26/00893/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. 26/282) Proposal: Erection of 20 dwellinghouses (change of house type of plots 173-178, 185-190, 196 and 198-204 of 22/02223/AMM) Location: Scone North, Scone Ref. No: 26/00893/AMM Ward No: P2- Strathmore Summary This report recommends approval of an application for Matters Specified in Conditions (AMSC) application for the erection of a total of 20 dwellinghouses within the site referred to as ‘Scone North’. This Report concludes that the proposal is consistent with the Development Plan, the existing Planning Permission in Principle (PPP) consent (Ref: 16/02127/IPM) and other relevant material planning considerations. Background and Description of Proposal 1 The application site extends to an area of approximately 1.4 ha and forms part of the development site known as ‘Scone North’, which extends to 63 ha and is identified within the Local Development Plan 2 (LDP2) as H29, a residential led (up to 700 dwellings) urban expansion. Planning Permission in Principle (PPP) Ref: 16/02127/IPM and an associated Section 75 legal agreement relates, with further detailed approvals in place for other phases. 2 Detailed designs have been approved through previous AMSC applications for Phases 1A and 1B, with both phases having now been completed. 3 In addition, detailed approval has been granted for erection of 210 dwellinghouses on phase 2A (22/02223/AMM), which forms part of the area that this application comprises and remains extant. Some of the conditions of the PPP have been agreed under that consent and, due to the similarities with the current application, do not require to be revisited. The current application for AMSC will be required to be implemented concurrently with certain matters previously approved under 22/02223/AMM. These matters are detailed in the assessment section of the report.
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4 The current application seeks to delete four plots and amend some of the previously approved house types. The changes to numbers and housing mix are: Previously approved • 10 x three-bedroom dwellinghouses; • 12 x four-bedroom dwellinghouses; and • 2 x five-bedroom dwellinghouses Current application • 4 x two-bedroom dwellinghouses; • 9 x three-bedroom dwellinghouses; • 2 x four-bedroom dwellinghouses; and • 5 x five-bedroom dwellinghouses Site History 5 15/00017/PAN On 8 December 2015 for Residential development and associated infrastructure, access, landscaping, SUDS and open space. 6 16/00762/SCRN On 2 May 2016 for Residential development. 7 16/00995/SCOP On 11 July 2016 for Residential development and associated infrastructure, access, landscaping, drainage, SUDS and open space. 8 16/02127/IPM was Approved On 18 April 2018 for Residential development with open space, landscaping, drainage and associated infrastructure (in principle). 9 18/02231/AMM was Approved On 30 August 2019 for Erection of 42 dwellinghouses, landscaping and associated works (approval of matters specified by conditions 16/02127/IPM) (phase 1a). 10 20/00382/FLL Full Planning Permission was Approved On 8 July 2020 for Erection of 5 dwellinghouses (revised design - change of house types at plots 28, 29, 33, 34 and 35). 11 20/01416/FLL Full Planning Permission was Approved On 18 November 2020 for Erection of a dwellinghouse and marketing suite (revised design - plot 3). 12 20/01614/ADV Advertisement Consent was Approved On 2 December 2020 for Display of a sign. 13 21/00609/AMM was Approved On 24 September 2021 for Erection of 58 dwellinghouses and 3 detached garages, landscaping and associated works (approval of matters specified by conditions 16/02127/IPM) (phase 1b).
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14 21/02196/FLL Full Planning Permission was Approved On 9 February 2022 for Erection of 9 dwellinghouses (revised design) (plots 45, 46, 51, 93, 95, 96, 98, 101 and 104). 15 22/00742/FLL Full Planning Permission was Approved On 10 June 2022 for Erection of 6 dwellinghouses and associated works (revised design - change of house type to include sunrooms for plots 57, 60-61 and 75-77). 16 22/02223/AMM was Approved On 13 December 2023 for Erection of 210 dwellinghouses, formation of landscaping, SUDS, and associated works (approval of matters specified in conditions of 16/02127/IPM) (phase 2A). 17 24/01483/AMM was Approved On 14 May 2025 for Erection of 42 dwellinghouses and associated works - phase 2 (change of house type and plot layout of 22/02223/AMM). 18 25/00672/AMM was Approved On 7 November 2025 for Erection of 24 dwellinghouses and associated works (change of house type and plot layout) (approval of matters specified in conditions of 22/02223/AMM) (Phase 2). 19 25/00674/AMM was Approved On 7 November 2025 for Erection of 64 dwellinghouses and associated works - phase 2 (change of house type and plot layout of 22/02223/AMM). 20 25/01777/FLL Full Planning Permission was Approved On 13 March 2026 for Erection of 2 dwellinghouse (change of house type to plot 228 and 229). Environmental Impact Assessment 21 The impact of the wider development site was screened for EIA (16/00762/SCRN) and it was determined that the proposal does constitute EIA development. As such an EIA Report was submitted as part of the application for planning permission in principle. Pre-Application Consultation 22 Pre application Reference: 15/00017/PAN Development Plan 23 The Development Plan for the area comprises National Planning Framework 4 and the Perth and Kinross Local Development Plan 2 (2019) along with its associated statutory supplementary guidance. National Planning Framework 4 24 The National Planning Framework 4 (NPF4) is the Scottish Government’s long- term spatial strategy with a comprehensive set of national planning policies. This
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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. 25 The Council’s assessment of this application has considered the following policies of NPF4: • Policy 3: Biodiversity • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 15: Local Living and 20 Minute Neighbourhoods • Policy 16: Quality Homes • Policy 18: Infrastructure First Perth and Kinross Local Development Plan 2019 26 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. 27 The principal relevant policies are, in summary: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 25: Housing Mix • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 41: Biodiversity • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 53E: Water Environment and Drainage: Water Supply • Policy 56: Noise Pollution • Policy 57: Air Quality • Policy 58A: Contaminated and Unstable Land: Contaminated Land • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals
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Statutory Supplementary Guidance • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non Statutory Guidance • Planning Guidance - Delivery of Development Sites • Planning Guidance - Planning & Biodiversity National Guidance 28 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. Planning Advice Notes and Guidance 29 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • Local living and 20 minute neighbourhoods: planning guidance • Biodiversity: planning guidance Creating Places 2013 30 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 31 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 32 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. Consultations 33 As part of the planning application process the following bodies were consulted: External 34 Transport Scotland: No objection. 35 Historic Environment Scotland: No comment. 36 Perth and Kinross Heritage Trust: This site has already been evaluated, and no further work is required on this section. Internal 37 Environmental Health (Noise Odour): No objection. 38 Environmental Health (Contaminated Land): No objection. The plots relating to this application are out with the area of concern for ground gas. 39 Structures and Flooding: No objection. 40 Transportation and Development: No objection. Informatives are requested relating to the revision of the Road Construction Consent and Street Naming and Numbering. Representations 41 No representations were received. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Design Statement submitted Report on Impact or Potential Impact eg Flood Risk Assessment None required
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Appraisal 42 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. Principle 43 The principle of the proposal has been established through the site’s allocation as H29 in LDP2 for residential development. Planning permission in Principle (PPP) (16/02127/IPM) has also been granted for the development of the site for residential use, reflective of that LDP2 allocation. 44 An extant Approval of Matters Specified in Conditions (AMSC) (22/02223/AMM) is also in place for this phase of the development. In terms of density and layout, the current proposal is substantially similar to the extant AMSC for this area, and the principle of the proposal is acceptable subject to compliance with the PPP, relevant development plan policies and other material considerations. These matters are considered in detail below. Design and Layout 45 Policy 14: Design, Quality and Place, Policy 15: Local Living and 20 Minute Neighbourhoods and Policy 16: Quality Homes of NPF4 are relevant; as are LDP2 Policy 1: Placemaking, Policy 14B: Open Space within New Developments, Policy 17: Residential Areas and Policy 25: Housing Mix. In association, various PPP conditions also apply. 46 The layout is substantially similar to that of the extant AMSC, with the main change seeking approval for the amended house types. The layout continues to follow the principles set down by approved masterplan. The proposed dwellings all seek to provide active frontage with the majority of the houses oriented to overlook roads and public areas. 47 The finished of white or buff render walls, taupe Fyfestone basecourses and grey or buff roof tiles is appropriate within the context of the area and will complement the adjacent residential development, which is of similar finishes. 48 Overall, the proposed layout, design, scale and massing are considered to comply with the Council’s placemaking policies, providing a logical and coherent development. The proposals therefore are considered to accord with the terms of PPP and the relevant NPF4 and LDP2 policies.
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Residential Amenity 49 Residential amenity requires to be considered under NPF4 Policy 16: Quality Homes and LDP2 Policy 1: Placemaking and Policy 17: Residential Areas as well as PPP conditions. Privacy, Daylight and Overshadowing 50 The location and orientation of the proposed dwellinghouses is such that there will be no unacceptable loss of privacy or daylight or overshadowing. This is relevant to both the proposed units and the existing/approved residential properties. Noise and Vibration 51 The applicant is already actively developing an adjacent part of the site. A Construction Environment Management Plan is already in place for the previous phases, which includes methods on how noise, vibration and dust is controlled during the construction phase to ensure the residential amenity of existing properties is not adversely affected. The CEMP includes hours of working with are in line with PKC’s guideline hours for construction and vibration monitoring. A condition is required to ensure that the works for the proposed phase are undertaken with adherence to the CEMP (Condition 2). Contaminated Land 52 A Site Investigation Report submitted for the wider development site identified ground gas risks within the former quarry area of the site (plots 147-154). However, the plots relating to this application are out with the area of concern for ground gas. Roads and Access 53 The proposed road layout is substantially the same as that approved under the extant AMSC. However, there will be some minor changes to the footway and accesses to the plots due to the reduction in housing unit numbers. PKC Transportation and Development initially requested clarification on the in- curtilage parking numbers. Following the clarification of these matters by the applicant, PKC Transportation and Development has no further objections. Condition 19 of the PPP requires a Construction Traffic Management Plan (CTMP) to be included within the CEMP for the wider development and this will remain an ongoing requirement (Condition 2). Drainage and Flooding 54 The parameters agreed within the Flood Risk Assessment for the previous approval are not changed by the amended site design. Therefore, the previous FRA for the site remains relevant, and this matter does not need to be revisited in
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consideration of this application. PKC Flooding and Structures has confirmed that the changes to house types and plot layouts have not impacted on the drainage layout and calculations and have no objection to the proposal. Waste Collection 55 The PPP seeks to ensure appropriate waste and recycling provision is identified and secured as part of MSC applications. In this regard, there is considered to be adequate provision proposed to accommodate requirements, satisfying the conditional terms of the PPP. Conservation Considerations 56 NPF4 Policy 7: Historic Assets and Places; LDP2 Policies 26B: Archaeology and 29: Gardens and Designed Landscapes and conditions attached to the PPP apply. 57 PKHT has confirmed that the site has already been evaluated, and no further work is required on this section. 58 In addition, it has been established previously that the wider 2A development phase will not conflict with, or cause adverse impact on, the Historic and Designed Landscape of Scone Palace. Natural Heritage and Biodiversity 59 In relation to natural heritage and biodiversity, NPF4 Policy 3: Biodiversity applies along with LDP2 Policy 41 Biodiversity. In association, several conditions attached to the PPP applications cover these issues. 60 NPF4 advises that development proposals for national or major development will only be supported where it can be demonstrated that significant biodiversity enhancements are provided, in addition to any proposed mitigation. 61 The recommendations made in the ecology and tree survey reports including the Arboricultural Impact Assessment must be adhered to in full (Condition 8). 62 Similarly, a Biodiversity Action Plan was submitted in support of 22/02223/AMM and all actions outlined in the Plan should be adhered to in full (Condition 9). Low and Zero Carbon Generating Technologies 63 LDP2 Policy 32 ‘Embedding Low and Zero Carbon Generating Technology in New Development’ states that proposals for all new buildings will be required to demonstrate that at least 10% of the current carbon emissions reduction set by Scottish Building Standards will be met through the installation and operation of low and zero-carbon generating technologies. As this proposal includes the erection of a new building, consideration must be given to this requirement.
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Further, NPF4 Policy 2 ‘Climate Mitigation and Adaptation’ requires that development should be designed to reduce green gas emissions. The proposed amended house types or similar have been approved and constructed at Scone North and the current proposals will continue to meet the requirements of carbon emissions reductions. Developer Contributions and Affordable Housing 64 Under the previous AMSC, this area of the site did not include any affordable housing units. As affordable homes are to be provided on other phases of the development, there is no requirement for them to be provided for this application for changing house types. 65 A Section 75 legal agreement covers the 16/02127/IPM permission to ensure necessary infrastructure is delivered, including: • Community facility delivery • Contribution towards sports facilities, including provision towards sports pitches and pavilion. • Open space provision and maintenance • Compensatory tree planting • Public transport improvement • Affordable housing • Structure planting delivery 66 The legal agreement in place adequately secures these elements and no further changes are required. Economic Impact 67 During the construction period, jobs will be created and sustained, supporting indirect employment and revenue that this volume of construction activity will generate from employees spending on local goods and services. Longer term, additional residents to the area will support existing local employment and services in the area. Planning Obligations and Legal Agreements 68 None required. Direction By Scottish Ministers 69 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.
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Conclusion and Reasons for Recommendation 70 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 71 Approve subject to the following conditions: Conditions and Reasons for Recommendation 1. The development must be begun not later than the expiration of three years beginning with the date on which this approval of matters specified in condition is granted. If development has not begun at the expiration of this period, the approval of matters specified in condition lapses. Reason - In order to ensure the development to which this approval of matters specified in conditions relates is commenced timeously and in accordance with Section 41(1)(c) of the Town and Country Planning (Scotland) Act 1997. 2. The Construction Environment Management Plan (CEMP) submitted to satisfy Condition 19 of planning permission 16/02127/IPM shall be implemented concurrent with the development. The CEMP will remain a dynamic document throughout the duration of construction and until the completion of development. The CEMP can be amended as necessary to meet best practice in terms of environment or ecology. Any amended document shall be submitted to the Planning Authority for written approval as soon as reasonably practicable citing the relevant amendment and appropriate guidance. Reason - In the interest of protecting environmental quality and of biodiversity. 3. All road gullies within 500m of a waterbody or Sustainable Urban Drainage (SUDS) pond shall have wildlife kerbs installed adjacent to the gully. 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). 4. All trees identified for retention and any peripheral trees bounding the site, which may be affected by any element of the approved development and its associated construction, (including land within the blue site area) shall be protected in full accordance with BS 5837: 2012 'Trees in relation to design, demolition and construction'.
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Reason - In the interest of tree protection in the interests of biodiversity and amenity of the area. 5. The detailed landscaping and planting proposal specifications as hereby approved shall be undertaken and delivered commensurate with the residential development elements and thereafter suitably maintained. Any planting failing to become established within five years shall be replaced in the following planting season with others of similar sizes and species. Reason - In the interests of visual amenity; to ensure a satisfactory standard of local environmental quality and in pursuance of satisfying placemaking policy criteria of the adopted LDP. 6. Storm water drainage from all paved surfaces, including the access, shall be disposed of by means of suitable Sustainable Urban Drainage Systems to meet the requirements of best management practices. Reason - To ensure the provision of provide effective drainage for the site. 7. Concurrent with the initiation of the development hereby approved and for the duration of construction, a temporary surface water treatment facility shall be implemented on site and maintained for the duration of the approved development works. The temporary surface water treatment facility shall remain in place until the permanent surface water drainage scheme is implemented unless otherwise agreed in writing by the Council as Planning Authority. Reason - To ensure the appropriate management of construction surface water run-off to minimise flooding and avoid discharge of sediment/pollution to the local water environment or neighbouring property, in the interests of residential and environmental amenity. 8. The conclusions and recommended action points within the supporting ecology and tree survey reports including the Arboricultural Impact Assessment submitted and approved as part of 22/02223/AMM shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason - In the interests of protecting environmental quality and of biodiversity. 9. Prior to the completion or occupation of the buildings hereby approved, whichever is the earlier, all biodiversity enhancement measures in the Scone North Phase 2A Biodiversity Action Plan (submitted for 22/02223/AMM) must be provided in full. Thereafter, the agreed scheme shall be maintained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity.
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Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives 1. Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2. As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the Planning Authority written notice of that position. Please use the form attached herewith. 3. 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, as amended. 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. 4. The applicant will need to submit a revision to the Road Construction Consent application for the new layout, which will consider a full review of the location of for example street lighting, kerbing and gulleys. 5. 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. 6. 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, permission to place, maintain or adjust apparatus in, or under a Road or remove apparatus
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from a road. Application forms are available at https://www.pkc.gov.uk/article/14916/Road-and-footway-permits 7. The new layout will have an impact upon the Street Naming and Numbering that has been undertaken on the wider site and will impact upon the neighbouring developers numbering for plots 192, 193 and 194. The applicant must advise the developer of the adjacent site that these plots will be subject to renumbering due to the applicant reducing the number of plots being constructed. 8. 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. 9. 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. 10. 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, including construction phasing. 11. There is a continued requirement for a Section 75 legal obligation associated with Planning Permission in Principle 16/02127/IPM, relating to: • Community Facility delivery • Contribution towards Sports Facilities, including provision towards sports pitches and pavilion • Open Space provision and maintenance • Compensatory Tree planting • Public Transport movement • Affordable Housing • Structure Planting delivery. A copy is available to view on the Council's Public Access portal. 12. The applicant is advised to refer to Perth & Kinross Council's Flood Risk and Flood Risk Assessments Supplementary Guidance, and the CIRIA SuDS manual as it contains advice relevant to your development. 13. This approval 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 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
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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. 14. 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. Background Papers Letters of representation 0 Authors Name Designation Contact Details Alex Gudgeon Planning Officer (Major Team) 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 23 September 2026