away from extractive industry towards a more sustainable land use. 53 While the accelerated restoration proposals are a significant material consideration and clearly strengthen the overall planning position of the site, they are not, in themselves, sufficient to justify the development. The gun dog training facility must still be acceptable in terms of the requirements of Policy 8 and Policy 29, including matters of scale, environmental impact, landscape fit, traffic generation and compatibility with surrounding land uses. Those matters are addressed below. 54 On balance, it is considered that the principle of a rural business use of this nature, in this location, is consistent with the strategic direction of national and local planning policy. The proposal represents a form of rural economic activity that is appropriately sited, makes functional use of a previously disturbed site, and benefits from a location that combines rural characteristics with reasonable accessibility. Subject to detailed consideration of specific impacts, the proposal can therefore be regarded as acceptable in principle under Policy 8 of the Local Development Plan and Policy 29 of National Planning Framework 4. 55 The proposed residential accommodation associated with the operation raises separate policy considerations and will be assessed independently under the Housing in the Countryside policy framework below. Its acceptability does not automatically flow from the acceptability of the rural business use. Principle of On‑Site Accommodation/Housing 56 The application includes provision for five residential units, indicated as being associated with the proposed wider gun dog training and other facilities. As detailed in the supporting information, this comprises: two 2‑bed cottages, two 3‑bed cottages, and a 1‑bed flat located within the puppy kennel building. All are
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to be for staff use only and explicitly linked to the operation of the business. 57 The acceptability of the proposed accommodation must be assessed primarily against Policy 19: Housing in the Countryside of LDP2 and the associated Housing in the Countryside Supplementary Guidance (SG). Section 3.3 of the SG provides for housing associated with a proposed or expanded economic activity where it can be demonstrated that such accommodation is necessary for the operation, management or sustainability of the business, reflecting a broader policy objective of supporting rural employment, growth and diversification. This approach is broadly consistent with the national policy framework set out in NPF4, in particular Policy 17: Rural Homes, which supports housing in rural areas where it is demonstrably linked to and required for the operation of a rural business or economic activity, thereby reinforcing the principle of supporting sustainable rural development. 58 In this case, the proposed accommodation is directly related to the operational requirements of the gun dog training facility. The applicant has identified a clear functional need for an on‑site staff presence to support site security, animal welfare, veterinary oversight and the supervision of puppies, including overnight monitoring. Given the nature of the use, the welfare requirements of animals, and the scale of the operation proposed, it is considered reasonable that staff accommodation should be provided on site rather than relying on off‑site housing in nearby settlements. Furthermore, the facility is intended to accommodate staff and trainees attending for relatively short, intensive periods of training. This reinforces the need for on‑site accommodation, as it reduces the need for regular travel to and from the site and ensures that personnel can be readily available as required, thereby supporting both the efficient operation of the facility and the welfare of the animals. 59 The rural location of Craigrossie Quarry further reinforces this position. The site is located a reasonable distance from Auchterarder/Aberuthven and is not well served by public transport, particularly outside normal daytime hours. In this context, reliance on off‑site accommodation would raise practical concerns in terms of response times, staff availability, night‑time supervision and overall site security, while also increasing unsustainable travel patterns. The provision of accommodation on site therefore supports the efficient and responsible operation of the business. 60 The scale of accommodation proposed—five units in total—is considered proportionate to the size and functional needs of the operation as described. The inclusion of a dedicated flat within the puppy kennel building specifically to enable overnight supervision further demonstrates that the accommodation is operationally driven rather than speculative or residential in nature. Importantly, the units are intended solely for occupation by staff employed at the Dog Ranch, with their use tied to the business through tenure and title arrangements which can be secured via a Section 75 legal agreement. 61 On this basis, it is considered that the proposed on‑site accommodation satisfies the intent and requirements of Policy 19 of LDP2 and 17 of NFP4, insofar as it
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constitutes housing associated with a rural economic activity and supports the growth, diversification and sustainable management of that enterprise. The provision of on‑site housing of the scale proposed is therefore considered acceptable in principle. 62 An assessment of the design, form, siting and landscape impact of the proposed accommodation and other development is assessed below. Use of Wider Quarry Site 63 The application relates specifically to the defined red line boundary of approximately 1.9 hectares, which contains the proposed built development, associated access, parking areas and the enclosed outdoor dog park. The wider Craigrossie Quarry site, although intended to see ownership transferred to the applicant, if planning permission is granted, lies out with this defined area. Notwithstanding this, the supporting Planning Statement confirms that the restored quarry landscape—comprising grassland, lochans and woodland—will be utilised on a limited and ancillary basis for dog exercise and training activities. This use is described as low intensity and incidental to the primary operation, with no material change of use proposed for these areas, which will continue to function as restored agricultural and natural land managed through grazing and habitat creation. 64 The Council will retain the right to a future review of the extent and nature of activities taking place within the wider quarry area, should planning permission be granted, in order to ensure that the use remains ancillary to any approved development. Should the level or intensity of use extend beyond that described, or constitute a material change of use of the wider site/quarry, it may be necessary for the applicant to submit a further planning application to consider that more intensive use. Design and Layout 65 Generally, the design and scale of development should respect its surroundings and adhere to Policies 1A and 1B of LDP2, which relate to placemaking, alongside Policy 14 of NPF4 which seeks to deliver well-designed development. Further guidance is also provided within the associated Placemaking Supplementary Guidance. 66 The layout is arranged as a series of clearly defined building groups, reflecting both functional requirements and a rural settlement pattern. Staff and student accommodation is positioned at the site entrance to provide an active frontage and natural surveillance, while the main operational buildings, including reception, training facilities, veterinary practice and kennels, are clustered further to the north-east within an existing hardstanding area of the quarry to form the core of the development and allow for efficient day-to-day operation. Ancillary and service buildings are located in close proximity to support these uses. These arrangements reflect the established position of the site access. The wider quarry site is predominantly given over to landscape restoration, including new
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woodland planting and open areas, with existing vegetation retained and reinforced to provide enclosure and assist integration into the surrounding countryside. 67 However, it is noted that the submitted plans provide only limited detail in respect of the finalised layout, particularly in relation to detailed parking arrangements, servicing, and the precise extent and treatment of garden ground associated with the residential elements. Given the scale of the site and the evolving nature of the proposals, this level of detail is not considered sufficient. 68 Notwithstanding this, it is considered that the overall development framework is acceptable and capable of delivering an appropriate outcome. Furthermore, given the existing condition of the site as an operational quarry and the associated visual impact, there is an opportunity for significant environmental improvement through restoration and redevelopment. In this context, it is considered both reasonable and proportionate to address these detailed design matters through condition (Condition 12), requiring the submission of a more detailed layout plan for the approval of the Planning Authority prior to development taking place on the relevant parts of the site. 69 A key aspect of the proposal is the accelerated restoration of the former quarry, with all quarrying activities ceasing and the site being restored significantly earlier than previously envisaged, thereby establishing an appropriate landscape framework within which the development will sit. The buildings proposed across the site are of a simple and utilitarian form, reflecting their operational function and drawing on rural and agricultural building typologies, with materials such as timber cladding and anthracite grey metal cladding to both walls and roofs. The staff accommodation and housing adopts a similarly simple design with pitched roof forms, which is considered appropriate for the location. 70 In landscape terms, the site benefits from a degree of natural containment, including existing woodland to the north and the enclosing landform of the quarry, such that views from the wider area are limited, with the main receptors being the adjacent railway line and elevated positions within the Ochil Hills to the south. Taking all of these factors into account, and subject to the submission and approval of a more detailed layout as noted above, it is considered that the overall design, scale and layout of the development, alongside the accelerated restoration of the quarry, are appropriate to the character of the site and its surroundings and would not result in any unacceptable visual impact. Noise and Residential Amenity 71 The proposed development has the potential to give rise to noise impacts, given the use – primarily a gun dog training and kennelling facility. Noise and residential amenity impact must be assessed primarily against Policy 56: Noise Pollution of the LDP2 and Policy 23: Health and Safety of NPF4. These policies seek to ensure that development does not result in unacceptable noise impacts on noise‑sensitive receptors, including nearby residential properties, and that risks to human health are appropriately mitigated.
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72 The proposal has the potential to generate noise from a range of sources, most notably dogs barking, in addition to general operational activity associated with training sessions, staff movements and vehicle activity within the site. Dog barking is inherently intermittent, impulsive and capable of carrying over long distances, and therefore requires a robust assessment which reflects how the site would operate in practice, including the number of dogs present, the frequency and duration of training sessions, and the spatial distribution of activities across the site. 73 An initial Noise Impact Assessment (NIA) was submitted in support of the application but was reviewed by the Council’s Environmental Health service and considered to require additional content. In particular, the assessment had not been undertaken in accordance with BS 4142, no background noise monitoring had been carried out, and insufficient information had been provided on the operational characteristics of the proposal, including the maximum number of dogs involved in training sessions/lessons. The assessment also failed to adequately consider the intermittent nature of barking noise or assess noise generation with reference to the use of individual areas of the site. 74 In addition, it was considered by EH colleagues that reliance on noise from the operational quarry as part of the baseline or context was not appropriate, as quarrying is unrelated to the proposed use and is intended to cease. The assessment therefore required to refocus solely on noise arising from the gun dog training facility itself. As a result, an updated NIA was submitted, the findings of which are considered below. 75 The updated NIA was informed by background noise monitoring undertaken at two representative locations over a defined survey period and assessed impacts at the four nearest noise‑sensitive receptors. Operational noise data was derived from measurements taken at the applicant’s existing gun dog training facility, supplemented where necessary by recognised acoustic data sources. The assessment considered a range of noise sources associated with the proposal, including kennel activity, external training exercises, dog barking, staff activity and fixed plant, as well as potential noise breakout from buildings using acoustic modelling. 76 The assessment adopted a precautionary approach, including the application of an acoustic correction to account for the potentially impulsive nature of dog barking. Predicted noise levels at all assessed residential receptors were found to be significantly below prevailing background sound levels (which include road and rail traffic) during both daytime and night‑time periods. On this basis, Environmental Health concluded that the proposed development would result in a low noise impact and would not give rise to unacceptable effects on residential amenity. 77 Environmental Health therefore raised no objection in respect of noise, subject to conditions (Conditions 4, 5, 6 and 7). These include controls on noise from plant and equipment, limits on operational noise relative to background levels,
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requirements for sound insulation to kennel buildings, restrictions on servicing and maintenance hours, and a mechanism for further noise assessment and mitigation should justified complaints arise. These conditions are considered necessary to ensure continued protection of residential amenity in accordance with the development plan and national planning policy. Traffic and Access 78 The proposed development has been assessed against Policy 60B: Transport for New Development of the LDP2 and Policy 13: Sustainable Transport of NPF4, both of which seek to ensure that development is safely and appropriately served by the transport network, minimises reliance on private car travel where feasible, and avoids adverse impacts on road safety or network operation. The Council’s Transport and Development team has confirmed that, subject to conditions (Conditions 3 and 12), the proposal raises no objection in transport terms. The assessment recognises that the existing quarry use generates significant HGV movements and that the proposed development would result in a different, and more dispersed, traffic profile, which has been considered acceptable for the local road network. On‑site staff accommodation, together with a managed approach to student travel, are material factors in reducing commuting trips, consistent with the sustainable travel hierarchy promoted by Policy 13 of NPF4. Students are expected to initially arrive into the local area by coach, with drop‑off at a central location within Auchterarder, before onward transfer to the site. This arrangement is supported by the provision of on‑site student accommodation, which minimises the need for repeated daily travel. Adequate parking provision, including EV charging and coach turning facilities, is proposed, and the vehicular access can be delivered to adoptable standards in accordance with the National Roads Development Guide. Importantly, the site lies immediately south of the consented Shinafoot junction improvements to the A9, and the submitted layout safeguards the necessary land and does not prejudice or constrain the delivery or future operation of that proposed junction. Transport Scotland has confirmed that it does not propose to advise against the granting of planning permission. On this basis, and subject to appropriate conditions, the proposal is considered to comply with the requirements of Policy 60B of the LDP2 and NPF4 Policy 13. Drainage 79 The proposal is to provide a private foul and surface water drainage solution. The principle of utilising private drainage infrastructure is acceptable in planning terms and supported by Policy 53B (Wastewater Treatment and Drainage) of the LDP2, which allows for private drainage solutions where connection to the public sewer is not available, subject to appropriate safeguards and the absence of unacceptable environmental impact. This approach is also consistent with NPF4, which recognises private drainage systems as an appropriate solution in rural locations, provided they are properly designed and regulated. In this regard, the submitted drainage information demonstrates that a comprehensive strategy has been developed, incorporating separate foul and surface water systems. The drainage report confirms that, in the absence of a public sewer, foul drainage is to be managed by a specialist on-site package treatment plant designed to treat
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both domestic wastewater and operational flows associated with the kennel use, including washdown and veterinary facilities, with treated effluent discharged in a controlled manner and subject to regulatory approval. 80 Surface water is to be managed through a sustainable drainage (SuDS) approach, with runoff from roofs and hardstanding directed to an underground storm crate attenuation system providing both attenuation and partial infiltration. Flows are controlled to greenfield runoff rates via a flow restriction device, with exceedance managed through an overflow to an existing pond. Pre-treatment measures including silt traps and filter drains are incorporated to ensure adequate water quality treatment in line with CIRIA SuDS guidance and SEPA requirements. The drainage design is considered sufficient to address any localised surface water issues arising from the former quarry topography. Overall, the drainage strategy accords with relevant technical standards and demonstrates that the development can be adequately drained without giving rise to flood risk or adverse environmental effects. Flood Risk 81 The Council’s Flooding Team advised that, due to the known history of significant fluvial flooding affecting the B8062, in the vicinity of the site access, a Flood Risk Assessment (FRA) was required, together with a Drainage Impact Assessment given that the proposal exceeds the relevant impermeable area thresholds. These additional submissions have been provided in the form of a Flood Risk Review (April 2026) and the Fairhurst FRA for the adjacent Shinafoot Junction. This information confirms that flooding in the area is primarily associated with the Pairney Burn and Ruthven Water, with modelling demonstrating that the B8062 can be overtopped during extreme events, with flood depths of up to approximately 0.5m in a 1 in 200 year event plus climate change. However, this flooding is largely confined to sections of the road to the northwest of the proposed access, with ground level at the site access itself shown to remain above the design flood level. The review further confirms that the site is not at risk of fluvial flooding due to a significant level difference up from the road, and that only localised surface water ponding may occur, which can be addressed through reprofiling and drainage design. Importantly, the submitted assessments confirm that the proposal accords with the Council’s established position that development should not exacerbate existing flooding conditions on the B8062, with modelling and assessment demonstrating a neutral or negligible impact on flood risk elsewhere. Mitigation measures, including the preparation of a Flood Action Plan and connection to SEPA’s flood warning system, are also proposed to ensure user safety during extreme events. On this basis, and following review of the submitted information, the Flooding Team raise no objection to the proposal. The development is therefore considered, subject to condition (Condition 11) to comply with Policy 52 (New Development and Flooding) of the Perth and Kinross Local Development Plan 2 and Policy 22(f) of National Planning Framework 4.
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Ecology 82 Given the site’s established use as an operational sand and gravel quarry, together with its history of ongoing mineral extraction and disturbance, the land is considered to be of low ecological and biodiversity value. This conclusion is supported by the Preliminary Ecological Survey, which confirms that the working quarry itself is of negligible ecological value, with only small areas of poor semi‑improved grassland (low value) and peripheral planted broadleaved woodland (moderate value) present. While sand martins are known to utilise the wider quarry for nesting within exposed faces, the development proposed under this application is confined to the more active part of the quarry where levels of disturbance and built development are already high and where there are no existing excavations. As such, any impact on sand martins is considered to be negligible. 83 The survey identified no significant ecological constraints, with a low to negligible likelihood of protected species being present or adversely affected by the proposals. Notwithstanding this, appropriate safeguards can be secured by condition, including measures to ensure that any excavations or temporary works incorporate suitable escape provisions for mammals. (Condition 13) 84 In this context, it is considered that the level of ecological assessment undertaken is proportionate to the site’s limited baseline interest. Notwithstanding this, the proposals incorporate a range of mitigation and enhancement measures, including the retention and expansion of existing woodland, native planting, and the creation of species‑rich grassland and habitat features. These measures are expected to deliver a net enhancement in biodiversity across the site over time. 85 These mitigation and enhancement measures will be secured and delivered as part of the wider restoration strategy for the quarry, in accordance with the approved restoration framework under application ref. 19/01927/MWM, ensuring that biodiversity benefits are realised in a coordinated and comprehensive manner across the wider site. Developer Contributions Education Infrastructure 86 In terms of education infrastructure, the proposal has been assessed against the Council’s Developer Contributions Supplementary Guidance, which requires financial contributions towards primary school capacity where schools are subject to constraint. The site falls within the catchment of Auchterarder Primary School, where a capacity constraint has been identified. The development includes four dwellinghouses, one flat and student accommodation; however, it is accepted that the student accommodation would not likely place additional pressure on primary education provision. Notwithstanding this, initial consultation identified that a developer contribution may be required in respect of the residential units, subject to their tenure. Further information was subsequently sought from the applicant regarding the status of the proposed staff accommodation, including
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details of occupancy, management and rental arrangements. The submitted supplemental statement confirms that the five units are to be retained in single ownership, are tied to employment at the Dog Ranch, are not available on the open market and are to be provided as part of staff remuneration, effectively constituting employment-linked mid-market rental accommodation. Following review of this information and discussion with the Council’s Affordable Housing Officer, it is accepted that the units can reasonably be regarded as affordable housing in terms of Policy 20 of the LDP2 and NPF4 definitions. On that basis, and subject to appropriate controls to secure their occupation and tenure via a legal agreement, no Primary Education developer contribution is required, and the proposal is considered to comply with the relevant requirements of the Supplementary Guidance. A9 Junction Improvements 87 In terms of A9 junction improvements, the proposal has again been assessed against the Council’s Developer Contributions Supplementary Guidance, here in relation to the Auchterarder A9 Junction improvements. While the site lies within the Auchterarder and wider Strathearn housing market area where contributions would normally be sought towards junction upgrades, the guidance confirms that such requirements may not apply where development reduces the need to travel, for example through the provision of local employment. In this case, the application involves both the cessation of existing quarry operations and the redevelopment of the site for a dog training and boarding facility, including associated staff and student accommodation. When considering the net impact, it is noted that the current quarry generates regular HGV movements, whereas the proposed development would result in a different trip profile, with on-site staff accommodation reducing commuting requirements and students anticipated to arrive by coach. Furthermore, the proposal involves the relocation of an existing business from a more remote location, thereby providing local employment opportunities and reducing overall travel demand. Having regard to these factors and following discussions with the Council’s Developer Contributions Officer, it is considered that the development would not give rise to a net increase in traffic requiring mitigation at the A9 junction and would, overall, reduce the need to travel. Accordingly, an A9 Junction Improvement developer contribution is not required in this instance. Affordable Housing 88 Policy 20 of the LDP2 and the associated Supplementary Guidance refers to affordable housing and require the provision of affordable housing as part of qualifying residential developments. The proposal includes five residential units which were initially subject to scrutiny to determine whether they would trigger an affordable housing requirement or necessitate a commuted sum. As set out above in relation to education infrastructure, further information was sought from the applicant on the tenure and operation of these units. The submitted supporting information confirms that all five units are effectively form employment-linked mid-market rental accommodation. Following review of this information, and in consultation with the Council’s Affordable Housing Officer, it is
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accepted that the units meet the definition of affordable housing under Policy 20 and NPF4. On that basis, the proposal is considered to deliver 100% affordable housing on site, and therefore fully satisfies the requirements of Policy 20 without the need for any additional provision or commuted sum, subject to appropriate controls being secured through a legal agreement to ensure the units remain as affordable, employment-linked accommodation in perpetuity. Restoration Works to Quarry 89 The accelerated restoration works for Craigrossie Quarry are proposed to be secured through the revised plans submitted under application reference 19/01927/MWM. These revised restoration details, including the accelerated programme for the cessation of extraction and site reinstatement, are not determined as part of the current application but will instead be assessed separately under application 19/01927/MWM, which is also reported to this Committee. 90 It is important to note that the application site for the proposed dog ranch relates to a relatively small part of the overall quarry (1.9 hectares within a wider 21.7 hectare site) and is located on an existing area of hardstanding currently occupied by buildings, machinery and car parking. As such, this part of the quarry does not require significant restoration in its own right. Given both the limited extent of the red line boundary and the nature of the land within it, it would not be appropriate or reasonable to seek to secure the restoration of the wider quarry through the present application and this instead requires to be secured through application 19/01927/MWM. 91 Members will recall that application 19/01927/MWM was previously presented to the Planning and Placemaking Committee in March 2020 with a recommendation for approval, which was accepted, subject to conditions and the provision of a financial bond to secure restoration of the site. However, despite ongoing efforts by the Planning Authority, it was not possible to reach agreement with the applicant at that time on the necessary bond arrangements, and the application has therefore remained undetermined. Concerns have therefore persisted regarding the delivery of the overall reinstatement and restoration of the quarry. 92 The submission of revised restoration proposals under application 19/01927/MWM, alongside the involvement of a new party with an interest in the site, provides an opportunity to secure a clear, deliverable and accelerated restoration strategy for the wider quarry. That restoration can be undertaken around the proposed Dog Ranch use. For these reasons, it is essential that the accelerated restoration of the quarry is secured explicitly through application 19/01927/MWM, rather than through the current application. The separate consideration of these proposals ensures there is no ambiguity regarding the restoration strategy, while enabling each application to be assessed on its own merits. The proposed accelerated restoration works are considered appropriate, as detailed within the separate committee report.
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Private Water 93 The site is proposed to be served by a private water supply via a new borehole, which is considered to be acceptable given the rural location of the development and the absence of a public mains connection. The Council’s Private Water Supply Team has been consulted and advise that the supply will require to be registered with them to enable appropriate monitoring of water quality. To ensure that the proposed water supply is suitable for its intended use and maintained to an appropriate standard, a planning condition (Condition 10) and associated informative (Informative 7) are recommended requiring the submission of details, registration of the supply, and ongoing compliance with relevant regulatory requirements. Low and Zero Carbon Generating Technologies 94 LDP2 Policy 32 ‘Embedding Low and Zero Carbon Generating Technology in New Development’ states that proposals for all new buildings will be required to demonstrate that at least 10% of the current carbon emissions reduction set by Scottish Building Standards will be met through the installation and operation of low and zero‑carbon generating technologies. Further, NPF4 Policy 2 ‘Climate Mitigation and Adaptation’ requires that development should be designed to reduce greenhouse gas emissions. In this instance, the proposal incorporates a range of integrated low‑carbon measures including roof‑mounted solar photovoltaic (PV) panels and air source heat pumps serving the principal buildings and accommodation, alongside a fabric‑first approach to building design. These technologies are identified within the supporting Planning and Design & Access Statements as enabling the development to exceed the 10% CO₂ emissions reduction requirement set by Scottish Building Standards. The proposal therefore complies with the relevant policies and no condition is considered to be required. Light Pollution 95 The proposed development has been assessed in respect of potential light pollution, having regard to Policy 55 (Lighting) of the Perth and Kinross Local Development Plan 2 and Policy 23 (Health and Safety) of National Planning Framework 4, both of which seek to ensure that external lighting does not result in obtrusive or intrusive impacts on neighbouring receptors, the rural environment or ecological interests. In this instance, the submitted details indicate that lighting will be limited in extent and primarily associated with low‑level, sensor‑controlled fittings to serve operational and safety requirements. Notwithstanding this, in order to ensure full compliance with the policy framework, it is considered necessary to attach a planning condition (Condition 9) requiring that all external lighting is appropriately designed, positioned and angled to prevent light spillage beyond the application site boundary. Subject to the imposition of this condition, it is considered that the proposal will not give rise to unacceptable light pollution and accords with the requirements of LDP2 Policy 55 and NPF4 Policy 23.
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Contaminated Land 96 The Council’s Contaminated Land Team has been consulted and has advised that a site investigation is required to assess ground conditions and ensure the land is suitable for the proposed use, having regard to its former quarry use (Condition 2). This approach accords with Policy 58A (Contaminated Land) of the Perth and Kinross Local Development Plan 2 and Policy 9(c) of National Planning Framework 4, which require that development is not adversely affected by contamination and that appropriate investigation and mitigation measures are secured. Economic Impact 97 The proposed Dog Ranch and associated gundog training facility would deliver clear and measurable economic benefits for the local area through both direct job creation and wider rural diversification. As set out in the Planning Statement, the expansion of the established Mordor Gundogs enterprise—an internationally recognised business would increase employment numbers from its current base which employs 13 people to over 30 full-time positions, creating at least 17 new permanent jobs across specialist roles including animal welfare, training, veterinary services and administration. This growth will not only provide meaningful employment opportunities for local residents but also support skills development through associated veterinary training programmes and educational partnerships. In addition, the facility will attract clients, students and visitors from across the UK and internationally, generating expenditure within the local economy and supporting secondary businesses such as accommodation, transport and services, consistent with the supporting Design and Access Statement which highlights the enterprise’s international reach and role in education and training. The development therefore represents a significant form of rural economic diversification, contributing to a more resilient local economy by introducing a high-value, year-round business use on a restored brownfield site, in line with national and local policy objectives to support sustainable economic growth in rural areas. Variation of Application Under Section 32A 98 This application was varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate changes to the site plan to accommodate the drainage system and minor amendments to the planning and design and access statement. Planning Obligations and Legal Agreements 99 A legal agreement is required to secure the occupation and tenure of the proposed residential units as employment‑linked affordable housing, ensuring they remain tied to the operational needs of the development and are not released to the open market. This mechanism is necessary to underpin the justification for waiving developer contributions, particularly in relation to
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education infrastructure, and to ensure the development continues to comply with relevant Development Plan policies and supplementary guidance over the long term. Direction By Scottish Ministers 100 Under the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, regulations 30 – 33 there have been no directions by the Scottish Government in respect of an Environmental Impact Assessment screening opinion, call in or notification relating to this application. Conclusion and Reasons for Recommendation 101 To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations, and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve the application subject to a legal agreement and the following conditions: Conditions and Reasons for Recommendation 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been lawfully started within that period. Reason: This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2. The hereby approved development shall not commence on site until an evaluation for the potential of the site to be affected by contamination by a previous use has been undertaken and, as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) has been submitted for consideration and accepted by the Council as Planning Authority. If the preliminary risk assessment identifies the need for further assessment, an intrusive investigation shall be undertaken to identify; i. the nature, extent and type(s) of contamination on the site ii. measures to treat/remove contamination to ensure the site is fit for the use proposed iii. measures to deal with contamination during construction works iv. condition of the site on completion of decontamination measures.
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Prior to the completion or bringing into use of any part of the development the measures to decontaminate the site shall be fully implemented in accordance with the scheme subsequently agreed by the Council as Planning Authority. Verification that the scheme has been fully implemented must also be submitted to the Council as Planning Authority. Reason: In order to deal with any potential contamination of the site as a result of its former use. 3. Prior to the development hereby approved being completed or brought into use, the vehicular access shall be formed in accordance with Perth & Kinross Council's Road Development Guide Type E Figure 5.8 access detail, of Type C Road construction detail. Reason: In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 4. All plant or equipment shall be so enclosed, attenuated and/or maintained such that any noise therefrom shall not exceed Noise Rating 35 between 0700 and 2300 hours daily, or Noise Rating 25 between 2300 and 0700 hours daily, within any neighbouring residential property, with all windows slightly open, when measured and/ or calculated and plotted on a rating curve chart. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 5. Noise from operations on site shall not exceed 5dBA above the L90 background level expressed as LAeq (1 hour) (0700-2300 hours) and LAeq (15 minutes) (2300-0700 hours), including any relevant penalties for tonality, impulsivity, intermittency, or other sound characteristics when measured at any residential property in accordance with BS4142:2014+A1:2019. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 6. In the event of a justified noise complaint being received by the Council the operator shall, at its own expense, employ a consultant approved by the Planning Authority to carry out a noise assessment to verify compliance with conditions 4 and 5 above. The assessment shall be carried out to an appropriate methodology agreed in writing with the Planning Authority. If the noise assessment shows that the noise levels do not comply with conditions 4 and 5, a scheme of noise mitigation shall be included with the noise assessment, specifying timescales for the implementation of the scheme and shall be submitted to the Planning Authority with 28 days of the assessment. The mitigation scheme shall thereafter be implemented in accordance with the approved scheme and timescales. Reason: In the interests of residential amenity and to ensure ongoing compliance with noise control conditions.
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7. The sound insulation and sound transmission properties of all buildings hereby approved shall be such that any airborne noise from the operations within the premises does not constitute a statutory noise nuisance as determined by the Local Planning Authority. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 8. Servicing or maintenance at the site shall be carried out between 0800 and 1900 Monday to Saturday only. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 9. All external lighting shall be sufficiently screened and aligned so as to ensure that there is no direct illumination of neighbouring land and that light spillage beyond the boundaries of the site is minimised to a degree that it does not adversely affect the amenity of the neighbouring land. Reason: In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 10. Prior to the commencement of the development hereby approved, details of the location and measures proposed for the safeguarding and continued operation, or replacement, of any septic tanks and soakaways, private water sources, private water supply storage facilities and/or private water supply pipes serving properties in the vicinity, sited within and running through the application site, shall be submitted to and approved in writing by the Council as Planning Authority. The subsequently agreed protective or replacement measures shall be put in place prior to the commencement of the development being brought into use and shall thereafter be so maintained insofar as it relates to the development hereby approved. Reason: To ensure the new development has an adequate and consistently wholesome supply of water and to maintain water quality and supply in the interests of residential amenity and ensure the private water supply or septic drainage systems of neighbours of the development remain accessible for future maintenance. 11. Prior to the commencement of development, a Flood Action Plan shall be submitted to and approved in writing by the Planning Authority. The Flood Action Plan shall identify potential flood risks affecting access to and from the site as detailed within the approved Flood Risk Assessment (doc ref:34) including flooding of the surrounding road network, and set out appropriate mitigation, management and emergency procedures. The approved Flood Action Plan shall thereafter be implemented in full and remain in place for the duration of the use of the site,
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Reason: To ensure that flood risk is appropriately managed, particularly in relation to site access and the surrounding road network, in the interests of public safety and in accordance with relevant flood risk and drainage policies. 12 Prior to the commencement of the development hereby approved, a detailed layout plan shall be submitted to and approved in writing by the Planning Authority. The plan shall include: • the precise siting and arrangement of all buildings; • detailed parking and turning areas, including servicing arrangements; • the extent, layout and treatment of all private and communal garden ground of residential properties; • boundary treatments; and • hard and soft landscaping proposals, including species, planting densities and implementation programme. The development shall thereafter be carried out in accordance with the approved details. Reason: In the interests of securing a satisfactory standard of design, layout, landscaping and residential amenity in accordance with Policies 1A and 1B of LDP2 and Policy 14 of NPF4. 13. Measures to protect animals from being trapped in open excavations and/or pipe and culverts shall be implemented for the duration of the restoration works. The measures may include creation of sloping escape ramps for animals, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of each working day and open pipework greater than 150mm outside diameter being blanked off at the end of each working day. Reason: In order to prevent animals from being trapped within any open excavations. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes Permission shall not to be issued until the Section 75 Agreement has been signed and registered to take account of this application. The legal agreement should be concluded and completed within 4 months of the date of any Committee approval. Failure to conclude a legal agreement within 4 months will result in the planning application being re-assessed through failing to comply with the associated developer contributions policy and may be ultimately recommended for refusal under delegated powers
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Informatives 1. Under section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the planning authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2. As soon as practicable after the development is complete, the person who completes the development is obliged by section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the planning authority written notice of that position. Please use the form attached herewith. 3. No work shall be commenced until an application for building warrant has been submitted and approved. 4. The applicant is advised that in terms of Sections 56 of the Roads (Scotland) Act 1984 he/she/they must obtain from the Council, as Roads Authority, consent to open an existing road or footway prior to the commencement of works. Information on junction types, requirements for Vehicular Access consents (VA1) and application forms are available at www.pkc.gov.uk/vehicleaccess. Advice on the disposal of surface water should be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. 5. Lighting cable beneath access to be lowered and twin-wall ducted. Contact Perth & Kinross Council Street Lighting department for further details. 6. The applicant should ensure that any existing wayleaves for maintenance or repair to existing private water supply or septic drainage infrastructure in the development area are honoured throughout and after completion of the development. 7. The applicant shall ensure the private water supply for the dwellinghouse/ development complies with the Water Scotland Act 1980 (Section 63), The Private Water Supplies (Scotland) Regulations 2006 and The Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017. Detailed information regarding the private water supply, including the nature, location and adequacy of the source, any storage tanks/ pipework and the filtration and disinfection treatment proposed to ensure provision of an adequate and consistently wholesome water supply shall be submitted to Perth and Kinross Council Environmental Health in line with the above Act and Regulations. 8. This development will require the 'Display of notice while development is carried out', under Section 27C (1) of the Town and Country Planning Act 1997, as amended, and Regulation 38 of the Development Management Procedure (Scotland) Regulations 2008.The form of the notice is set out in Schedule 7 of
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the Regulations and a draft notice is included for your guidance. According to Regulation 38 the notice must be: • Displayed in a prominent place at or in the vicinity of the site of the development. • Readily available to the public • Printed on durable material. Background Papers Letters of representation 1 Authors Name Designation Contact Details John Williamson Planning Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Kristian Smith Service Manager 23 June 2026