24/01925/Fll
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. 25/57) PROPOSAL: Change of use of and alterations of post office to form extension to dwellinghouse LOCATION: Bridge of Cally Post Office, Bridge of Cally, Blairgowrie, PH10 7JG Ref. No: 24/01925/FLL Ward No: P3- Blairgowrie and Glens Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1 The application is for the change of use of a post office and general store (Use Class 1A Shops, Financial, Professional and Other Services) to form an extension to an existing dwellinghouse (Use Class 9 Houses) with associated alterations. The application is at the Planning and Placemaking Committee because the applicant is an elected member. 2 The Bridge of Cally Post Office and General Store, is on the middle of three levels with the entrance on the north elevation at street level. The dwellinghouse has a separate entrance on the north elevation and the living accommodation is over three levels of the building. An internal door links the Post Office and the dwellinghouse. 3 The Post Office and General Store are to close, and permission is sought to change the use of this floorspace to provide additional living accommodation for the dwellinghouse. 4 The external alterations proposed are minor and involve replacing the entrance door to the Post Office with a window on the north elevation. The internal alterations do not require planning permission.
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5 The application site is in Bridge of Cally on the west side of the Old Military Road (A93) and the Bridge of Cally Bridge at its junction with the A924. Site History 6 No relevant site history. Pre-Application Consultation 7 None required as the proposed development is not classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009. DEVELOPMENT PLAN 8 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 9 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. 10 The assessment of this application has considered the following policies of NPF4: Policy 4: Natural Places Policy 14: Design, Quality and Place Policy 16: Quality Homes Perth and Kinross Local Development Plan 2019 11 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. 12 The principal relevant policies are, in summary: Policy 1A: Placemaking Policy 1B: Placemaking Policy 17: Residential Areas Policy 47: River Tay Catchment Area
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Statutory Supplementary Guidance 13 Supplementary Guidance - Placemaking (adopted in 2020) PKC Non-Statutory Guidance 14 Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC National Guidance 15 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 16 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: PAN 51 Planning, Environmental Protection and Regulation Creating Places 2013 17 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 18 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 19 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 20 As part of the planning application process the following bodies were consulted:
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External 21 Scottish Water - No objection. Internal 22 None. Representations 23 No representations were received. Additional Statements 24 Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not applicable Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal completed - AA not required Design Statement or Design and Access Statement Not required Report on Impact or Potential Impact e.g. Flood Risk Assessment Not required Appraisal 25 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 26 The application site is in the village of Bridge of Cally and is in a settlement boundary identified in LDP2. 27 The application is for the change of use of a post office and general store (Use Class 1A: Shops, Financial, Professional and Other Services) to form an extension to an existing dwellinghouse (Use Class 9: Dwellinghouse) with associated alterations.
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28 NPF4 Policy 14: Design, Quality and Place and LDP2 Policy 1: Placemaking are relevant and support well designed development that will contribute positively to the quality of the surrounding built and natural environment and is compatible with the amenity and character of the site and the surrounding area. 29 Extensions to dwellinghouses also see NPF4 Policy 16: Quality Homes paragraph g) relevant, which supports proposals where they do not have a detrimental impact on the character or environmental quality of the home and the surrounding area. This in terms of size, design and materials; and where they do not have a detrimental effect on the neighbouring properties. 30 The property is within the settlement boundary and and LDP2 Policy 17: Residential Areas states “Changes away from ancillary uses such as employment land, local shops and community facilities, for example pubs and restaurants will be resisted unless there is demonstrable market evidence that the existing use is no longer viable as a commercial venture or community-run enterprise.” 31 Policy 17 also states that “Generally, encouragement will be given to proposals which fall into one or more of the following categories of development and which are compatible with the amenity and character of the area: (a) Infill residential development at a density which represents the most efficient use of the site while respecting its environs. (b) Improvements to shopping facilities where it can be shown that they would serve local needs of the area. (c) Proposals which will improve the character and environment of the area or village. (d) Business, homeworking, tourism or leisure activities. (e) Proposals for improvements to community and educational facilities.” 32 These policies are considered in more detail below. 33 The property is also located on the north bank of the River Ericht, part of River Tay Special Area of Conservation and within the River Tay Catchment Area identified in LDP2. NPF4 Policy 4 and LDP2 Policy 47 are therefore relevant. However, given the small-scale nature of the proposal the nature conservation interests of the Special Area of Conservation are not considered likelt to be affected. Change of Use 34 The Post Office is on the ground floor of the building and an internal door links the Post Office and the dwellinghouse (Drawing 06). 35 In respect of LDP2 Policy 17, the applicant has operated the Post Office and General Store for twenty-two years and is resident in the dwellinghouse. The Post Office are aware of the applicant’s intention to retire on 31 May 2025. As the
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Post Office and General Store are not a stand-alone building and are part of a residential property, it is difficult to seek their retention. 36 It is a matter for The Post Office to consider options for continued service provision locally. It is fully appreciated that many rural post offices have closed nationally and more face an uncertain future for a variety of reasons. 37 The nearest other Post Office is in Blairgowrie, some six miles away and accessible by public transport from Bridge of Cally. Thus, it is not considered that the proposed change of use would unacceptably affect access to post office services. 38 The proposal to integrate the floorspace which would become vacant into the residential property and the related external alterations are sensitively considered and will secure the future of the space within this visually prominent building. The proposal represents the most obvious and efficient use of the space, while respecting its environs. 39 The proposal satisfies LDP2 Policy 17. Design, Visual and Residential Amenity 40 The minor external alterations involve replacing the shop door with a window. The lower section would be built up, with a matching roughcast finish and a window of similar shape and form to the others in the building (Drawing 07). 41 The external alterations are sensitively designed and match the material finish and character of the building. Thus, there would be no adverse impact on amenity and there are no immediate neighbouring residential properties. 42 The proposal respects the amenity and character of the site and the surrounding area and satisfies NPF4 Policy 14 Design, Quality and Place and NPF4 Policy 16 Quality Homes and LDP2 Policy 1: Placemaking. Low and Zero Carbon Generating Technologies 43 LDP2 Policy 32: Embedding Low and Zero Carbon Generating Technology in New Development requires 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. This proposal is for a change of use and this requirement does not apply, as outlined in Policy 32. Developer Contributions 44 None.
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Economic Impact 45 None. Variation Of Application Under Section 32A 46 This application was not varied prior to determination, in accordance with the terms of Section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. Planning Obligations and Legal Agreements 47 None required. Direction by Scottish Ministers 48 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 49 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 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been 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. 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.
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Reason - To ensure the development is carried out in accordance with the approved drawings and documents. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes None. Informatives 1 Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2 As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the Planning Authority written notice of that position. Please use the form attached herewith. Background Papers None. Letters of representation 0 Authors Name Designation Contact Details Claire Myles Planning Officer 01738 475300 Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 25 February 2025