25/01453/Flm
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. 26/279) Proposal: Demolition of and erection of replacement poultry units and associated infrastructure Location: Balado Bridge Poultry Farm, Balado Ref. No: 25/01453/FLM Ward No: P8 - Kinross-shire Summary This report relates to the proposed replacement of an aged poultry farm with a larger modern facility with double the capacity (800,000 to 1.6 million birds). Although over an expanded area issues associated would not see unacceptable impacts, and in certain aspects would improve the current situation (i.e. odour/noise). This report recommends approval of the application, subject to conditions, as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations which would justify otherwise. Background and Description of Proposal 1 The application seeks to develop a replacement poultry farm, related to a poultry processing facility at Couper Angus. The existing twenty sheds, each with 2 internal production areas, are to be replaced with a larger modern facility. Notably the extent of land is also larger than the existing operational area, including some undeveloped areas. The current total footprint of buildings is 36,436m2 (392,200sqft) (Gross External Area (GEA)) and can accommodate c.800,000 birds (cycles of production c.87,000 per week). After demolition 20 new sheds (38 internal production areas) and their associated infrastructure would be developed, having an increased footprint of c.96,025m2 (1,033,600sqft) and capacity to accommodate 1,600,000 birds. The long linear structures would have a width of 24.68m, length of height of c.214m (double units – singles roughly half the length), a ridge height of c.6m and 2.45m to the eaves. The associated infrastructure, beyond the sheds includes: • New internal access tracks; • Vehicle parking and turning;
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• Hardstanding areas for deliveries and collections, and storage for a generator; • Gas tanks; • SuDS and attenuation basins; • New tree planting and hedgerows; 2 The site is located west of the M90 and Kinross, just north of the junction between the B918 and A977. The former NATO Radar Station is a short distance to the south. The B918 bisects the site, with sheds either side (north and south). The 4 westernmost sheds would be south of the B918 and the rest to the north. 18 sheds are conjoined double coup units, whilst the northern two are singles. 3 Topography is generally flat and the buildings to the north of the B918 seeing a degree of screening from existing trees and hedgerows. Existing facilities include office space, hardstanding areas for storage and managers residential accommodations. The surroundings see largely agricultural land. Beyond the radar station is the South Queich water course and thereafter large ponds associated to a quarry. There is an INEOS FPS Fortes Pipeline within the application site, which transports oil and gas at high pressure and is classified as a Major Accident Hazard pipeline under the Pipeline Safety Regulations 1996. Site History • 97/00200/FUL Full Planning Permission was approved on 17 June 1997 for the conversion of existing farm buildings to 2 dwellinghouses. • 98/01059/FUL Full Planning Permission was approved on 13 October 1998 for a Change of Use from a private to a commercial trout fishery and to site a portable building. • 99/00200/FUL Full Planning Permission was approved on 11 May 1999 for the modification of an existing consent to erect a house and detached double garage. • 99/00754/FOR was approved on 15 June 1999 for the new forestry planting over 3.4 hectares. • 02/01029/FUL Full Planning Permission was refused on 1 November 2002 for a renewal of consent for the conversion of farm buildings to two dwellinghouses. • 03/01540/FUL Full Planning Permission was approved on 2 December 2003 for the conversion of a farm building into two dwellinghouses. • 04/00127/FUL Full Planning Permission was approved on 21 June 2004 for the formation of a lorry compound with associated fencing • 08/01016/FUL Full Planning Permission was approved on 15 July 2008 for the renewal of a previous planning consent (03/01540/FUL) for the conversion of farm buildings into 2 dwellinghouses. • 13/01125/SCRN Screening Opinion given on 5 July 2013 for the erection of a wind turbine. • 25/00005/PAN Received on 16 April 2025 for the proposed demolition, re-development and enlargement of poultry farm, associated infrastructure and works.
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• 25/00005/PAN Received on 16 April 2025 for the proposed demolition, re-development and enlargement of a poultry farm, associated infrastructure and works. The notice was considered sufficient and the consultation proposals accepted. • 26/01142/FLL Full Planning Permission was approved for a part change of use of agricultural steading to form an equine veterinary office, formation of parking and associated works (in retrospect). Environmental Impact Assessment 4 The proposal is EIA development, as it is listed within Schedule 1 of the EIA Regulations and an EIA Report has been submitted. An assessment of the report’s findings and significant environmental effects is provided in the appraisal section below. Pre-Application Consultation 5 Pre application Reference: 24/00010/PREAPM 6 The proposed development is classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009; therefore, the applicant was required to undertake formal pre-application consultation with the local community. 7 A Proposal of Application Notice (Council ref. 25/00005/PAN) was submitted to Perth and Kinross Council (PKC) on 11 March 2025. PKC agreed the proposed consultation activities, registering the PoAN on 12 March 2025. Notification was made to Kinross Community Council, providing a copy of the PoAN and advising them of the planned consultation activities. Statutory public notices were published in The Perthshire Advertiser on the 29 April 2025 and 13 May 2025 advertising the two public consultation events 8 The two ‘in person’ consultation events were held at Millbridge Hall in Kinross on 7 and 21 May 2025. These saw visual details of the proposals set out and provided the opportunity for people to ask questions and provide comments/feedback. 7 members of the public attended the first event, but none the second. Feedback forms were available to leave comments or comments could be made by email or telephone. Development Plan 9 The Development Plan for the area comprises National Planning Framework 4 and the Perth and Kinross Local Development Plan 2 (2019) along with its associated statutory supplementary guidance.
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National Planning Framework 4 10 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. 11 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 4: Natural Places • Policy 5: Soils • Policy 14: Design, Quality and Place • Policy 22: Flood Risk and Water Management • Policy 23: Health and Safety • Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 12 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. 13 The principal relevant policies are: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 8: Rural Business and Diversification • Policy 14A: Open Space Retention and Provision: Existing Areas • Policy 39: Landscape • Policy 41: Biodiversity • Policy 47: River Tay Catchment Area • Policy 50: Prime Agricultural Land • Policy 51: Soils • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 57: Air Quality • Policy 58A: Contaminated and Unstable Land: Contaminated Land
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• Policy 60A: Transport Standards and Accessibility Requirements: Existing Infrastructure Statutory Supplementary Guidance • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non-Statutory Guidance • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity National Guidance 14 The Scottish Government expresses its planning policies through Planning Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Those relevant are listed below. Planning Advice Notes 15 The following Scottish Government Planning Advice Notes (PANs) and guidance Documents are of relevance to the proposal: Creating Places 2013 16 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 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. Local Place Plans 18 Local Place Plans are community-led plans setting out proposals for the development and use of land and set out a community’s aspirations for its future
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development. The application site lies within ‘Name of’ Local Place Plan. The LPP raises no issues in respect of the consideration of this application. Consultations 19 As part of the planning application process the following bodies were consulted: External 20 NatureScot - No comments. 21 INEOS FPS - No objection. Advise that the safety and engineering integrity of the INEOS FPS Forties Pipeline will not be affected by the proposed development. 22 Perth and Kinross Heritage Trust (PKHT) - No objection, subject to conditions relating to a programme of archaeological works in relation to airfield related archaeology and protective fencing around the historic farmstead at Wester Gallowhill (MPK20448). 23 Scottish Environment Protection Agency (SEPA) - No objection, subject to a condition relating to ammonia management. 24 Balado Airfield - Object. Consider that as a result of the proposed development, there will be emissions of odour and dust, along with negative landscape and visual impacts. 25 Scottish Water - No objection. Do not confirm servicing but advise that there is currently sufficient capacity at the Glendevon Water Treatment Works. 26 Kinross Community Council - Object. Consider the proposed development will result in an adverse impact on tourism and local businesses. As well as a negative impact on the visual amenity of the area, and that local biodiversity could be affected. Internal 27 PKC Structures and Flooding - No objection, subject to a condition requiring a Flood Action Plan. 28 PKC Environmental Health (Contaminated Land) - No objection, subject to an informative advising on actions relating to any contamination encountered. 29 PKC Environmental Health (Noise Odour) - No objection, subject to conditions relating to a Particulate Matter Monitoring Survey (PMMS), management of external lighting and servicing/delivery times. 30 PKC Transportation and Development - No objection, subject to a condition requiring to a Construction Traffic Management Scheme (CTMS).
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31 PKC Development Contributions Officer - No comments, as the Developer Contributions and Affordable Housing Supplementary Guidance does not require any contributions. 32 PKC Private Water Supply Team - No objection, subject to an informative to ensure provision of an appropriate water supply 33 PKC Biodiversity Officer - No objection. 34 PKC Enterprise Team - Advise that the proposed development will increase poultry production within the region and will also provide economic benefit for the poultry processing industry within Scotland. 35 PKC Tree Officer - No objection, subject to conditions relating to tree protection measures. Representations 36 One further representation raised the following issues: • Visual impact • Noise • Adverse environmental Impact 37 These issues are addressed in the Appraisal section of the report. Additional Statements Screening Opinion EIA required Environmental Impact Assessment (EIA): Environmental Report Both submitted Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact eg Flood Risk Assessment Submitted Landscape and Visual Impact Assessment Submitted Dust Report Submitted Ecology Report Submitted Ammonia Report Submitted Drainage Strategy Report Submitted Tree Survey Submitted Arboricultural Impact Assessment Submitted
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Appraisal 38 Sections 25 and 37(2) of the Town & Country Planning (Scotland) Act 1997 (as amended) require the determination of the proposal to be made in accordance with the provisions of the Development Plan, unless material considerations indicate otherwise. The Development Plan comprises NPF4, the Perth and Kinross Local Development Plan 2019 and statutory supplementary guidance. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, this involves considerations of the Council’s other approved policies and supplementary guidance. Principle 39 In relation to rural development, the policy context is set out in NPF4 Policy 29: Rural Development, LDP2 Policy 8: Rural Business and Diversification, NPF4 Policy 5: Soils, LDP2: Policy 50 Prime Agricultural Land and LDP2 Policy 51 Soils which are relevant to the overall principle of the development. In terms of the new poultry buildings, LDP2 Policy 6 resists development outside settlement boundaries; however, LDP2 Policy 8 (Rural Business & Diversification) and NPF4 Policy 29 (Rural Development) provide a route for rural economic proposals that are appropriately scaled, sited, and justified. 40 In this instance, NPF Policy 29 applies as the proposal is largely a redevelopment of an existing business at the site, seeking to improve its viability, sustainability and diversity within the local economy. The policy contains criteria, including that the use of good quality land is minimised. 41 There is policy support at part a) (i) and (ii) for diversification of an existing business, including farms, where the loss of good quality land is minimised. In addition, part a) (iii) provides support for proposals for ‘production and processing facilities for local produce, such as local food production’. 42 Furthermore, LDP2 Policy 8 supports the expansion of existing businesses and the creation of new ones in rural areas. There is a preference that this will generally be within or adjacent to existing settlements but sites outwith settlements may be acceptable where they are either the diversification of an existing business or are related to an existing site-specific resource or opportunity. The proposal is for the redevelopment and expansion of an existing business, therefore, meets this part of LDP2 Policy 8. 43 LDP2 Policy 8 also lists criteria which all proposals must meet. This requires specific criteria to be met, primarily proposals should: a) provide permanent employment b) not result in suburbanisation of the rural areas c) be compatible with the surrounding land uses and not detrimentally impact on the amenity of residential properties within or adjacent to the site
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d) be satisfactorily accommodated within the landscape and environmental capacity of the site e) meet a specific need by virtue of its quality or location in relation to existing business or tourist facilities f) achieve a high-quality design to reflect the rural nature of the site and be in keeping with the scale of existing buildings. g) local road network capable of accommodating traffic generated by the proposed development. Supporting information should accompany the application to demonstrate how the above criteria can be met by the proposal. Criteria h) and i) are not considered relevant in this case. In this instance, the proposed development is considered to be compatible with surrounding land uses and can be easily accommodated within the landscape and environmental capacity of the site. Furthermore, it has been clearly shown that there is a specific need for an upgrade of the existing poultry farm in order that it is fit for purpose and can meet the increasing demands on productivity. In addition, the proposed development will not have an adverse impact on residential amenity, and will, in fact, result in an improved facility that will lead to an overall improvement in environmental conditions in this locality. Furthermore, the proposed upgrade to the existing poultry farm will create employment opportunities. In light of the above, the proposed development is considered to be in accordance with LDP2 Policy 8. 44 Undeveloped land at the site, particularly those areas used for arable purposes, is identified as prime land with a soil classification of 3.2. NPF Policy 5 Soils therefore applies and Part b) iii. offers conditional support for development proposals on prime agricultural land where the proposal is for 'The development of production and processing facilities associated with the land produce where no other local site is suitable;’ In all such exceptions, ‘…the layout and design of the proposal minimises the amount of protected land that is required.’ In this case, the proposal is for a poultry production facility which in turn supports the regionally/nationally important processing facilities at Couper Angus and replaces a longstanding outdated and smaller facility across much of the site. The proposed buildings are larger than the existing, to meet with best practice welfare standards and the increased production capacity. The form of the buildings and the impacts on the surroundings are assessed below. 45 LDP2 Policy 50 generally resists development on prime agricultural land outwith identified settlements. Exceptions are given for “meeting specific established need” and only when there is no other suitable site available on non-prime land. In this instance, there will be minimal impact on soils. The soil classification for the site is 3.2 under the Land Capability for Agriculture, which is described as: “Land capable of average production though high yields of barley, oats, and grass can be obtained. Grass Leys are common”. It is therefore considered that the development will not be located on prime agricultural land, and, therefore, the proposals are in accordance with LDP2 Policy 50. 46 Furthermore, LDP2 Policy 51 Soils applies and offers conditional support for development proposals on good quality agricultural land subject to various
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criteria. Any application should demonstrate how use of such land is minimised, and that impacts have been minimised. Given that the proposed development will be taking place largely on existing concrete yards, there will be minimal impact on soils, limited to the areas of expansion and a natural bleed into those adjacent undeveloped zones. Th redevelopment and expansion is considered appropriate to the context of development and land use. This being the case, the proposed development is considered to be in accordance with LDP2 Policy 51. 47 NPF4 Policy 14 and LDP2 Policies 1A and 1B relate to placemaking and require new development to respect the character and visual amenity of the area. In this instance, the proposed layout extends built development into open agricultural fields, as a result of a greater extent of buildings/floorspace. In terms of the design of the buildings, they are long linear structures which are typical of their proposed use and will not result in any further impact on the appearance of the site, or the surrounding area. Furthermore, the proposed upgrade of the poultry farm will lead to an overall improvement of the appearance of the site and will not introduce any further industrial elements to the rural landscape They would be partially screened from some views due to the wider topography and existing trees and vegetation. In addition, mitigating landscaping would be introduced. 48 As with all proposals, it is expected that residential amenity enjoyed by existing/proposed dwellinghouses will be protected. Furthermore, the impact that noise and light may have on the local area is a material consideration and is referenced within Policy 55 and 56 of the LDP2. LDP2 Policy 1A: Placemaking is also relevant. 49 The key determining issues are whether the proposal is consistent with the relevant provisions of the Development Plan with regard to traffic implications, landscape and visual impact of the proposal and impact on neighbouring amenity such as odour and noise. These matters are assessed in detail within the sections below. Design and Layout 50 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 with 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. 51 In this instance, the proposed development will largely be located on the existing concrete yards of the existing poultry farm. The proposed layout includes poultry houses and feed silos as well as hardstanding for the parking and turning of vehicles. The proposed new buildings are of a similar scale/form and of timber framed modern construction, comprising dwarf concrete walls on concrete pads. The insulated roof and side walls will be clad in polyester coated profiled steel sheeting, with timber clad gables.
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52 All new sheds will be ventilated by roof mounted extraction fans, 6.2m above ground level. New feed silos, 6.8m in height, will be sited on 4m wide concrete pads. External lighting will be minimised, with low energy lighting via a single 500W floodlight at the end buildings. Lighting will be operated manually and not triggered by sensors. Although the resulting poultry farm will be bigger than others in the surrounding area, overall, the design of the proposed development is in- keeping with other developments of a similar type and would see mitigating landscape would be introduced. As such the proposals are considered acceptable and in accordance with LDP2 Policy 1A. Natural Heritage, Landscape and Visual Amenity 53 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. 54 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. 55 In this regard, the proposed buildings are similar in siting, form and scale to those that already exist, although covering a larger area. It is also the case that the development primarily makes use of a site previously developed for the same purpose. Although the area and scale of production will increase, much of the site is already in poultry production, and the character of the surrounding area will not be unacceptably impacted. However, the proposals will have impacts on the landscape through development of additional: agricultural land, removal of limited areas of trees mixed woodland. The introduction of new landscape features, including structure tree and shrub planting, will provide mitigation. The construction phase has a two-to-three-year duration, during which time landscape and visual effects are likely to arise from construction activities and additional vehicle movements 56 Once operational, the increased density of development within the landscape is unlikely to substantially alter views in the longer term. A supporting Landscape Visual Impact Assessment (LVIA) assesses the potential effects and considers potential implications on key landscape characteristics and resources, as well as effects on views and visual amenity from a range of visual receptors. 57 The removal of existing landscaping is to be compensated by tree and woodland planting to the east of the most northern poultry sheds.
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58 Overall, the replacement of the existing poultry sheds and removal of a small area of arable land and minor woodland areas are considered to have limited localised effects on landscape. Furthermore, negligible effects are predicted on the landscape character of the site and surrounding area. In light of the above, it is considered that no unacceptable effects are predicted on landscape or visual amenity as a result of the proposed development. Indeed, the redevelopment will result in improvements as a result of building condition and mitigations, such as landscaping. The proposed development is therefore considered to be appropriate within the context of the surrounding landscape and existing visual amenity. Soils 59 LDP2 Policy 50: Prime Agricultural Land states that, outside the identified settlements, development on prime agricultural land will not be permitted, unless it is necessary to meet a specific established need, such as a major infrastructure proposal and only when there is no other suitable site available on non-prime land. 60 LDP2 Policy 51: Soils states that soils will only be supported where they: a) minimise impact on soil resources; b) implement appropriate soil management measures, particularly for valuable soils such as good-quality agricultural soils*, and soils with a high organic content; c) adopt best practice when moving, storing and reinstating soils; d) consider opportunities to re-use soils necessarily excavated from the site. 61 The soil classification of 3.2 is described as: “Land capable of average production though high yields of barley, oats, and grass can be obtained. Grass Leys are common”. It is, therefore, considered that the development will not be located on prime agricultural land. 62 Although the proposed development will result in the loss of some agricultural land, the overall appearance of the application site will be improved, through the introduction of modern, fit for purpose, poultry sheds and associated feed silos. The significant expansion of the farming operation and relatively limited loss of soils is considered acceptable. It is required to remove a number of trees, including along the north-eastern area and within a small linear strip and cluster to the east. These removals to allow efficient building placement, operational circulation, and site infrastructure. The majority of trees lost are moderate to low quality (BS5837 categories B and C), with some exhibiting early signs of decline or structural constraints. 63 Landscape proposals detail compensatory planting which will, in time, see improvement from the exisitng baseline site visual, by providing additional screening. Native, mixed species hedgerows are also proposed, at all field boundaries and along the proposed access road. In light of the above, it is
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considered that the proposed development is in accordance with NPF4 Policy 4 and LDP2 Policies 39, 50 and 51. Residential Amenity 64 NFP4 Policy 23 (e) states that development proposals likely to raise unacceptable noise issues will not be supported. 65 An Air Quality Assessment (AQA) supports the application and assesses and quantifies anticipated emissions of particulate matter (PM), based on SEPAs standard dust emission factors for broiler chickens. The report states that PM emissions are likely to be variable, but that steady outputs have been modelled. 66 LDP2 Policy 55: Nuisance from Artificial Lights and Light Pollution states that consent will not be granted for proposals where the lighting would result in obtrusive and/or intrusive effects. 67 As discussed above external lighting has been minimised and not considered likely to give rise to substantial light spill or sky glow. Effects are anticipated to be of a similar level as the existing poultry farm and surrounding isolated properties. However, a Condition has been included (condition 8) to ensure that all external lighting is sufficiently screened/aligned. 68 LDP2 Policy 56: Noise Pollution seeks to avoid high levels of noise near noise sensitive land uses and vice versa. In this case noise would largely be associated to ventilation fans, lorries and other vehicles. The new sheds will see significantly improved ventilation fans, largely contained within cowls and directed upwards. Overall, the orientation, modernity and condition of the new sheds will result in a significant improvement in the noise profile. 69 There are residential buildings within 400m, the closest properties for poultry farm employees and within the applicant’s control. The next closest are at Balado, approximately 330m to the South; Turfhills House to the southeast (350m); and Balado Home Farm c.380m southwest. The Scottish Government's guidance 'Prevention of Environmental Pollution from Agricultural Activity' recommends a minimum of 400m separation distance for livestock buildings, which is not achieved. However, as more than 40,000 birds would be housed, the facility falls with SEPA’s remit under the Environmental Authorisations (Scotland) Regulations (EASR). As such noise, odour and dust will be controlled through management plans associated to the SEPA permit. On this basis there will be appropriate controls in place. All such that it is not likely that any operational noise emitted from buildings/plant will be audible at a level considered a statutory nuisance. Nonetheless, a condition has been included to protect any nearby residential receptors from noise resulting from deliveries to, and the servicing of, the proposed development (Condition 9). 70 LDP2 Policy 57: Air Quality states that The Council has a responsibility to improve air quality. The LDP does this by seeking to prevent the creation of new pollution hotspots, and to prevent introduction of new human exposure where
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there could be existing poor air quality. Furthermore, 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 mitigation measures. The LDP expects that some type of mitigation of air quality impacts will be required for all but the smallest developments. Best practice design measures should therefore be considered early in the design and placemaking process. 71 On this issue, the AQA concludes that there is one predicted exceedance of the annual mean PM, adjacent to the proposed poultry houses. However, air quality impact at these properties under the control of the applicant and used as staff accommodation at both the farm and the Aviation Centre at Balado Airfield are moderate and a considerable improvement on the current odour issues/levels. 72 In terms of total dust deposition, modelling predicts low dust accumulation at all residences/amenity areas/commercial premises, except the workers residences. Furthermore, there is the potential for dust/particulate matter to have a substantial impact on PM concentration within the site. Therefore, there will be an exceedance of the PM annual mean objective due to emissions from the development. In light of this, a condition (Condition 7) has been included, to ensure that particulate matter monitoring at the site is undertaken to establish the effects on local air quality from emissions from the proposed development. 73 The application is accompanied by an Odour Impact Assessment (OIA) which predicts odour impacts to neighbouring properties. The assessment finds that there will be noticeable improvements from the current situation, arising from the modern buildings, which are more environmentally efficient, and fitted with better ventilation systems. 74 In light of the above assessment, it is considered that the proposed development is in accordance with LDP2 Polices 55, 56 and 57 and NPF4 Policy 23. Roads and Access 75 LDP2 Policy 15: Public Access states that development proposals with an Adverse impact upon the integrity of any (including proposed) core path, 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. 76 Access to the site is via an unclassified single carriageway lane, connecting to the B947 to the north and A984 (Old Military Road) to the south. In terms of construction traffic, the busiest period of construction is expected to occur in November 2027, during which approximately 300 vehicle trips are forecast. Based on a standard 21-day working month, an average of 14 trips per day. However, this level of activity is not considered to result in a material impact on the local highway network. In order to manage the predicted level of construction traffic, a Construction Traffic Management Scheme (CTMP) should be submitted. (Condition 4). To minimise staff-related vehicle movements, car sharing and the
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use of minibuses will be encouraged wherever possible. Furthermore, Condition 6 is included to ensure that the proposed vehicular access is constructed in accordance with PKC Roads Development Guide. 77 The supporting Transport Assessment finds that the site is well integrated with the surrounding road network and provides on-road access to the local cycle infrastructure. Furthermore, it is not anticipated that the proposed development will contribute to any existing highway safety concerns. However, in order to ensure safe access to and from the site, a further condition has been included (Condition 5) that full visibility splays are provided. 78 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. In this instance, the proposed new poultry sheds will increase stocking capacity of the poultry farm to 1.6 million, equating to an additional 49 HGV movements over a seven-week flock cycle. This equates to an approximate increase of 7 additional vehicle movements per week in an absolute worst-case scenario. 79 This small increase is also indicated to be largely absorbed within the existing traffic movements, through improved lorry capacity. Thus, there would be limited impact on the local highway network. Furthermore, Swept path analysis shows articulated lorries can be accommodated at each junction. Thus, subject to conditions, the proposed development is considered to be in accordance with LDP2 Policies 15 and 60A. Drainage and Flooding 80 NPF4 Policy 22: Flood Risk and Water Management requires assessment of the water environment and drainage, including floodwater management, within any proposal. 81 LDP2 Policy 52: New Development and Flooding, supports actions and objectives to avoid increased, reduce overall, and more generally manage flood risk in alignment with SEPA Strategies and Plans. 82 LDP2 Policy 53A, states that development at any location and of any scale should protect and where practical improve the water environment (ground and surface water) in accordance with Water Framework Directive 2000/60/EC. The Scottish River Basin Management Plan also has protection and improvement objectives which aim to ensure that there is no deterioration of water body status and where possible secure long-term enhancements. 83 In this instance, there are two watercourses located nearby. The Ury Burn c.210m to the north-east, flowing in a south-easterly direction, and the South Queich c.60m to the south and flowing east. A SuDS Drainage Strategy and accompanying Operations and Maintenance Manual for SuDS Assets have been submitted, including drawings and calculations. These states that the farm owners are responsible for the maintenance and operation of the proposed SuDS
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drainage, including an acceptable maintenance schedule. Considering this, PKC Floods and Drainage Team have no objection to the proposals. 84 A Flood Risk Assessment and Drainage Proposal Statement have also been submitted. However, flood resilient construction is required and a requirement to ensure that the development remains safe and operational during a flood event. On this basis, a Flood Action Plan (FAP) should be developed and implemented for the site. (Condition 15). Water Supply 85 In terms of Private Water Supply concerns, the applicant has indicated in the Environmental Statement the supply is by spring and borehole sources, backed up by a mains supply. To ensure the new development has an adequate and consistently wholesome supply of water and to maintain water quality and supply, an informative is recommended. (Informative 2 ) Subject to condition, the proposed development is considered to be in accordance with LDP2 Policy 52, 53A and NPF4 Policy 22. Conservation Considerations 86 Polices 26A and 26B of the LDP2 and Policy 7 of NPF4 are relevant. Overall archaeological potential is limited. However, there is potential for surviving airfield related archaeology, such as runway lighting etc, as such a programme of archaeological works is required. This will ensure that any remains are appropriately evaluated and recorded. (Condition 2). 87 Furthermore, PKHT welcome that the historic farmstead of Wester Gallowhill (MPK20448) is preserved in situ. Condition 3 seeks to ensure it is protected during construction via protective fencing. Therefore, subject to conditions, the proposed development is in accordance with LDP2 Policies 26A And 26B, and NPF4 Policy 7. Natural Heritage and Biodiversity 88 NPF4 Policy 3: Biodiversity seeks contributions to enhance biodiversity, by restoring degraded habitats/buildings and strengthening nature networks and their connections. Also, by integrating nature-based solutions. Furthermore, major developments 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. All taking account of best practice assessment methods. 89 Some biodiversity enhancement will be provided via the proposed landscaping, with predominantly native species woodland, wet woodland and an avenue of oak trees. However, tree and hedge planting can only be considered an enhancement if provided over and above required compensation. As such submissions should state the area of planting proposed for a) compensation and
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b) enhancement separately and clearly. In this case the level of planting is a clear enhancement. 90 Given the risks of disease spread between captive and wild birds' biodiversity enhancement measures such as bird nesting bricks and boxes, are not to be provided. 91 NPF4 Policy 4: Natural Places states that development proposals likely to have an adverse effect on protected species 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 their presence. The level of protection required by legislation must also be factored into the planning and design of development, and potential impacts fully considered prior any determination. 92 LDP2 Policy 40: Forestry, Woodland, and Trees requires Tree Surveys accompany applications where the site contains trees, with a presumption of protecting woodland resources. 93 LDP2 Policy 41: Biodiversity seeks to protect and enhance all wildlife and wildlife habitats, whilst taking into account the ecosystems and natural processes in the area. 94 An Arboricultural Impact Assessment (AIA) and full landscaping proposals have been submitted. The AIA appraises impact on trees and tree loss. A tree removal plan sets out details; the significance of this loss is considered below. 95 The supporting Ecology Report identifies that 1 – 1.8 hectares of woodland is likely to be removed, currently habitat for woodland birds and protected species such as red squirrel. However, compensatory planting in the form of extensive new tree, hedge & structure planting using a range of nursery stock sizes is proposed. The PKC Tree Officer is satisfied that this compensation is both sufficient and appropriate to mitigate the loss, indeed it would enhance the baseline by providing more area than that felled. Additional mitigation measures are specified, including the Construction Exclusion Zones and protection of trees and tree groups. In relation to enhancement the Councils Tree Officer is satisfied. 96 However, given the proposed engineering operations and the potential that existing trees and tree groupings identified for retention could be compromised, control measures are included via conditions. (Conditions 11, 12, 13 and 14). In light of the above, and subject to conditions, the proposed development is considered to be in accordance with NPF4 policies 3 and 4 and LDP2 policies 40 and 41. Developer Contributions 97 The Developer Contributions Guidance is not applicable to this type of proposal/application; thus, no contributions are required.
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Sustainability 98 LDP2 Policy 32 requires proposals for new buildings to demonstrate that at least 10% of the current carbon reduction emissions will be met through the installation and operation of zero and low-carbon generating technology. Further, NPF4 Policy 2 ‘Climate Mitigation and Adaptation’ requires that development should be designed to reduce green gas emissions. The specific requirements of Policy 32 have not been formally set out in submissions. A condition has been included to address this, and to meet the requirements of NPF4 Policy 2 (Condition 10). Economic Impact 99 NPF4 Policy 25 promotes development that contributes to community wealth building, including local employment opportunities, use of local supply chains, and support for local and regional economic priorities. In this regard the proposals would create temporary construction employment and a number of permanent operational roles, which is recognised as offering positive socio- economic benefits at a local level. The proposals would enhance the service potential for a proposed new processing facility at Coupar Angus. The viability of that project is incumbent on increased throughput. Thus, the proposals would support additional and significant economic impact at a regional/national level. 100 Beyond this, the planning system has limited ability to secure or control community wealth building outcomes such as local labour content, procurement choices or long-term economic distribution through planning conditions or legal agreements. As such, while the anticipated employment and economic activity associated with the proposal are material considerations, they are not directly the determining issue, with other material considerations also addressed. 101 The submission contains limited economic information that would allow for a detailed assessment of its socio-economic impact. It is, however, anticipated that employment opportunities during the construction phase will be significant, albeit temporary. Additionally, there would be ongoing employment opportunities for the local community and secondly employment in haulage and the agricultural supply chain, as well as the support given to the wider poultry industry. As such the impact on the economy is considered to be positive. Variation of Application Under Section 32A 102 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 trees and landscaping and flood and drainage issues. Planning Obligations and Legal Agreements 103 None required.
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Direction By Scottish Ministers 104 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 105 To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations, and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Subject to the following conditions: Conditions and Reasons for Recommendation General 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 Archaeology and Cultural Heritage 2. 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
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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 archaeological monitoring is carried out to safeguard and record any archaeological remains within the development area. 3. Prior to the commencement of the development hereby approved, protective fencing shall be erected around the cultural asset of Wester Gallowhill historical farmstead (MPK20448), 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 Council as Planning Authority in consultation with Perth and Kinross Heritage Trust (PKHT). No development shall take place within the area inside that fencing without prior written agreement of the Council as Planning Authority in consultation with PKHT. Reason - To ensure the full protection of an existing archaeological asset Roads and Transportation 4. 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 h) construction sites associated with the development; i) 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; j) details of information signs to inform other road users of construction traffic; k) arrangements to ensure that access for emergency service vehicles are not impeded; l) co-ordination with other significant developments known to use roads affected by construction traffic;
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m) traffic arrangements in the immediate vicinity of temporary construction compounds; n) the provision and installation of traffic counters at the applicant's expense at locations to be agreed prior to the commencement of construction; o) monitoring, reporting and implementation arrangements; p) arrangements for dealing with non-compliance; and q) 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. 5. Prior to the commencement of the development hereby approved, full visibility splays of 160 metres along the channel line shall be provided to the left and right of the accesses, at a set-back of 2.4 metres measured 1.05m above the road level to the standard and specification required by the Council as Roads Authority. (Documents 6,7,8,10 relate) The visibility splays shall be physically formed on the ground, and any existing fences, walls, hedges or other means of enclosure or obstructions within the splays shall be removed and relocated outwith the splays. Once formed, the visibility splays shall be permanently retained thereafter, and no visual obstruction of any kind shall be permitted within the visibility splays so formed. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 6. Prior to the development hereby approved being completed or brought into use, the vehicular accesses shall be formed in accordance with Perth & Kinross Council's Road Development Guide for Type B Figure 5.6 access detail, of Type A Road construction detail. (Documents 6,7,8,10 relate) The existing vehicle access shall be removed with the footway and kerb reinstated with a full kerb height upstand, to the satisfaction of the Council as Planning Authority. The work shall be supervised by the Area Roads Engineer and in accordance with standards of the Roads Authority. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. Environmental Health 7. Once the development is operational the applicant shall carryout a Particulate Matter (PM10) Monitoring Survey for a period of 12 months at the site boundary and at the end of the monitoring period an updated air quality assessment report shall be submitted to the Council as Planning Authority. Thereafter any required mitigations shall be implemented in full. Reason - In order to safeguard the residential amenity of the area.
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8. All external lighting shall be sufficiently screened and aligned to ensure that there are 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 order to safeguard the residential amenity of the area. 9. For the avoidance of doubt, servicing of, and deliveries to, the premises, except for livestock removal, shall be carried out between 0800 and 1800 Monday to Sunday only. Reason - In order to safeguard the residential amenity of the area. Sustainable Development 10 Prior to the commencement of development hereby approved, a scheme shall be submitted to, and approved in writing by, the Council as Planning Authority that demonstrates how at least 10% of the current carbon emissions reduction set by the Scottish Buildings Standards will be met through the installation and operation of low and zero-carbon technologies. This scheme shall detail for each building: a) the technology types; b) illustrate, through technical calculations, that these will meet at least the 10% reduction; c) their siting and location; and d) ongoing operation and maintenance. Once approved, the development shall be completed in accordance with the approved scheme, and no individual unit shall be occupied until the scheme has been installed and operating. Reason - To embed low and zero-carbon technologies within the development in the interest of environmental sustainability. Biodiversity and Natural Environment. 11. Prior to the commencement of development, a site meeting shall be held between the Council's Planning Enforcement Officer (Trees) and the applicant's representatives (i.e. arboricultural representative and project manager) to examine tree protection measures in place. Thereafter, the development shall be undertaken in accordance with the written details as agreed in writing by the Council as Planning Authority. Reason - To ensure adequate protection for the trees on the site during the construction, in the interests of the visual amenity of the area. 12. Prior to the commencement of any works hereby approved, all trees on site (other than those marked for felling on the approved plans) and those which have
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Root Protection Areas that fall within the site shall be retained and protected. (Document 73 relates) 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 - To ensure adequate protection for the trees on the site during the construction, in the interests of the visual amenity of the area 13. The applicant’s arboricultural representative shall submit in writing to the local planning authority interim reports confirming details of the timing of the proposed tree removal, the status of tree protection measures (throughout the entire phases of development), site preparation for planting sites, and completion of all landscape works. Reason - To ensure adequate protection for the trees on the site during the construction, in the interests of the visual amenity of the area 14. All tree work should be undertaken by a qualified arborist in accordance with BS3998:2010 - Recommendations for Tree Work. All tree work should take cognisance of the nesting season and the constraints of the Wildlife and Countryside Act 1981, and every care should be taken to avoid disturbing nesting birds that may be present. Reason - In the interests of protecting environmental quality and of biodiversity. Floods and Drainage 15. Prior to the commencement of the development hereby approved, a Flood Action Plan shall be prepared for the site and shall be submitted to and approved in writing by the Council as Planning Authority, in consultation with the Council’s Structures and Flooding Section. This should detail access and egress arrangements during a flooding event. Reason - The site is located within the 1/200 (0.5% AEP) flood extent and therefore has a medium to high risk of flooding. 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. Procedural Notes No applicable to this application
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Informatives 1. Historical mapping indicates that the proposed development is on land which was formerly an airfield. Investigation for potential radiological contamination has been carried out. Given this former use there is the possibility of other contamination from sources such as made ground. Should any contamination be found during the approved works, works should cease, and the Land Quality team should be contacted on 01738 475000 or es@pkc.gov.uk for further advice. 2. The applicant shall ensure the private water supply for the development complies with the Water Scotland Act 1980 (Section 63), The Private Water Supplies (Scotland) Regulations 2006 and The Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017. Detailed information regarding the private water supply, including the nature, location and adequacy of the source, any storage tanks/ pipework and the filtration and disinfection treatment proposed to ensure provision of an adequate and consistently wholesome water supply shall be submitted to Perth and Kinross Council Environmental Health in line with the above Act and Regulations. 3. 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. 4. 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. 5. 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. In accordance with Regulation 41 the notice must be: • Displayed in a prominent place at or in the vicinity of the site of the development • Readily visible to the public • Printed on durable material. 6. This planning permission is granted subject to conditions, some of which require further information to be submitted to Development Management either before works can start on site or at a certain time. The required information must be submitted via the ePlanning portal if your original application was lodged that
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way, otherwise send it to us at developmentmanagement@pkc.gov.uk. Please be aware that a fee is payable in respect of each request made, though there is no limit to the number of conditions that can be discharged in a single request. The Fees Charter is available on our website www.pkc.gov.uk. The Council has two months to consider the information. You should therefore submit the required information more than two months before your permission expires. We cannot guarantee that submissions made within two months of the expiry date of your permission will be able to be dealt with before your permission lapses. 7. No work shall be commenced until an application for building warrant has been submitted and approved. 8. 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. 9. The applicant should take note of the information and advice contained within the consultation response from Scottish Water. 10. The applicant is advised to refer to Perth & Kinross Council’s Supplementary guidance on Flood Risk and Flood Risk Assessments 2021 as it contains advice relevant to your development. 11. The applicant is advised that, in terms of Sections 56 of the Roads (Scotland) Act 1984, he/she/they must obtain from the Council, as Roads Authority, consent to open an existing road or footway prior to the commencement of works. Information on junction types, requirements for Vehicular Access consents (VA1) and application forms are available at www.pkc.gov.uk/vehicleaccess. Advice on the disposal of surface water should be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. 12. 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. 13. The applicant is advised that any proposed signage will require a further application to be submitted for advertisement consent unless it benefits from express consent as per the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. 14. The developer is advised to contact Sophie Nicol, Historic Environment Manager (tel 01738 477027) Perth & Kinross Heritage Trust, to discuss terms of reference for work required, in relation to conditions 2 and 3.
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Background Papers Letters of representation 1 Authors Name Designation Contact Details Alan Atkins Planning Officer (Major) 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Kristian Smith Service Manager 02/10/2026