24/01376/Amm
Perth and Kinross Council · 12 March 2025
Back to Planning and Placemaking Committee — 12 March 2025 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee – 12 March 2025 Report of Handling by Strategic Lead: Economy, Development and Planning (Report No. 25/51) PROPOSAL: Erection of office building, workshop, yard, related infrastructure, landscaping and associated development matters specified in conditions 1(i - xvi), 3, 4, 9, 10, 11, 12, 13, 14,17 (approval of matters specified in conditions of 21/01518/IPM) LOCATION: Land 150 Metres South of Target House Ruthvenfield Road, Inveralmond Industrial Estate, Perth Ref. No: 24/01376/AMM Ward No: P11- Perth City North Summary This report recommends approval of a Matters Specified in Conditions (AMSC) application for the erection of office building, workshop, yard, related infrastructure, landscaping and associated development matters relating to the southern part of the site, referred to in the submitted indicative masterplan as Plot 16. This Report concludes that the proposal is consistent with the Development Plan, the existing Planning Permission in Principle (PPP) consent (Ref: 21/01518/IPM) and other relevant material planning considerations. Background and Description of Proposal 1 This application relates to an area of agricultural land that extends to approximately 1.69 hectares, located immediately to the west of Inveralmond Industrial Estate. The site falls within an area that forms part of the Local Development Plan 2 (LDP2) allocation known as ‘E38’ (23.6ha), which is identified for employment uses. Planning Permission in Principle (PPP) was also approved on the wider allocated site in January 2021 (Ref: 19/02033/IPM) to provide a mix of Class 4 (business), Class 5 (general industrial) and Class 6 (storage or distribution) uses and related access, landscaping, drainage and other infrastructure. 2 A full planning application was approved in June 2022 (Ref: 22/00373/FLL) for the erection of a new office building for SSE to the immediate north of this proposal. That office building has not yet been constructed.
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3 That proposal was brought forward ahead of any application(s) for matters specified by condition for the wider allocated site as SSE’s build programme was significantly in advance of the anticipated development of the wider site. 4 An application was also approved in October 2023 (Ref: 23/00541/FLL) for an access road providing a continuation of Ruthvenfield Way. The access road will serve the SSE office building in addition to the proposed building that is subject of this AMSC application. The access road proposals are aligned with the secondary access proposed and approved as part of the masterplan submitted with the PPP. 5 There have been three Section 42 (S42) applications (Ref: 21/01518/IPM, 21/01519/IPM and 21/01795/IPM) to delete conditions 2, 3 and 7 of the original PPP approval. Condition 2 (21/01519/IPM) was refused (appeal dismissed), Condition 3 (21/01795/IPM) was approved and Condition 7 (21/01518/IPM) was refused, however, allowed on appeal, therefore, as the appeal decision notice is the most recent, it is those conditions this AMSC application relates to. 6 This application forms the first AMSC application and proposes an office building (Class 4), workshop, yard, drainage, hard and soft landscaping, access and associated works. The proposals will provide a new headquarters for I and H Brown Ltd and relates to plot 16 of the submitted indicative masterplan. The application proposes to discharge conditions 1(i - xvi), 3, 4, 9, 10, 11, 12, 13, 14,17 (approval of matters specified in conditions of 21/01518/IPM) 7 Two separate buildings are proposed, one being for office use and the other being a workshop. The office building will be positioned at the northern area of the site with a car park located to the south and landscaping, bin storage and secure bike storage to the southeast. Further south, a workshop, associated parking and concrete yard is proposed. A hardcore yard is proposed south again, which will complete the southern area of the site. Landscaping and perimeter fencing will enclose the site. Vehicular access will be taken directly from Ruthvenfield Way on the northwest boundary of the site. To the east of the office building (outwith the red line site boundary), a large SuDS basin will be incorporated into the wider landscape strategy for the site. This has been consented through planning permission Ref: 23/00541/FLL. Site History 8 17/00551/SCRN Development of site for business/industrial/storage and associated works. Decision issued 9 May 2017 – EIA Required. 9 17/00004/PAN Commercial development (classes 1, 3, 4, 5, 6 and car showroom sui genersis), landscaping, vehicular access and associated works. Approved 3 May 2017. 10 18/00006/PAN Erection of industrial units (classes 4, 5 and 6), formation of SUDS, landscaping and associated works. Approved 18 July 2018.
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11 18/01958/SCRN Employment development (Class 4, 5 and 6) Decision issued 7 November 2018 – EIA required. 12 19/02033/IPM Employment use development (class 4, 5 and 6) and associated works (allocated site E38) (in principle). Application Approved 14 January 2021. 13 21/01518/IPM S42 application to delete Condition 7 (Public Transport Infrastructure) of permission 19/02033/IPM. Application Refused - 16 December 2021 (Appeal Allowed July 2022). 14 21/01519/IPM S42 application to delete Condition 2 (developer contributions) of permission 19/02033/IPM. Application Refused - 16 December 2021 (Appeal Dismissed May 2022). 15 21/01795/IPM S42 application to delete Condition 3 (Broxden traffic assessment) of permission 19/02033/IPM. Application Approved - 21 February 2022. 16 22/00373/FLL Erection of an office building (Class 4), installation of lighting and CCTV and associated works (allocated site E38). Application Approved - 10 June 2022. Environmental Impact Assessment 17 The proposal is of a type listed within Schedule 2 of the EIA Regulations. The impact of the wider development site has been subject of EIA screening (18/01958/SCRN) and it was determined that the proposal does constitute an EIA development. An EIA Report was submitted as part of the application for planning permission in principle. Pre-Application Consultation 18 The proposed development is classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009. However, as the proposal is an AMSC application, further pre-application consultation (PAC) is not necessary beyond that already undertaken for the planning permission in principle. Development Plan 19 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 20 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 peoples lives by making sustainable, liveable
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and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 21 The Council’s assessment of this application has included the following policies of NPF4: Policy 1: Tackling the Climate and Nature Crises Policy 2: Climate Mitigation and Adaptation Policy 3: Biodiversity Policy 6: Forestry, Woodland and Trees Policy 7: Historic Assets and Places Policy 13: Sustainable Transport Policy 14: Design, Quality and Place Policy 18: Infrastructure First Policy 22: Flood Risk and Water Management Policy 23: Health and Safety Policy 26: Business and Industry Perth and Kinross Local Development Plan 2019 22 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. 23 The principal relevant policies are, in summary; Policy 1A: Placemaking Policy 1B: Placemaking Policy 5: Infrastructure Contributions Policy 7A: Employment and Mixed Used Areas: Business and Industrial Policy 26B: Scheduled Monuments and Archaeology: Archaeology Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development Policy 39: Landscape Policy 40A: Forest, Woodland and Trees Policy 52: New Development and Flooding Policy 53B: Water Environment and Drainage: Foul Drainage Policy 53C: Water Environment and Drainage: Surface Water Drainage Policy 55:Nuisance from Artificial Light and Light Pollution Policy 56: Noise Pollution Policy 57: Air Pollution Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals
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Statutory Supplementary Guidance 24 Supplementary Guidance - Air Quality (adopted in 2020) Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) Supplementary Guidance - Landscape (adopted in 2020) Supplementary Guidance - Placemaking (adopted in 2020) PKC Non Statutory Guidance 25 Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance - Planning & Biodiversity Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 26 The Scottish Government expresses its planning policies through Planning Advise Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Planning Advice Notes 27 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: PAN 51 Planning, Environmental Protection and Regulation PAN 60 Planning for Natural Heritage PAN 61 Planning and Sustainable Urban Drainage Systems PAN 69 Planning and Building Standards Advice on Flooding PAN 75 Planning for Transport PAN 77 Designing Safer Places PAN 79 Water and Drainage PAN 83 Masterplanning Creating Places 2013 28 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.
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Designing Streets 2010 29 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. National Roads Development Guide 2014 30 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 31 As part of the planning application process the following bodies were consulted: External 32 Scottish Water – no objections. 33 Transport Scotland – no objections. 34 Scottish Environment Protection Agency (SEPA) – no objections. 35 Perth and Kinross Heritage Trust (PKHT) – no objections. Internal 36 Transportation and Development – no objections subject to conditions. 37 Biodiversity/Tree Officer – no objections subject to conditions. 38 Structures and Flooding – no objections. 39 Environmental Health (Noise Odour) – no objections subject to conditions. 40 Environmental Health (Contaminated Land) – no objections. 41 Commercial Waste Team – no objections. 42 Developer Contributions Officer – no objections. Representations 43 None.
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Additional Statements 44 Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report EIAR not required Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal: AA not required Design Statement or Design and Access Statement Not required Report on Impact or Potential Impact eg Flood Risk Assessment Flood Risk Assessment Dust Management Pan Noise Impact Assessment Drainage Calculations/Drainage Construction Details Indicative Masterplan and Phasing Plan Sustainability and Energy Statement Written Scheme of Investigation Biodiversity Action Plan Landscape Management Plan and Maintenance Plan Lighting Plan Appraisal 45 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 46 The principle of the proposal has been established through the site’s allocation as E38 in LDP2 for employment uses. This allocation in LDP2 is intended to support the growth and expansion of the existing Inveralmond Industrial Estate. Planning permission in principle (PPP) (Ref: 19/02033/IPM) has also been granted for a mix of Class 4 (business), Class 5 (general industrial) and Class 6 (storage or distribution) uses and related access, landscaping, drainage and
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other infrastructure. The principle of the proposal is acceptable subject to compliance with relevant development plan policies and other material considerations. These matters are considered in detail below. Design and Layout 47 NPF4 Policy 14: Design, Quality and Place and LDP2 Policy 1: Placemaking is of relevance in association with various PPP conditions. 48 The proposed workshop comprises 4 bays with ancillary facilities. It will have a footprint measuring approximately 617 sqm and will have a shallow pitched roof. Finishing materials will comprise of grey concrete block for the basecourse with insulated profiled metal sheeting finished in green for the walls and roof. The windows will be aluminium clad, finished in green with steel roller doors, also finished green. Access into the warehouse will be on the west elevation which comprises of 4 doors. This building will be located adjacent to the eastern boundary of the site, to the south of the office building/car parking/landscaping. A concrete yard will be located to the west. The yard will measure approximately 18259 sqm and will incorporate a diesel tank, wash bay and parking. A further hardcore yard is proposed further south and a 2m high fence will be installed around the perimeter of the yard. 49 The proposed office building is a two-storey pitched roofed structure in a mix of traditional/contemporary design, with a footprint measuring approximately 590sqm for office and ancillary facilities. The south elevation of the building will be largely glazed as will the north, albeit to a lesser extent. Stone feature panels are proposed on the north, south and west elevations whereby the company name will be advertised (subject to a separate advertisement consent). Finishing materials will comprise of off-white render for the basecourse and walls, green vertical cladding to the upper level and aluminium clad windows, finished grey. The roof will comprise of insulated profile metal sheeting, finished grey. The building will be positioned within the northern area of the site with a car park located to the south of the building. 50 The proposed office building will be of a high standard of design and finish, which will introduce some visual interest into an area that is dominated by large, relatively bland industrial buildings. Furthermore, the building will sit well with the adjacent consented SSE office building. 51 The workshop building is of standard design which will not look out of place within its context. The layout of the site is also well conceived, with the proposed office building placed within its own landscaped area and the car park located to the south, allowing the building to be the dominant feature of the development. 52 As such, it is considered that the design and layout of the development is acceptable and complies with the requirements of NPF 4 Policy 14 and LDP2 Policies 1A and 1B.
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Phasing and Delivery Plan 53 Condition 1 (i) requires the submission of a detailed phasing and delivery plan for the whole site. This has been submitted which reflects the planning approvals to date and forward thinking for the remainder of the PPP site. Included within the masterplan is an area outwith the PPP boundary, however, within the E38 allocation. This site, however, will be subject to a future application. The development of the SSE plot is currently unknown but it is anticipated that the access road will come forward first, followed by the I and H Brown plot (subject to gaining consent) which is programmed to commence in Spring 2026. Landscape and Visual Amenity 54 Condition 1 (vii) and 13 of the PPP requires details of landscaping, structure planting and screening associated with the development. NPF4 Policy 6: Forestry, Woodland and Trees; and LDP2 Polices 1: Placemaking; 39: Landscape; and 40A: Forestry, Woodland and Trees are all relevant in considering landscape and visual amenity. 55 The proposed development is located within an industrial estate, on a site that is zoned for large scale development. It is considered that the proposed development will not appear out of place in the landscape when viewed in context with the adjacent large industrial buildings. The proposals also provide a reasonably robust landscaping scheme for the area around the building comprising of a variety of trees, plants and shrubs that will enhance the visual amenity of the immediate area. No tree/hedge planting is proposed on the western boundary of the site as this area includes a service strip. A woodland mix of shrubs and trees (minimum 5m wide) are proposed on the southern and eastern boundaries of the site. 56 As such, it is considered that the proposed development will not have any adverse impact on the character of the landscape or visual amenity of the area. It is a logical extension of the existing employment offer at Inveralmond and as such the proposal, subject to condition 11, accords with the provisions of PPP and meets the objectives of NPF4 Policy 6, LDP2 Policy 1, Policy 39 and Policy 40A. Residential Amenity 57 Residential amenity requires to be considered under NPF4 Policy 26: Business and Industry, LDP2 Policy 1: Placemaking and Policy 17: Residential Areas as well as PPP conditions. Additionally, NPF4 Policy 23 and LDP2 Policies 55, 56 and 57 which relate to light, air and noise pollution are relevant. 58 The proposed site is located within the Inveralmond Industrial Estate within an area that is zoned for industrial uses. It will also be remote from any nearby housing development. As such, it is unlikely that the proposed development would result in any adverse impact on any nearby residential amenity.
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Noise 59 Condition 1(ix) and 10 of the PPP requires an assessment of noise. The applicant has submitted a noise impact assessment (NIA) document reference 1857 R001 V1 AH dated 23 October 2023 which was undertaken by CPS Acoustics. This has been reviewed by Environmental Health Officers. 60 The NIA assessed plant and operational noise from the site and the predicted noise levels at the five noise sensitive receptors assessed. The NIA assessment concluded that predicted noise from plant and operations from the development would meet the NR 35 daytime criteria for plant noise and the BS4142 to meet a rating noise level no more than 5dB above residual background noise level. 61 To ensure compliance with LDP2 Policy 55 and 56, Environmental Health has recommended standard conditions relating to noise from plant and equipment, noise from the battery storage facility and external lighting, in order to ensure that adequate controls are in place to prevent any impact on the amenity of the area. A condition limiting construction hours has also been applied in order to be consistent with the terms of the 2019 PPP for the wider site and a condition in relation to servicing of and deliveries to the premises. Air Quality 62 Condition 9 of the PPP requires an assessment of dust for the construction stage, detailing prevention control and mitigation measures for dust. 63 The applicant has submitted a Dust Management Plan (DMP), dated August 2024, ‘Dust Management Plan, I&H Brown Office Building & Plant Depot Ruthvenfield, Perth’ which has been reviewed by Environmental Health Officers. 64 A dust risk assessment was undertaken in line with IAQM Guidance on the assessment of dust from demolition and construction August 2023 and site classification was Medium Risk sensitivity of receptors and the dust prevention, suppression and monitoring procedures set out within the DMP are based on this classification. 65 Subject to condition insofar as the recommendations and mitigation measures in the DMP, drawing No.26, shall be implemented in full throughout the construction phase of the development, Environmental Health Officers have no adverse comments, therefore, there are no conflicts with LDP2 Policy 57. 66 Overall, subject to conditions 3-9 (inclusive) the proposal accords with the provisions of PPP and meets the objectives of NPF4 and LDP2. Roads and Access 67 Condition 1(iv) of the PPP specifies details required for access, car parking, public transport facilities, roads, footpaths, cycleways and related structures.
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Condition1 (xiii) requires the submission of a green travel plan including provision of electric vehicle charging points. Condition 1 (xvi) requires vehicular access and egress road levels. Condition 3 supplements condition 1 (iv), condition 4 supplements condition 1 (xiii), condition 5 requires the submission of a Construction Traffic Management Scheme (CTMS), and condition 6 requires a scheme for a new shared path. 68 NPF4 Policy 13: Sustainable Transport seeks to encourage developments that prioritise sustainable travel while LDP2 Policy 60 Transport Standards and Accessibility Requirements requires consideration of transport and accessibility Condition 1(iv) 69 No Road Construction Consent (RCC) has been granted yet for the access road (extension of Ruthvenfield Way), and following consent, an RCC amendment may be required in order to form the proposed vehicular access. An informative is recommended. 70 In respect of car parking, in addition to the parking proposed, the applicant shall provide two disabled parking bays for the Workshop based on the Class 5 parking standards outlined in the National Roads Development Guide. This can be controlled by condition. 71 Adequate space for parking and turning of service vehicles is provided within the yard space. 72 In terms of cycle parking, adequate provision is proposed with a 20 space two tier cycle shelter to be located to the southeast of the office building. 73 The matter of footpaths has not been addressed, however, this condition can be re-applied. Condition 1 (xiii) 74 The Green Travel Plan (GTP) framework for the master site has been provided by the applicant which will form the basis of any subsequent travel plans for the operators of the individual plots. This condition, however, will be re-applied to ensure a GTP is submitted for this individual plot. Condition 1 (xvi) 75 No Road Construction Consent (RCC) has been granted yet for the access road (extension of Ruthvenfield Way), and following consent, an RCC amendment may be required in order to form the proposed vehicular access. An informative is recommended. The vehicular access and egress levels can be secured through this process.
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Condition 3 76 See comments for Condition 1(iv). This condition will be re-applied. Condition 4 77 See comments for Condition 1(xiii). This condition will be re-applied. Condition 5 78 The proposal does not seek to discharge this condition and therefore the construction traffic management scheme (CTMS) has not been provided. This condition shall be re-applied. Condition 6 79 The proposal does not seek to discharge this condition, therefore, no information has been provided in terms of the shared path along Ruthvenfield Road. This condition shall be re-applied. Streetlighting 80 An approved street lighting design is required for any PKC adoptable areas and include any alterations to existing street lighting on Ruthvenfield Way and Road. A condition will be applied to discuss the lighting design and to obtain approval. 81 Overall, it is considered that the proposals raise no issues or concerns in respect to roads or access related matters. Both the Council’s Transport Planning Team and Transport Scotland have also received the proposals and have made no objection, subject to conditions 15-20 (inclusive), to the development. The proposal accords with the provisions of PPP and meets the objectives of NPF4 and LDP2. Drainage and Flooding 82 PPP Condition 1 (viii) and condition 17 requires details of foul and surface water drainage to be submitted. A Drainage Strategy Plan has been submitted with the application which outlines the proposed foul and surface water details. Colleagues in the Council’s Structures and Flooding Team and SEPA have reviewed this and have not raised any objections. 83 In terms of Flood Risk, the site is located approximately 35m north of the Town’s Lade watercourse and approximately 470m south of the River Almond. The site is located in the High (greater than two hundred years (1:200) – 0.5% change of flooding), Medium (once in every two hundred years (1:200) – 0.5% chance of flooding) and Low (once in every thousand years (1:1000) – 0.1% chance of flooding) likelihood of fluvial flooding extents as shown on the SEPA flood mapping.
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84 Modelling has been undertaken as part of this application which demonstrates that the site is outside of the functional floodplain for the following events: 1 in 10 year, 1 in 200 year, 1 in 200 year plus 53% climate change and 1 in 1000 year. 85 SEPA have commented that with regards to the River Almond, the site would likely be protected by flood defences to the north which would also likely ensure safe access and egress via the Inveralmond Industrial Estate. The Town’s Lade flows are controlled by a penstock upstream on the River Almond. This restrict the flows that come down via this path and modelling has confirmed that the site is unlikely to be at risk of flooding from this source. 86 Overall, the proposal complies with NPF4 Policy 22: Flood Risk and Water Management and LDP2 Policy 52: New Development and Flooding and Policy 53: Water Environment and Drainage. Waste Collection 87 The PPP seeks to ensure appropriate waste and recycling provision is identified and secured as part of the AMSC applications. There is considered to be adequate provision to accommodate the conditional requirements in this regard, satisfying the terms of the PPP. There are therefore no waste collection concerns. Conservation Considerations 88 As required by Condition 1 (xiv) and 12 of the PPP a Written Scheme of Investigation is required to fulfil the requirements of Perth and Kinross Heritage Trust (PKHT) for an archaeological evaluation of the development area. 89 The historic background is outlined in a WSI carried out by CFA Archaeology which has been submitted alongside this application. PKHT have been consulted and advised that although the area falls within a wider application with archaeological conditions, in this instance it is located next to and partially covered by between two negative archaeological evaluations (EPK1600 and EPK1162), therefore, for this red line site boundary only, no archaeological mitigation is required. 90 As such, the proposal complies with NPF4 Policy 7: Historic Assets and Places and LDP2 Policy 26: Scheduled Monuments and Archaeology. Natural Heritage and Biodiversity 91 The consideration of natural heritage and biodiversity is integral to the layout, design and landscaping detail required by the PPP. NPF4 Policy 1: Sustainable Places, Policy 3: Biodiversity, Policy 4: Natural Places and Policy 6: Forestry Woodland and Trees are relevant considerations as are LDP2 Policies 38: Environment and Conservation, 40: Forestry, Woodland and Trees and 41: Biodiversity. The PPP requires a Construction Environment Management Plan
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(CEMP), Biodiversity Action Plan (BAP) and detailed landscaping and planting scheme as per conditions 1 (vii, xii), 9, 13 and 14, all of which have been submitted. 92 Condition 9 requires an updated Construction Environment Management Plan (CEMP) including a detailed Dust Management Plan. The submitted CEMP has been reviewed by the Council’s Biodiversity Officer. It includes appropriate measures for trees and biodiversity and from that perspective, is sufficient to agree condition 9. 93 Condition 13 requires a detailed landscaping and planting scheme. The submitted landscaping and planting scheme includes an appropriate level of planting and screening and as such is sufficient to agree condition 13. 94 Condition 14 requires a Biodiversity Action Plan. The submitted Plan has been reviewed by the Council’s Biodiversity Officer. Following an update to plans and more information the details are considered to be acceptable in terms of landscape and biodiversity value. 95 It is considered that the development of the site does not raise any issues or concerns in respect to natural heritage or biodiversity. It is concluded that the proposal adequately provides for and enhances natural heritage and biodiversity and subject to conditions 12-14 (inclusive) complies with the relevant policies of NPF4 and LDP2. Low and Zero Carbon Generating Technologies 96 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. Further, NPF4 Policy 2 ‘Climate Mitigation and Adaptation’ requires that development should be designed to reduce greenhouse gas emissions. 97 A Sustainability and Energy Statement has been provided that outlines how the development will meet the CO2 emissions reductions through both the energy efficiency of the constructions and installation of solar PV. It states that ‘In addition to the installation of a highly efficient Mitsubishi RAF heat pump systems providing sustainable heating and cooling to the building, renewable technology is to be included in the development proposals in the form of Photovoltaic (PV) panel array for both the office building and workshop. The workshop area will also feature battery storage. This fits with the Council’s approach and a suspensive condition has been applied to cover the actual calculations that can be undertaken in relation to the finalised designs at the Building Warrant stage. As such the proposal, subject to condition 11, complies with LDP2 Policy 32.
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Developer Contributions 98 Condition 2 of the original Planning Permission in Principle (19/02033/IPM) for this site allows for the 10,000 sqm of the development to be exempt from any Transport Infrastructure contributions. To date, 2,450sqm has been approved at the site (22/00373/FLL). The current application therefore qualifies for this exemption. Economic Impact 99 The proposal is considered to have a positive economic impact on Perth and the wider area and there is also likely to be positive impacts from the construction phase of the development. Planning Obligations and Legal Agreements 100 None required. Direction by Scottish Ministers 101 None applicable to this proposal. Conclusion and Reasons for Recommendation 102 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 of the relevant material considerations and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve the application subject to the following conditions: Conditions and Reasons for Recommendation General 1. The development hereby permitted shall be commenced no later than the expiration of two years from the date of this consent or from the date of subsequent approval of matters specified in conditions, or three years from the date of planning permission in principle, whichever is the later. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019.
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2. The development hereby approved must be carried out in accordance with the approved drawings and documents, unless otherwise provided for by conditions imposed by this decision notice. Reason - To ensure the development is carried out in accordance with the approved drawings and documents. Residential Amenity 3. The recommendations and mitigation measures in the approved Dust Management Plan dated August 2024, Drawing No.26, shall be implemented in full throughout the construction phase of the development to the satisfaction of the Council as Planning Authority. Reason - In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 4. All plant or equipment shall be so enclosed, attenuated and/or maintained such that any noise therefrom shall not exceed Noise Rating 35 between 0700 and 2300 hours daily, or Noise Rating 25 between 2300 and 0700 hours daily, within any neighbouring residential property, with all windows slightly open, when measured and/ or calculated and plotted on a rating curve. Reason - In order to safeguard the neighbouring residential amenity in the area. 5. Noise from the battery storage facility shall not exceed 37dB LAeq, (15 min), including any relevant penalties for tonality, impulsivity, intermittency, or other sound characteristics, when measured at any residential property in accordance with BS4142 – Method for Rating Industrial Noise Affecting Mixed Residential and Industrial Areas. Reason - In order to safeguard the neighbouring residential amenity in the area. 6. Construction work shall be limited to Monday to Friday 0700 hours to 1900 hours and Saturday 0800 hours to 1300 hours with no noisy works out with these times or at any time on Sundays or bank holidays (as identified by Scottish Government). The above shall be implemented throughout the construction stage of the development unless otherwise agreed in writing with the Council as Planning Authority andin consultation with Environmental Health. Reason - To ensure a satisfactory standard of local environmental quality. 7. The hours of operations shall be restricted to 0700 hours to 1900 hours daily. Reason - To ensure a satisfactory standard of local environmental quality. 8. Servicing of and deliveries to the premises shall be carried out between 0700 and 1900 daily.
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Reason - To ensure a satisfactory standard of local environmental quality. 9. All external lighting shall be sufficiently screened and aligned so as to ensure that there is no direct illumination of neighbouring land and that light spillage beyond the boundaries of the site is minimised to a degree that it does not adversely affect the amenity of the neighbouring land. Reason - In order to safeguard the residential amenity of the area. Landscaping 10. The detailed landscaping and planting scheme which is hereby approved shall be completed within the first available planting season (October to March) after the completion or bringing into use of the development, whichever is the earlier. The approved scheme shall thereafter be maintained with any planting which fails to become established within five years being replaced in the following planting season with others of a size and species as previously approved. Reason - In the interests of visual amenity and to ensure the satisfactory implementation of the proposed planting scheme. Environmental Impact and Biodiversity 11. Prior to the occupation 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 the following: 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 - In order to demonstrate compliance with both Policy 32 of the local development plan and the carbon emissions reduction set by Scottish Building Standards. 12. The conclusions and recommended action points within the Biodiversity Action Plan (drawing number 36) submitted and hereby approved shall be fully adhered to, respected and undertaken.
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Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 13. Measures to protect animals from being trapped in open excavations and/or pipe and culverts shall be implemented for the duration of the construction works of the development hereby approved. The measures may include creation of sloping escape ramps for animals, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of each working day and open pipework greater than 150 mm outside diameter being blanked off at the end of each working day. Reason - To ensure a satisfactory standard of local environmental quality; to safeguard the welfare of any protected wildlife. 14. The submitted Construction Environment Management Plan (CEMP) 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 amendments will be submitted to the Planning Authority as soon as reasonably practicable citing the relevant amendment and appropriate guidance for written approval. Reason - In the interest of protecting environmental quality and of biodiversity. Roads and Access 15. Prior to the commencement of the development hereby approved, the developer shall submit for the further written agreement of the Council as Planning Authority, in consultation with the Roads Authority (Structures), a Construction Traffic Management Scheme (TMS) which shall include the following: a. restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; b. timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events; c. a code of conduct for HGV drivers to allow for queuing traffic to pass; d. arrangements for liaison with the Roads Authority regarding winter maintenance; e. emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown; f. arrangements for the cleaning of wheels and chassis of vehicles to prevent material from construction sites associated with the development being deposited on the road; g arrangements for cleaning of roads affected by material deposited from construction sites associated with the development;
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h. arrangements for signage at site accesses and crossovers and on roads to be used by construction traffic in order to provide safe access for pedestrians, cyclists and equestrians; i. details of information signs to inform other road users of construction traffic; j. arrangements to ensure that access for emergency service vehicles are not impeded; k. co-ordination with other significant developments known to use roads affected by construction traffic; l. traffic arrangements in the immediate vicinity of temporary construction compounds; m. the provision and installation of traffic counters at the applicant's expense at locations to be agreed prior to the commencement of construction; n. monitoring, reporting and implementation arrangements; o. arrangements for dealing with non-compliance; and p. 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. 16. As part of the next application for the Approval of Matters Specified by Condition (AMSC) for the wider site that has been granted in principle, planning ref: 21/01518/IPM, a scheme for a new shared path of an appropriate standard along an agreed section of Ruthvenfield Road shall be submitted for the written approval of the Council as Planning Authority. The approved scheme shall thereafter be fully installed as per the agreed details. Reason – in the interests of road and pedestrian safety. 17. Development shall not commence until a detailed Green Travel Plan (GTP), aimed at encouraging more sustainable means of travel has been submitted to and agreed in writing by the Council as Planning Authority. The GTP will have particular regard to provision for walking; cycling; public transport access to and within the site; electric vehicle (EV) charging points and will identify the measures to be provided (including the provision of new and/or enhanced public transport services), any phasing, the system of management, monitoring, review, reporting and the duration of the Plan. The GTP as agreed shall be fully implemented in accordance with the details agreed. Reason - In the interests of sustainable transport. 18. Prior to the development hereby approved being completed or brought into use, all matters regarding access, car parking, public transport facilities, footpaths/cycleways, road layout, design and specification, including the disposal of surface water and related structures, shall be in accordance with the standards required by the Council as Roads Authority.
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Reason - In the interest of vehicle and pedestrian safety and in accordance with the policies of the adopted Perth and Kinross Local Development Plan 2019. 19. Prior to occupation, the applicant shall form two disabled parking bays adjacent to the proposed Workshop, in accordance with the design principles outlined in the National Roads Development Guide. Reason – In the interests of enabling inclusive access to the site. 200. Prior to commencement of works, the street lighting design for all adopted areas must be submitted for the further written agreement of the Council as Planning Authority, in consultation with Perth & Kinross Council’s Street Lighting Partnership. The scheme shall include details of light spill, brightness of the lighting and the proposed hours of operation. The agreed lighting scheme shall be implemented prior to the occupation of the first dwellinghouse and maintained in full accordance with the agreed scheme. Reason - In the interests of road safety. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes None applicable. Informatives 1. Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2. As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the Planning Authority written notice of that position. Please use the form attached herewith. 3. No work shall be commenced until an application for building warrant has been submitted and approved.
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4. 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. https://www.pkc.gov.uk/ldp2floodrisk 5. 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. 6. The applicant should take note of the information and advice contained within the consultation response from Scottish Water. 7. 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. 8. The applicant should be advised that in terms of Section 21 of the Roads (Scotland) Act 1984 they must obtain from the Council as Roads Authority consent to construct a new road prior to the commencement of roadworks. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environmental Protection Agency. Please note that a fee is chargeable for the processing of RCC applications. 9. 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 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.
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10. The presence of protected species, and the extent to which they could be affected by the proposed development, should be established before works commence. Should protected species be identified within the site the developer should ensure that all appropriate measures required to comply with the relevant legislation are carried out. 11. Trees and scrub are likely to contain nesting birds between 1st March and 31st August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (Section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning permission for a development does not provide a defence against prosecution under this Act. 12. Application for a new postal address should be made via the Street Naming and Numbering page on the Perth & Kinross Council website at www.pkc.gov.uk/snn. Please note there is a charge for this service and submission cannot be made until the relevant Building Warrant has been approved. 13. The applicant is advised that in terms of Sections 56 of the Roads (Scotland) Act 1984 they must obtain from the Council, as Roads Authority, consent to open 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 Environmental Protection Agency. Background Papers Letters of representation 0 Authors Name Designation Contact Details Gillian Peebles Planning Officer (Majors) 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 26 February 2025