23/02111/Amm
Perth and Kinross Council · 14 October 2026
Back to Planning and Placemaking Committee — 14 October 2026 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee - 14 October 2026 Report of Handling by Development Management and Building Standards Service Manager (Report No. 26/278) Proposal: Erection of 65 dwellinghouses, 51 garages, 3 commercial units (Class 4), a footbridge, a vehicular bridge, and formation of 20 affordable housing plots, SUDS pond, roads and drainage infrastructure, parking area, landscaping and associated works (Phases 7 to 9) (approval of matters specified in conditions 16/01595/IPM) Location: Former Glenisla Golf Course, Alyth Ref. No: 23/02111/AMM Ward No: P2 - Strathmore Summary The application is the latest phase of a mixed-use development for which Planning Permission in Principle was first granted in 2010, the mix of approved uses including: works to the Golf Course, development of business units, a hotel, nursing home, and residential dwellings. This application proposes details of part of the residential component, specifically 65 mainstream houses, 20 affordable housing plots, 3 commercial units, a road bridge, a footbridge, and associated development. It is recommended that planning permission is approved, subject to the Legal Agreement or other suitable arrangement to secure affordable housing contributions, a contribution towards the maintenance and future upgrade of a local NEAP and a commuted sum for the adoption of any public open space. Background and Description of Proposal 1 In June 2010, the Council granted planning permission in principle (PPIP) for improvements to the existing golf club/course, the erection of 9 business units, the erection of a hotel, the erection of a nursing home and residential units (09/01345/IPM). A further planning permission (Ref: 13/01114/IPM) was granted in 2013 extending the timescale for the submission of the required reserved matters.
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2 Subsequently further PPIP and associated Matters Specified in Conditions permissions (including 16/01595/IPM) have been approved, seeing the first phases of development approved and in part subsequently developed (18/01214/AMM, 20/00020/AMM ,20/00511/AMM, and 23/00610/AMM). The planning history is set out below. 3 The application site forms part of the larger consented mixed-use development within part of the Glenisla Golf Course, by Alyth. This mixed-use development is presently progressing with significant progress made on site infrastructure, the delivery of the Care Home, the construction of the first phase of the employment units, the delivery of circa 60 new homes with others currently under construction, and environmental enhancements including the opening of sections of the Black Burn watercourse. Phases 1 and 2 of the housing development are complete and occupied with Phase 3 currently on-going. Planning permission for Phases 4 to 6 of the housing development was granted in January 2024. There are a total of around 200 new homes currently proposed for the entire area covered by the Masterplan development at Glenisla. 4 The current application, for phases 7-9 of the Glenisla development, will address the further phased development at Glenisla. This includes: • The erection of 65 houses for sale; • The erection of 51 garages; • The provision of 20 on- site serviced affordable housing plots; • The erection of 3 commercial units; • The construction of 2 bridges (one for vehicles/pedestrians and one for pedestrians only); • The formation of access roads, footpaths, and parking; • The provision of new site landscaping and replacement woodland planting; and • The provision of related infrastructure including a SUDs basin. 5 A total of 65 new homes, primarily bungalows, are being proposed for phases 7 to 9 of the development. Furthermore, it has been confirmed that land, for a total of 20 serviced affordable housing plots are to be provided within the site for the delivery of affordable housing at a future date. 6 The proposed 3 business units (approximately 100m2 each) will be located directly adjacent to the existing business units towards the eastern site frontage. These will be of the same design and finishes as the existing units, with access, parking and landscaping being proposed to serve these units. The eastern site boundary (onto the B954) is designed with walling and landscaping in order to provide an attractive entrance to the road. 7 In light of the environmental improvements works related to the de-culverting of the Back Burn, there is a need to construct bridges within the development in order to provide for accessibility and integration. The main bridge is towards the north-west corner of these phases of the development with a separate,
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dedicated, pedestrian bridge more centrally linking to existing development on the west side of the site. The development will also include amenity space (existing woodland and new woodland planting) and be linked into the local footpath networks, including the adjacent core paths. Direct bridge connections across the Back Burn will be provided as part of these phases of development. Pre-Application Consultation 8 The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 require pre-application consultation for major planning applications. However, as the proposal is an Approval of Matters Specified in Conditions (AMSC) application, further pre-application consultation (PAC) is not necessary beyond that already undertaken for the in-principle (PPP) Application. Environment Assessment 9 Deciding whether or not an Environmental Statement should be re-submitted, as a result of a change or modification to an approved development, is a decision which is made by the relevant competent, determining authority, which in this case is the Council. As there are no statutory provisions or procedures on this subject, it is reasonable that the Council should make the decision on whether or not a new environmental statement is required for this application after consideration of the following two questions: a) Is the development proposed significantly different that the original environmental statement needs to be revised or added to? b) Are the environmental effects of the development so significantly different as to invalidate the original environmental statement and consultee responses? 10 As the answers to both questions, is considered to be ‘no’, it is the view of the Council (as the component Authority) that a new or updated Environmental Statement is not required. National Policy and Guidance 11 The Scottish Government expresses its planning policies through The National Planning Framework, the Scottish Planning Policy, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. National Planning Framework 4 12 The National Planning Framework 4 (NPF4) was approved by the Scottish Parliament on 11 January 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan.
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13 The Council’s assessment of this application has considered the policies of NPF4, and it is considered that the development proposal accords with the intentions of this document. The following NPF4 policies are considered to be most relevant to this application; • Policy 1: Tackling the Climate and Nature Crisis • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 15: Local Living and 20 Minute Neighbourhoods • Policy 16: Quality Homes • Policy 17: Rural Homes • Policy 18: Infrastructure First • Policy 22: Flood Risk and Water Management • Policy 29: Rural Development Planning Advice Notes 14 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 40 Development Management • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 69 Planning and Building standards Advice on Flooding • PAN 75 Planning for Transport • PAN 77 Designing Safer Places Creating Places 2013 15 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. Designing Streets 2010 16 Designing Streets is the policy statement in Scotland for street design and changes the emphasis of guidance on street design towards place-making and away from a system focused upon the dominance of motor vehicles. It was created to support the Scottish Government’s place-making agenda, alongside Creating Places.
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National Roads Development Guide 2014 17 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. Development Plan 18 The Development Plan for the area comprises NPF4 (as mentioned above), and the Perth and Kinross Local Development Plan 2 (2019). Perth and Kinross Local Development Plan 2 19 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. 20 The principal relevant policies are, in summary: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 1C: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 6: Settlement Boundaries • Policy 8: Rural Business and Diversification • Policy 14A: Open Space Retention and Provision: Existing Areas • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 19: Housing in the Countryside • Policy 20: Affordable Housing • Policy 25: Housing Mix • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 34A: Sustainable Heating &Cooling: Heat Networks, Major Development and LDP Site Allocations • Policy 36A: Waste Management Infrastructure: Existing Waste Management Infrastructure • Policy 36B: Waste Management Infrastructure: New Waste Management Infrastructure • Policy 38B: Environment and Conservation: National Designations • Policy 38C: Environment and Conservation: Local Designations • Policy 39: Landscape • Policy 41: Biodiversity • Policy 52: New Development and Flooding
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• Policy 53B: Foul Drainage • Policy 53C: Surface Water • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 60A: Transport Standards and Accessibility Requirements: Existing Infrastructure • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Other Policies Developer Contributions and Affordable Housing Supplementary Guidance April 2020 21 This document sets out the Council’s policies on Developer Contributions in relation to Primary Education and Transport Infrastructure/A9 junction upgrades, as well as setting out what Affordable Housing provision is required for new developments. Site History 22 04/00862/OUT was refused on 4 June 2004 for the proposed development of residential plots (in outline). 23 09/00002/PAN application was withdrawn on 24 June 2009 for the erection of approximately 200 private houses, a nursing home and affordable units, a hotel and business starter units with associated servicing, access and landscaping. The notice was considered sufficient and the consultation proposals accepted 24 13/00660/FLL Full planning permission application was withdrawn on 25 October 2013 for Erection of 18 dwellinghouses with garages. 25 13/01114/IPM was approved on 13 September 2013 for the variation of condition 1 (09/01345/IPM) for an extension of time limit. 26 14/00282/AMM was refused on 16 January 2015 for the erection of 18 dwellinghouses and garages, formation of access and associated works (Phase 1). 27 16/01595/IPM was approved on 15 February 2017 for the variation of condition 5 (roads and access) of permission 09/01345/IPM (mixed use development including residential, business, nursing home and hotel). 28 18/01214/AMM was approved on 9 April 2019 for a site masterplan and erection of a care/nursing home, 20no. dwellinghouses and 8no. garages, 3no. Class 4 business units, a biomass boiler house/store, a pumping station, 2no. entrance buildings/stores and boundary treatments, formation of 2no. vehicular accesses, a service/access road and temporary bridge, a SUDS pond, parking areas, site
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infrastructure, burn re-alignment, landscaping and associated works (Phase 1) (matters specified in conditions 16/01595/IPM). 29 20/00020/AMM was approved on 11 June 2020 for a site masterplan and erection of a care/nursing home, 20no. dwellinghouses and 8no. garages, 3no. Class 4 business units, a biomass boiler house/store, a pumping station, 2no. entrance buildings/stores and boundary treatments, formation of 2no. vehicular accesses, a service/access road and temporary bridge, a SUDS pond, parking areas, site infrastructure, burn re-alignment, landscaping and associated works (Phase 1) (S42 to modify condition 22 (ii) (care home construction) of permission 18/01214/AMM). 30 20/00511/AMM was approved on 6 September 2021 for the erection of 55 dwellinghouses and 51 detached garages, formation of site infrastructure, vehicular access, service/access road and temporary bridge, landscaping and associated works (Phase 2 and 3) (approval of matters specified in conditions of 16/01595/IPM). 31 20/01540/AMM was approved on 9 March 2021 for a S42 application to modify condition 13 (water crossings) of permission 18/01214/AMM. 32 23/00610/AMM On for the erection of 60 dwellinghouses and 34 garages, formation of SUDS basin, a service/access road, parking areas, landscaping and associated infrastructure (Phases 4 to 6) (approval of matters specified in conditions 16/01595/IPM). 33 01/01656/ADV Advertisement Consent was approved on 6 December 2001 for the erection of 3 signs at 34 02/01928/FUL Full planning permission was approved on 31 March 2003 for the formation of a golf driving range and associated storage shed, and the formation of a new access and car parking area. 35 97/01175/FUL Full Planning Permission was approved on 25 September 1997 for the erection of a golf house. 36 04/00096/OUT was approved on 3 March 2004 for the upgrading of existing 18- hole golf course by the addition of a further 9-hole loop. 37 04/00701/OUT was refused on 4 June 2004 for the development of self-catering apartments (in outline). 38 04/00862/OUT was refused on 4 June 2004 for the proposed development of residential plots (in outline) 39 09/00002/PAN application was withdrawn on 24 June 2009 the erection of approximately 200 private houses, a nursing home and affordable units, a hotel and business starter units with associated servicing, access and landscaping. The notice was considered sufficient and the consultation proposals accepted
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40 09/01345/IPM was approved on 27 September 2010 for improvements to the golf club/course, erect 9 business units, hotel, nursing home, 216 residential units - 25% affordable plus mainstream housing (in principle) 41 13/01114/IPM was approved on 13 September 2013 for the variation of condition 1 (09/01345/IPM) and for an extension of time limit. 42 15/00254/FLL Full planning permission was approved on 24 April 2015 for the erection of a replacement footbridge and ground engineering works. 43 16/01595/IPM was approved on 15 February 2017 for the variation of condition 5 (roads and access) of permission 09/01345/IPM (mixed use development including residential, business, nursing home and hotel) 44 20/00511/AMM was approved on 6 September 2021 for the erection of 55 dwellinghouses and 51 detached garages, formation of site infrastructure, vehicular access, service/access road and temporary bridge, landscaping and associated works (Phase 2 and 3) (approval of matters specified in conditions of 16/01595/IPM) Consultations 45 As part of the planning application process the following bodies were consulted: External 46 Scottish Water - No objection. Advise that this does not confirm that the proposed development can currently be serviced. The proposed development will connect to the Lintrathen Water Treatment Works, but confirmation of capacity will require the applicant to submit a Pre-Development Enquiry (PDE) Form to Scottish Water. Furthermore, it is noted that there is currently sufficient capacity in the Alyth Waste Water Treatment Works to service the proposals. 47 Historic Environment Scotland (HES) - No objection. HES have previously been consulted on the Masterplan (Ref:18/01214/AMM) and accept the proposed measures to safeguard the Pitcrocknie Standing Stone and its setting. 48 Perth and Kinross Heritage Trust (PKHT) - No objection. Advise that the proposed development site lies within an area of archaeological potential. Conditions are recommended that a programme of archaeological works is undertaken prior to works commencing; and that protective fencing is erected around the scheduled monument. Internal 49 Environmental Health – Nose and Odour Team - No objection. However, conditions are recommended relating to the servicing of the commercial units and
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delivery times, external lighting, construction working hours, dust management, and noise rating and sound insulation. 50 Community Greenspace Team - No objection. However, there is no indication of which of the several areas of public open space are to be adopted by PKC. A financial contribution is required for the maintenance and future upgrade of the NEAP, located to the east side of Alyth. Furthermore, a condition is recommended to ensure that access to the adjacent core paths and rights of way is not obstructed or deterred during construction or on completion of the works. 51 Structures - No objection. However, the proposed structures will require Technical Approval. 52 Environmental Health – Contaminated Land - No objection. A Ground Investigation Report has been submitted, dated December 2023, to address Phases 7-9 of the wider development. The report has not identified any remedial requirements thus far. However, ground gas monitoring is still ongoing. Therefore, the overall risk to end users cannot be quantified until the gas monitoring has been concluded. Therefore, it is recommended that a condition is included to ensure that an evaluation for the potential of the site to be affected by contamination from a previous use, should be undertaken. 53 Biodiversity Officer - No objection. However, conditions are recommended in relation to the recommendations of the submitted Ecological Appraisal, biodiversity enhancement and breeding birds. 54 Community Waste Team - No objection. However, it should be noted that it is expected that reverse manoeuvres are kept to an absolute minimum. Furthermore, the developer should be aware that bins lorries will not enter an active building site, irrespective of whether residents have moved in, until the depot Foreman or Supervisor has carried out a risk assessment and are satisfied with the road and pavement surfaces and turning areas. 55 Developer Contributions Officer - No objection. However, a condition is recommended regarding affordable housing contributions. 56 Affordable Housing Team - No objection. It is considered that the proposed tenure/mix is proportionate, meet requirements of the Affordable Housing Supplementary Guidance, and is most appropriate response to the needs of the local community as well as the wider Local Housing Strategy 2022-27 action targets. 57. The original application submitted had 6 affordable housing plots. Initially, the Affordable Housing Team supported this position but in a re-consultation due to the ongoing Housing Emergency, the delivery of the first affordable homes on the site was considered more appropriate than six plots and a commuted sum.
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58. As a result, through negotiation, the applicant has subsequently submitted revised proposals which show the provision of a total of 20 on-site serviced affordable plots, which is slightly more than the required 25% and is in accordance with LDP2 Policy 20. This is an increase of 14 serviced affordable housing plots from the original submission. 59 Floods and Drainage Team - No objection. 60 Roads and Transportation Team - No objection, subject to the inclusion of conditions relating to the upgrade of the Losset Rd Core Path, details of the street lighting design, a Residential Travel Plan, a Construction Traffic Management Scheme and general site management. Representations 61 One representation has been received. The main points of objection can be summarised as below: • The proposed access will change a quiet, shared access drive into a 1-way road, accessible for 24 hours a day. Additional Statements 62 Screening Opinion No update to the EIA required Environmental Impact Assessment (EIA): Environmental Report EIA submitted for PPiP Appropriate Assessment under Habitats Regulations Not Required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact e.g. Flood Risk Assessment Submitted Appraisal 63 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 and the Perth and Kinross Local Development Plan 2019. 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.
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Principle 64 Since the approval in detail of phase 1 (18/01214/AMM) in April 2019, there has been a development plan change, with the Perth and Kinross LDP 2014 superseded through the adoption of LDP2 and NPF4. Notwithstanding this, the principle of the development proposed is maintained via the extant PPP (16/01595/IPM). However, the proposed development must be assessed to ascertain if it aligns with the relevant PPP conditions and masterplan. Design and Layout 65 LDP2 Policy 1A: Placemaking, requires new development to positively contribute to the quality of the surrounding built and natural environment. It further requires development to accord a series of place making criteria outlined in part B of the policy. On this basis, the physical nature of the proposal in terms of design, layout and physical characteristics must also be considered. The proposed development will have a street layout that will follow the contours of the site’s topography. Priority will be given to pedestrians over vehicles and permeability of movement to and from adjacent sites. In order to reinforce a sense of identity and place, the layout is arranged into well defined, interconnecting neighbourhoods. The proposed network of roads and paths are punctuated by landscaped public open spaces to further create a sense of place. A Planning Policy, Design and Access Statement has been submitted, which is in accordance with LDP2 Policy 2: Design Statements, and NPF Policies 14: Design, Quality and Place, Policy 15: Local Living and 20 Minute Neighbourhoods, Policy 16: Quality Homes and Policy 17: Rural Homes. 66 The proposed development reflects the scale and proportions of housing in the local context and Alyth, by building predominantly one and two storey buildings using traditional materials. Artificial stone will be used sensitively in locations where its use will create focal points and features, with drystone walling used in landscaped areas. Traditional architectural features, that are found locally, will also be incorporated into the house designs in a contemporary fashion. These will include for example: timber lean-to canopies, porches, conservatories, dormers and timber gable features. The 3 business units will have an overall area of approximately 100 square metres and will be sited directly adjacent to the existing business units towards the eastern site frontage. These will be of the same design and finishes as the existing units. Furthermore, access, parking, and landscaping are proposed to serve the units. The proposed business units address the requirements of LDP2 Policy 8: Rural Business and Diversification, while also being in accord with the terms of the Planning Permission in Principle for this site. (09/01345/IPM). 67 The exterior design of the proposed homes will result in a low-impact and modern development. They will incorporate level disabled access, low energy use and a reduced carbon footprint. Furthermore, in light of the environmental improvements works related to the de-culverting of the Back Burn, there is a need to construct two bridges within the development in order to provide for
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accessibility and integration. The main bridge is towards the north-west corner of these phases and provides a link to the existing development on the west side of the site. 68 LDP 2 Policy 39 Landscape states that development should be compatible with the distinctive characteristics and features of Perth and Kinross’s landscapes. In this instance, the design and layout of the proposed scheme, particularly with the bungalow style of development, is not considered to create any adverse impacts. Residential Amenity 69 NPF4 Policy 14: Design, Quality and Place encourages, promotes and facilitates well designed development that makes successful places by taking a design-led approach and applying the Place Principle. 70 In terms of the potential for direct impact on existing residential amenity, such as overlooking or loss of privacy, it is not considered that the proposed development will unacceptably compromise existing residential amenity, particularly not the residents of Phase 1, or between properties within this phase of the proposed development. Each dwelling will have acceptable rear garden areas in terms of area and width, which complies with the Council’s Placemaking Supplementary Guidance. 71 LDP2 Policy 56: Noise Pollution states that there will be a presumption against the siting of development proposals which will generate high levels of noise in the locality of existing or proposed noise sensitive land uses and similarly against the locating of noise sensitive uses near to sources of noise generation. From the plans submitted there are no provisions for air or ground source heat pumps and, as such, it is highly unlikely that noise will affect residential amenity. As such, the standard plant equipment noise is recommended to be attached to any given consent. A further condition relating to construction working hours has also been recommended. Included within Phases 7-9 is the provision of 3 commercial units. Given that these will be located adjacent to residential units, there is the potential for noise to affect residential amenity and, this being the case, the conditions recommended by PKC Environmental Health in relation to 09/01345/IPM are carried over. In terms of noise in relation to traffic, the expected increase in noise as a result of the proposed development will not have a significant effect. Therefore, subject to the aforementioned conditions, the proposals are considered to be in accordance with LDP2 Policy 56 and NPF4 Policies 14, 15. Air Quality 72 LDP2 Policy 57: Air Quality states that the Council has a responsibility to improve air quality by seeking to prevent the creation of new pollution hotspots, and to prevent introduction of new human exposure where there could be existing poor air quality. Any proposed development that could have a detrimental effect on air quality, through exacerbation of existing air quality issues or introduction of new sources of pollution (including dust and/or odour), must provide appropriate
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mitigation measures. An updated Air Quality Assessment has been submitted and notes that since the original assessment in 2018, the number of residential and commercial units has decreased and that a hotel is no longer proposed for the site, subsequently reducing the projected daily traffic trips. It is also no longer proposed that the energy centre will provide power for this phase of the development, with it being used only in relation to the care home. In addition, domestic biomass systems are no longer proposed for the individual dwellings. In terms of noise in relation to traffic, the expected increase in noise as a result of the proposed development will not have a significant effect. Given that there is lighting proposed to serve the commercial units, Conditional control, as per a recommended condition, can ensure that the lighting is effectively screened and to protect the residential amenity of the surrounding area. In light of the above, the proposed development is in accordance with LDP2 Policies 56 and 57 and NPF4 Policies 14,15. Landscape and Visual Amenity 73 NPF4 Policy 4: Natural Places states that development proposals which by virtue of type, location or scale will have an unacceptable impact on the natural environment, will not be supported. Furthermore, development proposals that are likely to have a significant effect on an existing or proposed European site (Special Area of Conservation or Special Protection Areas) and are not directly connected with or necessary to their conservation management are required to be subject to an “appropriate assessment” of the implications for the conservation objectives. 74. Perth and Kinross Council LDP2, Policy 39: Landscape states that development and land use change should be compatible with the distinctive characteristics and features of Perth and Kinross’ landscapes. Accordingly, development proposals will be supported where they do not conflict with the aim of maintaining and enhancing the landscape qualities of Perth and Kinross, or the quality of landscape experience. In this instance, there are no international designations in the vicinity of the application site, and only one statutory designated site in the form of the River Tay Special Area of Conservation (SAC). It is accepted that the principle of residential development at the site is well established and that the landscape effects of this proposal will not be significant within the wider established context. The predominantly landscaped and largely undeveloped / rural area will see varying degrees of visual impact, such as to neighbouring residential properties and users of the adjacent road and core paths. It is accepted that the principle of residential and commercial development at this site is well-established, and that the landscape effects of this proposal will not be significant in the wider context. 75 The setting of the Alyth Golf Course and its clubhouse will not be significantly impacted by the proposal, with impacts largely mitigated through the remaining 9- hole Glenisla Golf Course, which provides a substantial separating buffer. There will be no unacceptable adverse effect perceived by users of the golf course.
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76 Users of the section of the Core Path (ALTH/100 and ALTH/4), which runs through the southern section of the overall site from Losset Road to Alyth Burn, will see a moderate change in visual character due to the creation of built form and infrastructure to the north. However, other sections of the Core Path will not see significant visual impacts by users due to factors such as distance, orientation, and intervening landscape screening. 77 In terms of residential properties on the B952/Meethill Rd (Stoneybrae and Sidlaw View), both residences sit at the junction of Losset Road and Meethill Road near the proposed development. Stoneybrae is afforded screening by the trees which line Losset Road. Whilst Sidlaw View is screened in part by the semi-mature woodland planting within the golf course. Sidlaw View sits in a Prominent position which affords long- distance views over Strathmore to the Sidlaw Hills in the south, although the siting of the proposed single storey dwellings is not considered to significantly impact these views. 78 Residences in Eastern Alyth (Springbank Road) facing towards the development are separated by approximately 300 metres of intervening arable land and the dense semi-mature woodland buffer of the Glenisla golf course. This landscape screen mitigates views of the proposed development. In light of the above, it is considered that the proposals are in accordance with LDP2 Policy 39 and NPF4 Policy 4 Roads and Access 79 LDP2 Policy 15: Public Access states that development proposals that would have an adverse impact upon the integrity of any (including proposed) core paths, disused railway line, asserted right of way or other well-used route and connectivity proposals identified in the Regional Transport Strategy and Delivery Plan will not be permitted. In this instance, vehicle access to the site will be taken from the public road network from the B952 from Jameson Way via Lindsay Drive and also directly from the B954. Furthermore, the applicant is proposing to create access to the car park for the old clubhouse through the industrial units. This will remove the need for vehicles to travel through the existing housing units or the formation of a new access onto the public road network. 80 The applicant is advocating the use of Losset Road, which is a core path (ALTH/100), located on the western boundary of the wider development site. This route is requiring upgrades for residents to use for Active Travel into Alyth to get to local facilities and bus services. Core path upgrades and a shuttle bus have been secured through previous planning consents. However, the final core path upgrades have not yet been implemented. 81 LDP2 Policy 60A: Existing Infrastructure, sees existing transport infrastructure identified, and encouragement given to the retention and improvement of these facilities provided the improvements are compatible with adjoining land uses.
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82 To improve these facilities, the applicant is proposing to provide a layby adjacent to the proposed small package pumping station, this will restrict visibility out of the main vehicle access of the site, when the layby is occupied. To address these concerns, the applicant has increased the size of the bay so that vehicles can see outwith the visibility splay. 83 Furthermore, the applicant is required to provide details of how construction traffic will be managed. This being the case, conditions have been recommended that a Construction Traffic Management Plan is submitted, and that the public road is kept free of mud and debris. 84 LDP2 Policy 60B: New Development Proposals, states that all development proposals that involve significant travel generation should be well-served by, and easily accessible to all modes of transport. In particular, sustainable modes: walking, cycling and public transport should be considered, prior to private car journeys. The applicant has included details of public transport within the Transport Statement, where it is advised that the nearest bus stop is 1.5kms away, considerably further than the 400 metres recommended in PAN75. The applicant has shown that they are investigating the potential for a bus service to enter the site. For the bus service provision, bus shelters will be required with Real Time Passenger Information Screens, to support residents to use alternative sustainable modes. Subsequently, the bus service was in place and operating by August 2026, with buses making the return journey from Pitcrocknie to Alyth every Monday and Thursday. This bus service is protected via the previous legal agreement. 85 Furthermore, in order to encourage the increased use of sustainable modes of transport, a condition has been recommended that a Residential Travel Plan, including a Green Travel Plan, is submitted. In light of the above, and subject to conditions, the proposed development is in accordance with LDP2 Policies 15, 60A and 60B. Drainage and Flooding 86 NPF4 Policy 22: Flood Risk and Water Management states that development proposals must have regard to the water environment, and drainage, including floodwater management, within any proposal. 87 LDP2 Policy 52: New Development and Flooding states that, within the parameters of the policy, the Council supports the delivery of the actions and objectives to avoid an overall increase, reduce overall, and manage, flood risk as set out within the relevant SEPA Flood Risk Management Strategies and the Local Flood Risk Management Plans. In this instance, PKC flood history records show no flooding has been reported in this location. A Flood Risk Assessment has been carried out which shows that there are no flood related constraints impacting the development. Further information / clarification has been submitted in terms of post development levels, a revised Drainage Impact Assessment, the proposed site topography, a revised Flood Risk Assessment and sensitivity
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testing for any potential blockages of the proposed bridges. In light of this, the proposed development is in accordance with LDP Policy 52 and NPF4 Policy 22 88 LDP2 Policy 53B: Foul Drainage states that foul drainage from all developments within and close to settlements that have public sewerage systems will require connection to the public sewer. The Flood Risk and Drainage Assessment shows the site connecting into the Scottish Water Surface Sewer. Furthermore, Scottish Water have confirmed that there is currently sufficient capacity for a foul only connection in the Alyth Waste Water Treatment works to service the proposed development. 89 LDP2 Policy 53C: Surface Water Drainage states that all new development will be required to employ Sustainable Urban Drainage Systems (SUDS) measures including relevant temporary measures at the construction phase. In this instance, a Drainage Impact Assessment has been provided for the site along with a drainage layout plan. Run-off from the site will be treated by a new SUDs basin, which will be located adjacent to the Back Burn corridor and within an area of woodland, which will also provide improvements to this ecological corridor. 90 The proposal to infiltrate surface water run - off through soakaways and infiltration trenches is supported by a ground investigation report. Furthermore, the soil conditions and topography of the site make it unlikely that high groundwater levels would adversely impact the drainage of the site. All matters relating to surface water have been covered by conditional control. Therefore, the proposals are in accordance with LDP2 Policies 52, 53B and 53C, and NFP4 Policy 22. Waste Collection 91 No issues have been identified by the Council’s Waste Services team and roads will be designed to PKC standards. A standard informative is recommended regarding kerbside bin collections. Conservation Considerations 92 Polices 26A and 26B of the LDP2 and Policy 7 of NPF4 are applicable to this application. Historic Environment Scotland are content with the proposed measures to safeguard the monument and its setting. The impact on the setting of the scheduled monument, including minimum distances to proposed structures and use of single storey buildings only within 100m, has been identified. 93 Given that there is potential for buried archaeological remains to survive with the development site. In order to assess the presence / absence, character and significance of archaeological deposits on the site, a condition for a programme of archaeological work has been included. As a result of other related applications adjacent to the Pitcrocknie Stone, an appropriate buffer, has now been fenced off and must remain as so during all construction works, to ensure the monument is not accidentally damaged. Conditions have been recommended
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to ensure its protection throughout the duration of the works. In light of the above, and subject to conditions, the proposed development is in accordance with LDP2 Polices 26A, 26B, and NPF4 Policy 7. Natural Heritage and Biodiversity 94 NPF4 Policy 3: Biodiversity states that development proposals will contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats and building and strengthening nature networks and the connections between them. Proposals should also integrate nature-based solutions, wherever possible. Furthermore, development proposals for national or major development, or for development that requires an Environmental Impact Assessment will only be supported where it can be demonstrated that the proposal will conserve, restore and enhance biodiversity, including nature networks so they are in a demonstrably better state than without intervention. This will include future management. To inform this, best practice assessment methods should be used. 95 NPF4 Policy 4: Natural Places states that development proposals that are likely to have an adverse effect on species protected by legislation will only be supported where the proposal meets the relevant statutory tests. If there is reasonable evidence to suggest that a protected species is present on a site or may be affected by a proposed development, steps must be taken to establish its presence. The level of protection required by legislation must be factored into the planning and design of development, and potential impacts must be fully considered prior to the determination of any application. 96 LDP2 Policy 40: Forestry, Woodland, and Trees states that Tree Surveys, undertaken by a suitably qualified professional, should accompany all applications for planning permission where their sites contain trees and that there is a presumption in favour of protecting woodland resources. In this instance, a Tree Survey Report has been submitted, which includes an Arboricultural Impact Assessment. There are no Tree Preservation Orders affecting the site and no record of any ancient woodland. Compensatory planting, effectively a new woodland, is also being proposed on land to the West of the development site which will provide for woodland/ecological gains using primarily native tree species. 97 The proposed tree and shrub planting contains a diverse mix of species including fourteen fruit trees, which, essentially, will result in the creation of a new woodland. The submitted Ecological Appraisal notes the presence of an invasive species on-site, namely Himalayan balsam. The report recommends that a Management Plan is submitted, which should include details of the proposed methods for eradication, control, and monitoring. This has been covered by a recommended condition. Furthermore, conditional control can ensure that full details of the proposed tree protection measures are submitted for approval. In addition, further conditions have been recommended to ensure that the proposed
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landscaping and planting scheme shall be completed within the first available planting season (October to March). 98 LDP2 Policy 41: Biodiversity states that the Council will seek to protect and enhance all wildlife and wildlife habitats, whether formally designated/protected or not. All whilst taking into account the ecosystems and natural processes in the area. An informative has been recommended to remind the applicant that it is an offence to kill wild birds or destroy / damage their nests. A condition has been recommended to ensure that the conclusions and recommended action points within the supporting biodiversity survey are adhered to in full. 99 In accordance with NPF4 Policy 3: Biodiversity, development proposals for national or major development, will only be supported where it can be demonstrated that the proposal will conserve, restore and enhance biodiversity, including nature networks, so, they are in a demonstrably better state than without intervention. In this instance, the submitted Biodiversity Enhancement Plan includes many positive actions, as outlined in the PKC Planning for Nature Guidance. However, in terms of the proposed biodiversity enhancements, there is a lack of detail regarding the locations of the bat boxes. In addition, bat boxes should not be attached to any of the trees on site, as is stated in the submitted Biodiversity Enhancement Plan. Conditional control can ensure the implementation of bat bricks. Further biodiversity enhancements, in the form of wildlife kerbs and hedgehog highways, shall be installed, which has been covered by recommended conditions. 100 LDP2 Policy 47: River Tay Catchment Area, states that The Council will seek to protect and enhance the nature conservation interests within the River Tay Catchment Area. In this instance, it is unlikely that the proposed development will have an adverse impact on the River Tay SAC. However, in this instance, conditional control can ensure that a Construction Method Statement is submitted for approval in order to prevent pollution during the construction phase form entering the River Tay and its tributaries. 101 In light of the above, and subject to the addition of the aforementioned conditions, the proposed development is considered to be in accordance with LDP2 Policies 40, 41 and 47, and NPF4 Policy 3. Developer Contributions 102 The Council’s Affordable Housing Policy and SG requires that 25% of the total Number of houses developed will be in the form of affordable housing. The original application had provision for 6 affordable housing plots. After further consultation, as discussed above, this was increased to 20 serviced affordable housing plots. This meets the requirements of Policy 5: Infrastructure Contributions. 103 Furthermore, there is a requirement for a financial contribution of £5,075.90 towards the maintenance and future upgrade of the NEAP, located to the east
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side of Alyth. The proposal is within the catchment of the Alyth Primary school. In terms of education contributions, there are, currently, no capacity issues in this catchment area at this time. 104 In terms of the adoption of any non- priority Public Open Space (POS), a commuted sum of £66,910.40 is required. Payment of a Security Deposit (10% per 100 dwellings) must be paid prior to handover of POS. POS to be adopted must be to Council standard prior to CG inspection. Adoption should be completed I year from CG inspection with any required remedial work being completed prior to handover inspection. Economic Impact 105 Aside from the benefit to the local economy during the construction phase, the impact on the local economy from the proposed dwellings will add to the available local expenditure and have a positive impact on the local economy and facilities. In addition, there will be a benefit to the local economy through the inclusion of the three commercial units Variation Of Application Under Section 32A 106 This application has been varied prior to determination. Elements that have been the subject of variation include Ecology, Floods and Roads. There was also an increase of an additional 14 serviced affordable housing plots, which in turn required the description of the application to be updated. Planning Obligations and Legal Agreements 107 A Section 75 legal agreement will be required in respect of the agreed delivery of the 20 serviced affordable housing plots, the £5,075.90 payment for the NEAP, and the £66,910.40 for the priority open space. The legal agreement will be able to ensure that the serviced affordable housing plots are delivered commensurate with the phasing of the development and will also control suitable land transfers where appropriate. Direction By Scottish Ministers 108 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 109 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
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material considerations, and none has been found that would justify overriding the Development Plan. 110 In terms of Phases 7 to 9, it is considered that the application accords, subject to further conditions, with the PPiP, and submitted masterplan. The scale of the development and the layout and design of phases 7 to 9 raises no significant issues and will not adversely affect the visual landscape or residential amenity of the area. Recommendation 111 Approve the planning application subject to the following directives and conditions: Conditions and Reasons for Recommendation General 1. That no development shall be undertaken in any phase unless a detailed phasing programme outlining the delivery strategy for the proposed land use, open space and roads infrastructure and drainage across the entire application site has been submitted to and approved in writing by the Council as Planning Authority. Reason - In order to ensure development is progressively accompanied by appropriate associated infrastructure, and to inform the timescale for submission of further applications for 'Matters Specified in Conditions'. Biodiversity / Natural Environment 2. Development shall not commence until a detailed Construction Method Statement (CMS) has been submitted to the Council as Planning Authority and agreed in writing, in consultation with NatureScot. The CMS must identify measures to prevent harmful materials entering the River Tay SAC, which could reduce water quality and lead to a damaging impact on the salmon, otter, and lamprey interests. The CMS should include the following: a. pollution prevention safeguards including drainage arrangements and the possible use of siltation traps, settlement tanks and bunds, and a Dust Management Plan. b. storage and disposal of materials including the siting of stockpiles, use of buffer strips and disposal methods c. construction site facilities including extent and location of construction site huts, vehicles, equipment, fuel, chemicals, and materials compound (d) timing, duration, and phasing of construction particularly in relation to salmon and lamprey migration/spawning. The CMS and mitigations as agreed shall be fully implemented as part of the planning permission.
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Reason - In order to ensure the development does not impact negatively on the nearby Special Area of Conservation. 3. Prior to the commencement of development, a detailed planting scheme shall be submitted to, and approved in writing by, the Council as Planning Authority. This should include details of the phasing of delivery to ensure appropriate provision of landscaping as the development progresses, with the scheme fully delivered by the occupation of the last hereby approved house. Thereafter, the approved scheme shall be implemented in full. Any planting which, within a period of 5 years from the completion of the development is dying, has been severely damaged or is becoming seriously diseased, shall be replaced by plants of similar size and species to those originally approved/planted. Reason - To ensure the implementation of satisfactory schemes of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area. 4. Prior to the commencement of any works on site, all trees on site (other than those marked for felling on the approved plans) and those which have Root Protection Areas which fall within the site shall be retained and protected. Protection methods shall be strictly in accordance with BS 5837 2012: Trees in Relation to Design, Demolition and Construction. Protection measures, once in place, shall remain in place for the duration of construction. Reason - In the interests of protecting environmental quality and of biodiversity. 5. The detailed landscaping and planting scheme which is hereby approved shall be completed within the first available planting season (October to March) after the completion or bringing into use of the development, whichever is the earlier. The approved scheme shall thereafter be maintained and implemented in full, with any planting which fails to become established within five years being replaced in the following planting season with others of a size and species as previously approved. Reason - In the interests of protecting environmental quality and of biodiversity. 6. The conclusions and recommended action points within the supporting biodiversity survey submitted and hereby approved (document 39 relates) shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 7. An updated ecology survey will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the ecology survey approved as part of this permission. The updated survey shall be submitted to
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the Council as Planning Authority for written agreement and works shall not commence until after such written agreement has been issued by the Council. For the avoidance of doubt, any recommendations made within any updated ecology survey approved shall be adhered to in full. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 8. Prior to the commencement of development hereby approved, a plan indicating location, quantity and specification of the enhancement measures outlined in the Biodiversity Enhancement Plan (integrated bat bricks/boxes/tubes and swift bricks, insect hotels, refugia/hibernacula and hedgehog houses) shall be submitted and approved in writing by the Council as Planning Authority. Thereafter, the measures shall be installed in accordance with the agreed details prior to the occupation of the relevant residential unit. Reason - In the interests of protecting environmental quality and of biodiversity. 9. Prior to the commencement of the development hereby approved, an Invasive Non-Native Species Control Plan shall be provided for the written approval of the Council as Planning Authority. The plan shall contain measures to eradicate and control invasive non-native species. Thereafter, the agreed scheme shall be implemented in full accordance during the construction phase. Reason - In the interests of protecting environmental quality and of biodiversity. 10. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, wildlife kerbs shall be installed adjacent to all road gullies within 500metres of a SUDS pond or watercourse. Thereafter, the kerbs shall be retained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. 11. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, hedgehog highways shall be created by providing access gaps in wooden fences on each plot at least 13cm x 13cm at ground level, to allow for the free movement of hedgehogs. Thereafter, the hedgehog highways shall be retained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. 12. Measures to protect animals from being trapped in open excavations and/or pipes and culverts shall be implemented for the duration of the construction works of the development hereby approved. 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
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of each working day and open pipework greater than 150 mm 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. Archaeology / Cultural Heritage 13. Development shall not commence until the developer has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Archaeological Investigation (WSI) which has been submitted by the developer and agreed in writing by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust (PKHT). Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented including that all excavation, preservation, recording, recovery, analysis, publication and archiving of archaeological resources within the development site is undertaken. Should the archaeological works, as required by the WSI, identify a requirement for post-excavation analysis, the development as approved shall not be occupied or brought into use until a Post-Excavation Research Design (PERD) has been submitted to and agreed in writing by the Council as Planning Authority, in consultation with PKHT. The PERD shall be carried out in complete accordance with the approved details. Furthermore, the developer shall afford access at all reasonable times to PKHT or a nominated representative and shall allow them to observe work in progress. Reason - To ensure a programme of archaeological works is carried out to safeguard and record any archaeological remains within the development area. 14. Prior to the commencement of the development hereby approved, protective fencing shall be erected around SM1575 (Pitcrocknie Stone) incorporating an appropriate buffer, insofar as the land lies within the control of the applicant and/or developer, in a manner and for a time period to be agreed in writing in advance with the Planning Authority. No works shall take place within the area inside that fencing without prior written agreement of the Planning Authority. Reason - To ensure the preservation of the historic environment. Residential Amenity 15. Servicing of and deliveries to the commercial units hereby approved shall be carried out between 0700 and 1900 Monday to Saturday only, with no servicing or deliveries permitted on Sundays. Reason - In the interests of residential amenity. 16. All plant or equipment associated with any residential unit 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
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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. 17. All plant or equipment including any ventilation system, associated with any commercial unit 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. 18. The sound insulation and sound transmission properties of the structure and finishes of the commercial units 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. 19. All external lighting associated with the commercial units hereby approved 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. 20. Construction work shall be limited to Monday to Friday 0700 hours to 1900 hours and Saturday 0800 hours to 1300 hours with no noisy works out with these times or at any time on Sundays or bank holidays. The above shall be implemented throughout the construction stage of the development unless otherwise agreed in writing with the Council as Planning Authority and Environmental Health. Reason - In the interests of residential amenity. 21. Prior to the commencement of the development hereby approved, a detailed Construction Environmental Management Plan (CEMP) detailing environmental mitigation measures and construction method statements, and including a Dust Management Plan, shall be submitted to and approved in writing by the Council as Planning Authority, and further consultation with PKC Environmental Health Team. Such details shall be submitted not less than two months prior to the approved scheduled commencement date and shall incorporate detailed pollution avoidance and mitigation measures for all construction elements. Thereafter the development shall be fully undertaken in accordance with the approved CEMP.
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Reason - In the interests of residential amenity, and to ensure proper site management. Floods and Drainage 22. All water- crossings, including temporary crossings over the Back Burn, shall be designed to convey the 1:200-year peak flow, giving due consideration to climate change, and a freeboard to mitigate against bridge blockage potential. Within 6 months of the date of this decision notice, details of all proposed crossings of the burn, along with the timing of their provision, shall be submitted to and approved in writing by Perth and Kinross Council, in consultation with SEPA, prior to their implementation. The crossings shall be delivered in accordance with the approved scheme. Reason - In order to take account of the flood risk from the adjacent watercourse. Roads and Transportation. 23. During construction, the public road shall be kept free from mud and debris at all times and suitable wheel cleaning facilities shall be provided within the site to prevent the deposition of mud and debris on to the public road. Reason - In the interest of proper site management and to protect the amenity of the area. 24. Prior to the commencement of any development on site, a detailed design showing the layout and specification for the upgrade of Losset Road core path, along with proposed lighting and drainage, from the development site to the currently adopted public road network shall be submitted to, and approved in writing by, the Council as Planning Authority. The upgraded core path, as approved in writing, shall be implemented in accordance with the approved details and undertaken prior to the occupation of the first dwellinghouse. Reason - In the interests of road, pedestrian safety and connectivity with Alyth. 25. No part of the development shall be occupied until a Residential Travel Plan (RTP), aimed to encourage more sustainable means of travel, has been submitted to and agreed in writing by the Council in consultation with Transport Planning. The RTP will have particular regard to provision for walking, cycling and public transport access to and within the site and will identify the measures to be provided (including the provision of new and/or enhanced public transport services), the system of management, monitoring, review, reporting and the duration of the plan. Reason - To promote sustainable transport options and to meet advice within Scottish Planning Policy on transport.
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26. Prior to the commencement of the development hereby approved, the applicant shall submit for the further written agreement of the Council as Planning Authority, in consultation with the Roads Authority (Structures), a Construction Traffic Management Scheme (TMS) which shall include the following: (a) restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; (b) timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events; (c) a code of conduct for HGV drivers to allow for queuing traffic to pass; (d) arrangements for liaison with the Roads Authority regarding winter maintenance; (e) emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown; (f) arrangements for the cleaning of wheels and chassis of vehicles to prevent material from construction sites associated with the development being deposited on the road; (g) arrangements for cleaning of roads affected by material deposited from construction sites associated with the development; (h) arrangements for signage at site accesses and crossovers and on roads to be used by construction traffic in order to provide safe access for pedestrians, cyclists and equestrians; (i) details of information signs to inform other road users of construction traffic; (j) arrangements to ensure that access for emergency service vehicles are not impeded; (k) co-ordination with other significant developments known to use roads affected by construction traffic; (l) traffic arrangements in the immediate vicinity of temporary construction compounds; (m) monitoring, reporting and implementation arrangements; (n) arrangements for dealing with non-compliance; and (o) details of HGV movements to and from the site. The TMS as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interest of proper site management. Justification The proposal is considered to be in accordance with the Development Plan and There are no material considerations which justify refusal of the planning application.
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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. Informatives 1. The development hereby permitted shall be commenced no later than the expiration of two years from the date of this consent or from the date of subsequent approval of matters specified in conditions, or three years from the date of planning permission in principle, whichever is the later. 2. 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. 3. 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. 4. 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 41 of the Development Management Procedure (Scotland) Regulations 2013. The form of the notice is set out in Schedule 7 of the Regulations, and a draft notice is included for your guidance. According to Regulation 41 the notice must be: a. Displayed in a prominent place at or in the vicinity of the site of the development. b. Readily visible to the public. c. Printed on durable material. 5. The developer is advised to contact Sophie Nicol, Archaeologist to discuss terms of reference for work required Tel 01738 477080. 6. The applicant is advised that in terms of Sections 21 of the Roads (Scotland) Act 1984 they must obtain from the Council as Roads Authority consent to construct a new road prior to the commencement of roadworks. Advice on the disposal of
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surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. 7. The applicant is advised that in terms of Sections 56 of the Roads (Scotland) Act 1984 they must obtain from the Council as Roads Authority consent to open existing road or footway prior to the commencement of works. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency (SEPA). 8. The applicant is advised that, in terms of Sections 109 of the New Roads and Street Works Act 1991, he/she/they must obtain from the Council, to place, maintain or adjust apparatus in, or under a Road or remove apparatus from a road. Application forms are available at: https://www.pkc.gov.uk/article/14916/Road-and-footway-permits. 9. The applicant is reminded that, should any protected species be present a licence may be required from NatureScot to disturb a protected species. Failure to obtain a licence may constitute a criminal act under the Habitats Regulations and penalties are severe for non-compliance. 10. Trees and scrub are likely to contain nesting birds between 1st March and 31st August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning permission for a development does not provide a defence against prosecution under this Act. 11. The applicant should be aware of the requirements of the Council's Environment and Regulatory Services in relation to waste collection from the site and should ensure adequate measures are provided on site to allow for the Collection of waste. 12. The applicant should be aware that a further legal procedure is required if it is proposed to alter the route of an existing core path. 13. No work shall be commenced until an application for building warrant has been submitted and approved. 14. The applicant is advised that Perth and Kinross Council have a charging scheme for recycling and waste bins for new build properties and newly created dwellings. Further information can be found at: https://www.pkc.gov.uk/binrequests 15. Application for a new postal address should be made via the Street Naming and Numbering page on the Perth & Kinross Council website at www.pkc.gov.uk/snn. Please note there is a charge for this service and submission cannot be made until the relevant Building Warrant has been approved.
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16. Further information on the need for and level of provision of Changing Places Toilet Facilities can be found in section 41B of the Town and Country Planning (Scotland) Act 1997, the Town and Country Planning (Changing Places Toilet Facilities) (Scotland) Regulations 2020 and the associated Circular 1/2020: Changing Places Toilets Regulations. 17. 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 Ecology, Floods and Roads. There was also an increase of an additional 14 affordable housing plots, which in turn required the description of the application to be updated. Background Papers Letters of representation 1 Authors Name Designation Contact Details Alan Atkins Planning Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 30 September 2026