25/01468/Fll
Perth and Kinross Council · 9 September 2026
Back to Planning and Placemaking Committee — 9 September 2026 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee - 9 September 2026 Report of Handling by Development Management and Building Standards Service Manager (Report No. 26/241) Proposal: Erection of children's play area, formation of 36 car parking spaces, 4 EV chargers and bicycle rack and associated works Location: Seamab School, Rumbling Bridge, Kinross, KY13 0PT Ref. No: 25/01468/FLL Ward No: P8 - Kinross-shire Summary This report recommends approval of a detailed planning application for the formation of children’s play area, the permanent retention of an existing temporary car parking area, erection of 4 EV charging stations and other associated works on a site adjacent to Seamab School, Rumbling Bridge. The development is considered to comply with the relevant provisions of the Development Plan, and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1 This planning application seeks to obtain a detailed planning permission for the permanent retention of an existing temporary car parking and play area on a site immediately to the east of Seamab School. A new replacement school, new onsite car parking and associated facilities obtained detailed planning permission in 2021, and has started to open on a phased basis. Landscaping and planting are currently on going and remain outstanding. 2 With Seamab remaining open during the construction phase, a temporary car parking area for staff (both those onsite, and visiting), visiting professionals, parents and construction workers was formed within a field to the east of the school – locally known as the ‘Cradle Field’. At the lower end of that field a zip line was also temporarily installed. 3 At the moment a soft transition is starting to occur with Seamab staff and visitors now using the new onsite parking area, with the temporary parking area now principally being used by construction staff and only used by Seamab staff and visitors as an overspill.
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4 This proposal essentially seeks to retain the existing temporary parking area and play provision on a permanent basis after the completion of the replacement school. The temporary parking area is accessed via an adjacent private road which serves the school, five residential properties and two farms. This arrangement will remain the case for the permanent proposal. 5 The proposed permanent parking area generally aligns with the arrangements which are currently in place for the temporary parking, namely three rows of parking spaces with the centre row being back to back double spaces. The existing temporary parking area (and site compound) was approved via the terms of the principal planning permission for the period of the construction phase only. The permanent retention of the parking area and the play area would however require planning permission, hence this planning application coming forward. 6 In total 36 permanent car parking spaces are proposed of which 4 are designated spaces for EV charging. A covered cycle storage shelter is also proposed. A short section of private access road which is also already in situ, will connect the principal parking area to the private road. The existing surface of the parking area will be improved from the existing temporary surface, but will remain a porous surface made up of a rolled Type 1 surface. 41 car parking spaces are also available within the wider school site to the west. 7 To the south of the parking area, the existing zip line is proposed to be made permanent, with a new permanent grass football pitch between the zip wire and the parking area. The grass football pitch will have 3m high netting on the eastern elevation, whilst the existing zip line has 3m high ‘tables’ at either end, as it currently does. The remainder of the site outwith the car park and play areas will be seeded with grass, landscaped with hedges, and have a wildflower edges. 8 In terms of other associated elements, the applicant was asked to include an external staircase which connects the existing temporary parking area to the school curtilage in this planning application. This has been installed but requires planning permission as it constitutes an engineering operation. As this staircase is intended to be retained on a permanent basis and is adjacent to the pending application, its inclusion in this application was considered to be practical to regulate a minor breach of planning control. 9 In terms of Seamab itself, the school is a charity that provides care and education for young people from all across Scotland who have complex needs and require specialised intensive support which mainstream schooling perhaps cannot provide. The former building was not fit for purpose, and the charity made the decision to replace it with a modern, fit for purpose building. The key principles of the replacement project was to improve standards for both young person’s attending the school and staff, as opposed to increasing the capacity for the number of young persons and this remains the case. The replacement school makes better use of available space, has fit for purpose internal and external areas and the ability to offer the young person’s improved education and care provision when attending Seamab. It is the case that the level of staffing and visitors do vary depending on the number of young person’s attending, but around 105 staff (85 full time
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equivalent) would be required to provide the required level of education, care and therapy services for 30 young persons. Around 40 of those staff are primary based at the school itself, with the others (including specialists) regularly visit Seamab to attend meeting/training etc, and to speak and work with the young persons. Procedural Matter Description 10 The description of the application has been amended during the course of the assessment to accurately reflect the development proposed. The initial description suggested that the proposed children’s play area was to be temporary (as it current is), but this application looks to regulate its permanent retention – similar to the car parking situation. Site History 11 Detailed planning permission was granted in 2021 (21/01467/FLL) for the erection of a replacement school, formation of multi-use games area, external play areas, vehicular accesses, parking areas, landscaping and associated works. Construction works associated with this development is currently underway with the area subject of this planning application currently being used as a temporary site compound, temporary parking and temporary play areas. 12 Some minor amendments have been made to the approved plans for 21/01467/FLL, but with the exception of the external staircase connecting the school to the temporary parking area (which is part of this current application), the other amendments were all considered to be non-material and updated plans which reflect those amendments are available to view on the 2021 online e-file. Environmental Impact Assessment 13 The proposal falls below the threshold which requires screening for EIA development. Pre-Application Consultation 14 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 15 The Development Plan for the area comprises National Planning Framework 4, Perth and Kinross Local Development Plan 2 (2019) and statutory supplementary planning guidance (SPGs).
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National Planning Framework 4 16 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. 17 The Council’s assessment of this application has considered the following policies of NPF4: • Policy 1: Tackling the Climate and Nature Crises • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 29: Rural Development Perth and Kinross Local Development Plan 2 (2019) 18 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. 19 The site lies within the landward area of the LDP2, and adjacent to the settlement boundary of Rumbling Bridge where the following policies are applicable, • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 6: Settlement Boundaries • Policy 55: Nuisance from artificial light and light pollution • Policy 56: Noise Pollution • Policy 58A: Contaminated and Unstable Land • Policy 60B: Transport Standards Statutory Supplementary Planning Guidance 20 Of relevance to this application are, • Developer Contributions & Affordable Housing (adopted in 2023) • Placemaking (adopted in 2020)
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Other Material Considerations PKC Corporate Plan Vision and Priorities 21 The proposed recommendation for approval raises no conflict with any of the Council’s priorities, and it aligns positively with the following specific priorities, • Developing a resilient, stronger and greener local economy • Tackling climate change and supporting sustainable places National Planning Guidance 22 The Scottish Government expresses its planning policies through Planning Notes, Planning Guidance, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Guidance 23 Biodiversity, 2025 National Roads Development Guide 2014 24 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. PKC Non Statutory Guidance 25 Of relevance to this proposal is, • Planning for Nature Local Place Plans 26 Local Place Plans are community-led plans setting out proposals for the development and use of land. The site is located within the Fossoway Local Place Plan, and whilst there are mentions of Rumbling Bridge, there are no specific aspirations or comments relating to this site. Consultations 27 As part of the planning application process the following bodies were consulted: External 28 Edinburgh Airport Ltd have commented on the proposal and raised no objection in terms of airport safeguarding.
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Internal 29 Fossoway and District Community Council have objected to the application on the grounds that the extra parking provision is not justified and that the proposal is contrary to the Development Plan. 30 Transportation and Development have no objection to the proposal in terms of road related matters. 31 Environmental Health have commented on the proposal in terms of noise and contaminated land and have no objection subject to conditions being attached. Representations 32 Thirteen letters of representations have been received, from eleven households. All the representations are objecting to the proposal and the main grounds for the objections are, • Contrary to the Development Plan • Impact on visual, and residential amenity • Impact of landscape • Loss of open space • Road and access issues • Contaminated land issues 33 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 Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact Some supporting information submitted Appraisal 34 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, LDP2 and statutory supplementary planning guidance. The relevant policy considerations are outlined in the policy section above and are considered in more detail below.
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35 In terms of other material considerations, this involves considerations of the Council’s other non-statutory policies and supplementary guidance and consideration of its Corporate Plan and Vison. Policy 36 There are relevant policies contained in all parts of the Development Plan. 37 In terms of the NPF4, Policies 1 (Tackling the Climate and Nature Crises) and 2 (Climate Mitigation and Adaptation) look to ensure that climate change and its impact(s) are fully considered as part of all proposals. Policy 3 (Biodiversity) looks to ensure that all proposals fully consider biodiversity issues, and that a proportionate level of enhancements are delivered as part of new developments. Policy 9 (Brownfield, Vacant and Derelict Land and Empty Buildings) states that new development on greenfield sites must comply with the relevant LDP policies, whilst Policy 13 (Sustainable Transport) looks to encourage, promote and facilities developments that priorities walking, wheeling, cycling and public transport and to reduce the need to travel unsustainably. Policy 14 (Design, Quality and Place) seeks to ensure that all new developments are of a high design standard, whilst Policy 29 (Rural Development) offers support for new rural developments in general, providing they do not adversely affect the area concerned. 38 In terms of the LDP2, the site is located immediately outwith the settlement boundary of Rumbling Bridge, where Policies 1A (Placemaking), 6 (Settlement Boundaries), 55 (nuisance from artificial light and light pollution), 56 (Noise Pollution) Policy 58A (Contaminated and Unstable Land), and 60 (Transport Standards) are applicable. Policy 1 looks to ensure that all new developments do not have an adverse impact on the area concerned and that the development is compatible with existing uses, whilst Policy 6 looks to control new development immediately adjacent to settlement boundaries and listed a number of possible exceptions, which includes development which is justifiable on the basis of a specific operational and locational need and that it can be demonstrated that there are no suitable sites available within the settlement boundary. 39 Policies 55 and 56 look to protect noise sensitive receptors from noisy land uses and light pollution, whilst Policy 58 looks to ensure that sites with either known contaminated land issues or unstable ground conditions are fully considered for their suitability for the use / development proposed. Policy 60 looks to ensure that all new developments complies with the standards of the Council and those of the NRDG in relation to parking, vehicular access arrangements and suitable modes of travel, and all other road related matters. 40 In terms of SPG, the Council’s policies on Placemaking and Developer Contributions are relevant. Land Use Acceptability 41 The principal land use consideration for this proposal is the acceptability of the principle of the proposal immediately outwith the settlement boundary of Rumbling
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Bridge, and this particular issue has been raised within many of the representations. From the outset, the applicant has indicated that the area proposed for the permanent parking and play areas is the only land in their ownership and that areas to the west, or south of the school, or land to the north of the private road are not likely to become available. Notwithstanding this position, there still needs to be a policy assessment of the acceptability of the proposal as just because the site is the only ‘option’, does not automatically supersede all other policy criteria. 42 Policy 6 of the LDP2 looks to restrict new development immediately outwith settlements as it can lead to sporadic expansion of settlements into areas which may have been purposely excluded from the settlement boundary for a specific reason. The policy does however go on to say that some forms of development can be supported adjacent to settlements when such proposals are considered to be justifiable on the basis of a specific operational and locational need, and it can be demonstrated that there are no suitable sites available within the settlement boundary. Policy 1 of the LDP2 also needs to be read in conjunction with parts of Policy 6 to some degree, and this policy looks to ensure (amongst other things) that all new developments are appropriately sited, are compatible with existing land uses and do not result in any environmental harm. 43 The proposal is principally for a new (permanent) parking provision, with an ancillary element of play provision. Both elements would be directly associated with the functions of the school. It would not be functional, practical or safe (especially for the play areas) for these facilities to be physically divorced from the school and located either within the settlement boundary of Rumbling Bridge, or further afield. The area between the existing school site and the settlement boundary is not particularly visually important, nor was it a functional area of open space before the temporary use of it commenced. 44 The area is not environmentally sensitive, and it is not protected from either a habitat or landscape perspective. 45 There would be a partial loss of a visual green ‘gap’ between the southwestern corner of the settlement and the existing school site, but this would not necessarily result in any harm to the character, appearance or visual amenity of the area. It also needs to be borne in mind that the proposed play provision and car park are not typical ‘buildings’ which would sit lower in the landscape than the settlement of Rumbling Bridge and would be subject to new landscaping and trees to help soften its appearance. 46 Policy 6 of the LDP2 does however look for justification for proposals which are immediately outwith settlements. In terms of the need and demand for new parking, a new parking area was included within the principal application for the replacement school and that showed provision for 33 cars, as well as drop off and minibus parking. This has since been increased to 41 spaces (including drop off spaces), and a designated mini-bus parking following a redesign of the parking area, the MUGA area and associated landscaping and has been approved as part of the 2021 development as a NMV.
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47 In light of this increase, this current proposal is seeking to create 77 parking spaces total (in two locations) which would be exclusively for the benefit of Seamab. 48 Seamab has capacity for 30 young persons at any one time, and it is the expectation that this capacity will be reached and thereafter maintained. 49 To deliver the level of care and education provision for 30 young persons, approx. 105 staff (85 FTE) is required across all the education and care sectors and administration, including 4 external specialists and a psychologist. Approx 40 of those staff will be based at the school (mix of professional and administration), with the other staff being regular visitors to the main building to attend meetings/training etc. Parents, carers and family members also visit Seamab at certain times. 50 As members will be aware, the young persons at Seamab typically have complex medical and social histories and are supported by a Team Around the Child (TAC). This involves multiple professionals who regularly attend Looked After and Accommodated Children reviews (LAAC) for each of young person. In practice, TAC meetings are specific for each young person and for each potential meetings taking place for 1 young person there could be around 10 people at the meeting which would typically generate 6/7 extra cars– bearing in mind some of the attendees will be at the school and some may opt to car share. Meetings such as these take place regularly for all the young persons. 51 With the improved facilities, Seamab will now have the ability to deliver in-house training for up to 15 people. These training events are not new, but previously would have occurred off site which was challenging in terms of maintaining practical cover for the school, costs with hiring venues, and not sustainable in terms of onsite staff having to go off site for training which may be delivered by Seamab staff. 52 The majority of children who attend the school live in residential accommodation about a mile away from the school and typically are transported to and from Seamab by school staff on a minibus every day. Some personal circumstances require transportation via individual vehicles, and bespoke arrangements. The majority of parking demand is therefore likely to arise from staff and visitors. 53 When the initial plans for the replacement school were being considered, it was envisaged that 33 spaces would have been sufficient to allow for the school to continue to operate and this would have been similar provision to what was initially on site before the former school was replaced. Since then, after a more detailed review of ongoing and likely parking demands has occurred, and Seamab considered it appropriate to maximise the parking area immediately to the school and have since increased the onsite parking level to 41 by amending the MUGA designs, and amenity/landscaping areas. Amenity space is an important aspect of the Seamab environment, and if the approved onsite parking area was to be expanded any further, it would inevitably erode some of the calming qualities of Seamab and adversely impact on the level of amenity the young persons would have access to too.
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54 Notwithstanding the staff numbers (on site and visiting) and other likely predicted visit, 41 spaces for drop offs and regular parking spaces would remain sufficient based on the standards listed in the NRDG for care/education situations, but it is likely that due to the level of extra support which the children at Seamab parking will be limited and at times, not available within the main parking area. 55 Having extra available car parking spaces in what would essentially be an overflow car parking area would be to the benefit of both Seamab and the amenity of the local area, as the school can safely accommodate any extra spike in parking demand without having to potentially reschedule TAC / LAAC meetings / reviews due to parking concerns. The school is aware that during some previous training days / events, visitors have had to park on local roads and in Rumbling Bridge due to the unavailability of parking onsite which has occasionally caused some issues with irresponsibly parking. 56 The existing temporary parking area is the only area which is within the control of the applicant, and its location immediately adjacent to the school makes it the preferred and logical location for a new area of parking. It has operated without incident or any road safety issues during the construction phase and ultimately the school sees the benefits in retaining the temporary parking permanently to complement the onsite provision. 57 In all, there is a justifiable case for the development in this location which is immediately outside the settlement boundary, which is one of the principal requirements for Policy 6 of the LDP2 concerning developments adjacent to settlements. 58 As will be discussed below, in terms of other matters such as residential and visual amenity, and general environmental harm, the proposal is not considered to a have a significant impact subject to conditions and ultimately from a land use perspective is considered to be acceptable and in accordance with the relevant polices of the Development Plan. Visual Amenity, Design and Layout 59 The proposal raises no issues in terms of visual amenity issues. 60 The site is highly visible from the south, and on the approach from the east but the development would sit fairly naturally into an area which is framed by the new school (west), existing dwellings behind (north) and the public road approach to the east. At the moment, there is little landscaping or planting across the wider site as this remains uncompleted and will likely to be the last phase of the development. New planting and landscaping is proposed surrounding the parking area, which will help to soften its impact as well as help provide a proportionate level of biodiversity enhancements. 61 However, there would be some scope for internal planting and landscaping to visually break up the rows of parking. This could be delivered by creating a small planting ‘gap’ across the midpoint in the car park and introducing low maintained
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trees or planters. This would be a preferred option than grasscrete surfacing which can be challenging to implement successfully and often doesn’t provide the ‘green’ benefit it promises. A condition concerning landscaping and planting arrangements has been recommended (Condition 3). 62 The external stair leading from the parking area to the principal school site is partly screened by existing trees, and whilst it is basic in its design, it is unoffensive and does not necessarily cause significant visual harm. It would be most prominent to users of the parking area, and when they are entering and leaving the parking area, and its impact on the wider visual amenity of the area would be limited. 63 In terms of other design and layout matters, the play area is positioned at the southern end of the site and would, after completion sit relevantly comfortably next to the school, and the car park. The school has a number of outside learning and breakout spaces, and the play area would essentially be an extension to the principal area. There is a small set of wooden stairs at the area of the proposed play area which is proposed to be removed shortly and these are not part of this current planning application. Landscape 64 The site is not part of a protected landscape, nor is it part of a local landscape area. Whilst there would be an impact on the landscape by the nature of the development, that impact is not considered to be significant in the context of the landscape character of the area. Residential Amenity 65 In terms of the impact on existing residential amenity from the car parking element, there are existing residential properties along the private access, and one property is directly opposite the entrance to the new parking area. During the winter, there could be some implications for headlights of cars to cause some light nuisance to the occupiers of this particular property, however any impact is likely to be limited to a short period of time over the winter and some mitigation is provided by existing vegetation and a small wall within the front garden. It does need to be borne in mind that the proposed parking area is essentially looking to better manage predicted parking demands and need and would not necessarily generate any more vehicle movements along the private road above what would ordinarily be occurring regardless of whether this extra parking was available or not and the extra parking provision would help to negate people parking within the settlement of Rumbling Bridge, which has been known to cause issues for local residents previously. 66 At the northern end of the site is a road bridge, with an existing arch where the former railway passed underneath. On the northern side of the archway is the private garden of ‘Glentor’. There would be an interaction between the parking area and the private garden area assoicated with this property, so it is recommended that details of a proposed screen is submitted to and approved to ensure the residential amenity of the occupiers of this property is protected (Condition 4).
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67 External lighting has been raised as an area of concern, and at the moment there are floodlights across the site which were temporary during the construction phase. As the principal construction phase is now coming to an end, the applicant has indicated that the existing temporary flooding will be removed from site shortly. 68 No floodlighting of the carparking area is proposed, but it is expected that there will be some soft low level lighting at the approach to the stairs, and on the stairs to ensure that during the winter users of the car park can safety enter and leave the car parking area. A condition has been added to this effect (Condition 2). 69 In terms of the impact from the proposed play area, whilst this is located at the southern end of the site there would still be the potential for noise nuisance to occur if suitable controls were not in place. To ensure that existing residential amenity is protected, conditions in relation to hours of operation / use (linked to a school day), a requirement for a noise management plan, controls over any lighting (which is not expected for the play area) and also a requirement for a noise impact assessment to be undertaken if noise nuisance is proven to be occurring are recommended (Conditions 6, 7 and 8). 70 In all, subject to these controls the use of both the parking area and the play areas raises no issues in terms of compliance with the relevant residential amenity policies across the Development Plan, particularly Policy 1 of the LDP2. Roads and Access 71 The proposal raises no issues in terms of road related matters. 72 The proposed vehicular access to the private road is acceptable and the same applies to the internal arrangements surrounding the parking spaces and EV charging areas. It is worth noting that the site has been operating as a temporary car park in essentially the same layout and form as what is permanently proposed for around 2 years without any concerns or issues. The Council’s Transport Planning team have commented on the proposal and have raised no objections in terms of the vehicular access arrangements, and the internal layout of the parking area. 73 It is noted that concerns have been raised regarding the potential increase in traffic on local roads as a result of this development. It would be unlikely that the availability of onsite parking would increase the level of traffic on the local roads as movements would inevitably occur regardless as people attend Seamab for work, meetings or visits. In any event, the public road network is capable of accommodating vehicle movements associated with the activities at Seamab. It would be beneficial if improvements were made to the bellmouth of the private road and the public road and for a short stretch in a western direction towards the school, however the ability of the school to deliver this is dependent on agreement from the relevant landowner and negotiations are still ongoing in this regards. 74 It should be noted that the terms of the planning permission for the replacement school looked to ensure that some resurfacing of the private access from the public
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road occurred. The applicant remains committed to undertaking this upgrade, however there remains ongoing discussions with the landowner concerning the finer details of this arrangement. As conditional control remains on the principal permission, which could be subject to an amendment if there remain difficulties in physically (and legally) being able to deliver the upgrade, it is not considered appropriate or necessary to reattach the requirement to this permission. 75 In all, the proposal complies with the requirements of Policy 60B of the LDP2 and the requirements of the NRDG. Drainage and Flooding 76 The area is not in an area which is at risk from flooding. The parking area will be formed by crushed Type 1 material which will allow surface water to drain naturally. There will be measures in place across the site to ensure that surface water is managed so that no water is shed onto neighbouring land, and any run off directed to appropriate soakaways. Some details on this remain outstanding, so a conditional requirement has been added to seek confirmation from the applicant of their final surface water drainage arrangements which will need to accord with best practice (Condition 5). Subject to this, the proposal raises with the various flooding and drainage policies contained within the Development Plan. Waste Collection 77 A condition will be attached to the permission to ensure that there is one recycling and one non-recyclable waste bin placed between the parking area, and the school (Condition 10). It will be a responsibility of the school to empty the bin regularly and add the waste to the principal bins at the school which will be collected by arrangement. Subject to this, the proposal itself raised no issues in terms of waste or recycling provision. Contaminated Land 78 The proposal has been reviewed by the Council’s Contaminated Land Team. 79 Historic mapping indicates that part of the site was former railway land, and as such there is the potential for ground contamination resulting from this former land use which could impact the suitability of the site for the proposed use. The CL team note that a number of comments have been submitted which indicate that waste materials, including asbestos, may have been disposed at this location. 80 Since the submission of the application, some further technical reports have been submitted informally, which do not show any significant levels of contamination however in this case it is prudent to attach a standard condition on this permission which requires the formal submission of a Phase 1 report, with recommended mitigations (Condition 9). Subject to this requirement, at this moment in time the proposal raises no significant issues with contaminated land and in most cases if any contamination is present on a development site, it can be resolved through remediation and then subsequent verification that any remediation has been
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successful submitted to the Council as Planning Authority to ensure that the land is ultimately fit for the use proposed. Conservation Considerations 81 The proposal does not affect any Listed Building, Conservation Area of local archaeology. Loss of Agricultural Land 82 The site is already in use for a temporary carpark, and site compound associated with the construction phase for the replacement school. The land in question is classified as 4.2 on the land classification maps, and before the site compound and temporary parking was created, Prior to the existing temporary uses occurring, the field in question was not readily used for crops but used casually for horses and animals. Private Water 83 There is a known private water pipe which crosses the wider Seamab site, under the proposed car park immediately adjacent to the school. This private water supply serves livestock. Concerns have been raised about the impact that Seamab development would have on this pipe, and the ability of interested parties to carry out repairs and maintenance – as requested. The grant of any planning permission does not supercede any existing land title burdens or servitude rights, so the position in terms of access and maintenance and retaining a wholesome supply will remain unaltered as a result of the planning decisions. Natural Heritage and Biodiversity 84 The proposed parking area is largely already in place, and has been for a number of months. Before that, the site was essentially a field which ordinarily would have had a low level of biodiversity interest. In light of this, the impact on any existing biodiversity interests is relevantly low, but there would be a welcomed opportunity to provide a passionate level of biodiversity enhancement by introducing some wildflowers and trees which are both native and biodiversity friendly into the area which is outwith the carpark and the functional recreational space. A condition has been added to this effect, which will require the submission of further details for the approval in writing by the Council as Planning Authority (Condition 3). Climate Change implications 85 The proposal does not involve any heating systems and does not involve any buildings as such. There is therefore no requirement for any statement on low and zero carbon generating technologies as per the requirements of Policy 32 of the LDP2. 86 The proposal is however providing EV charging stations, as well as cycle storage provision which supports the principles of more sustainable travel which is set out in
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Policy 13 of the NPF4, and parts of Policy 60B of the LDP2. New tree planting will be incorporated into both this particular element of the wider development as well as the principal school replacement, and this to will contribute to the lowering of CO2 emissions. 87 It is noted that a number of representations have suggested that the new parking provision would inevitable increase traffic on the local roads, which could increase CO2 emissions and affect air quality. As stated before, it is unlikely that the provision of this permanent new car parking area would increase the use of cars. It is far more likely that it will simply control the existing parking demand in a more formal, and planned manner. 88 It is also the case that whilst four EV charging stations are proposed, in reality it is highly likely that the number of electric cars within the car park at any one time will increase over time. Exact numbers will be difficult to quantify, but the clear trend of car ownership and usage is for more electric and hybrid cars to be circulation as opposed to the more traditional petrol and diesel. Data from the Society of Motor Manufacturers and Traders (SMMT) for car sales in February this year show that of the approx. 91 thousand new car registered in the month, just under half were either electric or hybrid cars. On the basis that the new parking area would not likely generate more parking demand and that there would be a rising number of electric vehicles, there is not likely to be an additional impact on CO2 emissions as a direct result of the development. 89 Ultimately, the policies and principles of NPF4 do not state that no new carparks for non-electric vehicles will be supported, but more to ensure that a balance is had between supporting our communities and community facilities and being conscious of climate change and the need to offer (and promote) sustainable travel. The proposed mix of regular parking, EV spaces and cycle storage facilities across the wider Seamab site does this successfully. Public Access 90 There are some core paths in the area, but the proposal would not directly impact on those established routes. In terms of the disused railway line, this separates the main school curtilage and the proposed car parking / play areas. This area is to remain unaffected with the existing trees (largely self-seeded) along the route being retained with the exception being the staircase which links the parking area and the main school curtilage. A path on the western side of the car parking and play area link will connect the southern amenity spaces on the principal site. 91 It is not proposed to have any formal enclosures or barriers to restrict public access across the proposed car parking or play areas but there will be a gate / barrier at the entrance point. Details of the barrier / gate shall be submitted for further approval by the Council as Planning Authority (Condition 11).
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Developer Contributions 92 Due to the nature of the proposal, there is no requirement for any developer contributions in relation to Affordable Housing, Primary Education or either of the Transport related contributions. Economic Impact 93 The nature of the proposal is such that there could be a local positive impact on the area, but this would not likely be significant. Variation of Application Under Section 32A 94 The application has been varied by the inclusion of the external stair case at the western side of the site. Planning Obligations and Legal Agreements 95 None required. Direction By Scottish Ministers 96 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 97 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, the adopted LDP2 and statutory SPGs. 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 the following conditions: 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.
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2. Prior to the installation of any external lighting, details of such lighting shall be submitted to and approved in writing by the Council as Planning Authority. Any lighting must be soft lighting which does not result in a light nuisance off site. The approved details shall be implemented in full thereafter. Reason - In order to clarify the terms of this planning permission and to ensure that unnecessary light pollution / nuisance does not occur. 3. Prior to the commencement of the development hereby approved, an updated landscaping and planting scheme shall be submitted to and approved in writing by the Council as Planning Authority. The details shall include details of both internal and perimeter planting which is both native and biodiversity friendly, wildflower edges and a timescale for implementation. The approved details shall be implemented in full within the approved timescales with any planting failing within the first 5 years replaced on a like for like basis within the next available planting season. Reason - In the interest of protecting visual amenity and to ensure a proportionate level of biodiversity enhancements are delivered. 4. Prior to the commencement of the development hereby approved, details of a screen / fence / landscaping on the southern side of the archway underneath the road bridge shall be submitted to and approved and in writing by the Council as Planning Authority. The details must ensure that maintenance of the bridge can be undertaken but protects the residential amenity of ‘Glentor’. The approved details shall be implemented in full, and prior to the use of the car park commencing on a permanent basis. Reason - In order to protect existing residential amenity. 5. Prior to the commencement of the development hereby approved, precise details of the proposed means of surface water disposal across the car parking area shall be submitted to and approved in writing by the Council as Planning Authority. The approved details shall be implemented in full as the development progresses. Reason - In order to ensure the site is adequately drained. 6. The hours of operation of the football pitch and zip line shall be restricted to 09:00 to 17:00 Monday to Thursday and Friday 09:00 to 16:00 hours only, with strictly no weekend use. Reason - In order to protect the residential amenity of the area. 7. Prior to the commencement of the development hereby approved, a detailed Noise Management Plan (NMP) shall be submitted to and approved in writing by the Council as Planning Authority. The plan shall include all sources of noise associated with the use of play area including user noise, including noise from antisocial behaviour, activity noise and the measures that will be put in place to minimise and/or control noise. The plan shall include measures for it to be a)
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reviewed on a regular basis or b) following receipt of a justified complaint or c) at the request of the Council as Planning Authority. The approved NMP shall be implemented in full at all times. Reason - In order to protect the residential amenity of the area. 8. In the event of a justified noise complaint being received by the Council as Planning Authority, the school shall at its own expense, employ a consultant approved by the Council as Planning Authority to carry out a noise assessment. The assessment will be carried out to an appropriate methodology which must be approved in writing with the Council as Planning Authority beforehand. A scheme of any proposed noise mitigation shall be included with the noise assessment, specifying timescales for the implementation of the scheme, and shall be submitted to and approved in writing by the Council as Planning Authority with 28 days of the assessment. The mitigation measures shall thereafter be implemented in accordance with the approved scheme and timescales. Reason - In order to protect the residential amenity of the area. 9. Prior to the commencement the development hereby approved, an evaluation for the potential of the site to be affected by contamination by a previous use must be undertaken and as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) shall be submitted to and approved in writing by the Council as Planning Authority. If the preliminary risk assessment identifies the need for further assessment, an intrusive investigation should 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. Prior to the completion or bringing into use of any part of the development the approved measures to decontaminate the site shall be fully implemented as approved by the Council as Planning Authority. Validation that the scheme has been fully implemented must also be submitted to and approved in writing by the Council as Planning Authority. Reason - In order to ensure the site is fit for the land use proposed. 10. Prior to the commencement of the development hereby approved, details of onsite waste / recycling bins on site shall be submitted to and approved in writing by the Council as Planning Authority. The approved details shall thereafter be implemented in full. Reason - In the interest of proper site management. 11. Prior to the commencement of the development hereby approved, details of the proposed gate / barrier at the vehicular access to the parking area shall be
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submitted to and approved in writing by the Council as Planning Authority. The approved details shall thereafter be implemented in full. Reason - In order to clarify the terms of this planning permission. 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 None 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. Background Papers Letters of representation 13 Authors Name Designation Contact Details Andy Baxter Planning Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 25 August 2026
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