24/01483/Amm
Perth and Kinross Council · 14 May 2025
Back to Planning and Placemaking Committee — 14 May 2025 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee – 14 May 2025 Report of Handling by Development Management and Building Standards Service Manager (Report No. 25/118) Proposal: Erection of 42 dwellinghouses and associated works - phase 2 (change of house type and plot layout of 22/02223/AMM) Location: Scone North, Scone, Perth Ref. No: 24/01483/AMM Ward No: P2- Strathmore Summary This report recommends approval of a Matters Specified in Conditions (AMSC) application for the erection of a total of 42 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 2.7 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. Phase 1A is complete and the development of 1B is nearing completion. 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
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previously approved under 22/02223/AMM. These matters are detailed in the assessment section of the report. 4 The developer for the previous AMSC was A & J Stephen. Persimmon has since sought to acquire this section of site, thereby requiring some amendments to the previous approval to reflect the different house types now proposed, alongside some other relatively minor changes to the layout. 5 The 42 dwellings comprise a mix of detached, semi-detached and terraced dwellinghouses. The numbers and tenure mix are: 4 x two-bedroom terraced dwellinghouses; 4 x three-bedroom terraced dwellinghouses; 15 x three-bedroom semi-detached dwellinghouses; 3 x three-bedroom detached dwellinghouses; 13 x three-bedroom with study detached dwellinghouses; and 3 x five-bedroom with study detached dwellinghouses. 6 All of the properties will have access to a private external amenity area and be finished in white render, with a grey brick basecourse and sills and grey roof tiles. The windows, doors and fascia boards will be white upvc and the rainwater goods will be black upvc. Site History 7 15/00017/PAN On 8 December 2015 PKC agreed a Proposal of Application Notice for Residential development and associated infrastructure, access, landscaping, SUDS, and open space. 8 16/00762/SCRN On 2 May 2016 an EIA screening opinion was issued by PKC advising that residential development at Scone North was EIA development. 9 16/00995/SCOP On 11 July 2016 a Scoping Opinion was issued by PKC for an EIA Report associated to a residential development at Scone North and associated infrastructure, access, landscaping, drainage, SUDS, and open space. 10 16/02127/IPM Planning Permission in Principle was approved on 18 April 2018 for Scone North’s residential development with open space, landscaping, drainage and associated infrastructure (in principle). 11 18/00758/ADV Advertisement Consent was approved on 22 June 2018 for display of signs. 12 18/00759/ADV Advertisement Consent was approved on 22 June 2018 for display of signs.
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13 18/02231/AMM Approval of Matters Specified in Conditions related to 16/02127/IPM was approved on 30 August 2019, allowing for the erection of 42 dwellinghouses, landscaping and associated works (Phase 1a). 14 19/01478/ADV Advertisement Consent was approved on 5 November 2019 for the display of a sign. 15 20/00382/FLL Full Planning Permission was approved on 8 July 2020 for the erection of 5 dwellinghouses (revised design - change of house types at plots 28, 29, 33, 34 and 35) within Phase 1a. 16 20/01416/FLL Full Planning Permission was approved on 18 November 2020 for the erection of a dwellinghouse and marketing suite (revised design - plot 3) within Phase 1a. 17 20/01614/ADV Advertisement Consent was approved on 2 December 2020 for display of a sign. 18 20/01752/FLL Full Planning Permission was approved on 12 July 2021 for Erection of 2 dwellinghouse (revised design - change of house types - plots 26 and 27) within Phase 1a. 19 21/00484/FLL Full Planning Permission was approved on 12 July 2021 for the erection of a dwellinghouse and garage (change of house type at plot 41) within Phase 1a. 20 21/00609/AMM Approval of Matters Specified in Conditions related to 16/02127/IPM was approved on 24 September 2021 for the erection of 58 dwellinghouses and 3 detached garages, landscaping, and associated works (Phase 1b). 21 21/02147/FLL Full Planning Permission was approved on 1 February 2022 for erection of a dwellinghouse (revised design - plot 39) within Phase 1a. 22 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) within Phase 1b. 23 22/00742/FLL Full Planning Permission was approved on 10 June 2022 for the erection of 6 dwellinghouses and associated works (revised design - change of house type to include sunrooms for plots 57, 60-61 and 75-77) within Phase 1b. 24 22/02223/AMM was approved on 13 December 2023 for the erection of 210 dwellinghouses, formation of landscaping, SUDS, and associated works (approval of matters specified in conditions of 16/02127/IPM) (phase 2A).
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Environmental Impact Assessment 25 The impact of the wider development site was screened for EIA (16/00762/SCRN) and it was determined that the proposal does constituted EIA development. As such an EIA Report was submitted as part of the application for planning permission in principle. Pre-Application Consultation 26 Pre-application Reference: 15/00017/PAN. Development Plan 27 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 28 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. 29 The Council’s assessment of this application has considered the following policies of NPF4: Policy 1: Tackling the Climate and Nature Crises Policy 2: Climate Mitigation and Adaptation Policy 3: Biodiversity Policy 6: Forestry, Woodland and Trees Policy 7: Historic Assets and Places 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 Policy 20: Blue and Green Infrastructure Policy 21: Play, Recreation and Sport Policy 22: Flood Risk and Water Management Perth and Kinross Local Development Plan 2019 30 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
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economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. 31 The principal relevant policies are, in summary; Policy 1A: Placemaking Policy 1B: Placemaking Policy 1D: Placemaking Policy 2: Design Statements Policy 5: Infrastructure Contributions Policy 14B: Open Space Retention and Provision: Open Space within New Developments Policy 15: Public Access Policy 20: Affordable Housing Policy 25: Housing Mix Policy 26B: Scheduled Monuments and Archaeology: Archaeology Policy 29: Gardens and Designed Landscapes Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development Policy 41: Biodiversity Policy 42: Green Infrastructure 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 Policy 61: Airfield Safeguarding Statutory Supplementary Guidance 32 Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) Supplementary Guidance - Placemaking (adopted in 2020)
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PKC Non Statutory Guidance 33 Planning Guidance - Delivery of Development Sites Planning Guidance - Planning & Biodiversity National Guidance 34 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 35 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: PAN 40 Development Management PAN 51 Planning, Environmental Protection and Regulation PAN 61 Planning and Sustainable Urban Drainage Systems PAN 68 Design Statements PAN 69 Planning and Building standards Advice on Flooding PAN 75 Planning for Transport Creating Places 2013 36 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 37 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 38 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 39 As part of the planning application process the following bodies were consulted:
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External 40 Historic Environment Scotland (HES): No objection. The proposed development site is located within the Scone Palace Inventory Designed Landscape (GDL00338). The site would be screened in views from the centre of the estate by topography and existing and proposed policy woodland. The development is not likely to have a significant adverse impact on the Inventory garden and designed landscape. 41 Perth and Kinross Heritage Trust (PKHT): With respect to archaeology and the planning process, as outlined by NPF4, the proposed development does not raise any significant issues. No archaeological mitigation is required in this instance. 42 Transport Scotland: No objection. 43 Scone and District Community Council: Objection. 44 Scottish Water: No comments. Response to previous application advised that there was capacity at local water and wastewater treatment works. 45 Scottish Environment Protection Agency (SEPA): Initially submitted a holding objection pending further information on the detailing of the drainage. This information has now been received and SEPA will confirm their position prior to the Planning & Placemaking Committee on the 14th May 2025. Internal 46 Environmental Health (Contaminated Land): No objection. A Site Investigation Report has identified the need for remedial works to ensure the wider site is suitable for the proposed use. Condition required. 47 Environmental Health (Noise Odour): No objection. Conditions required to control construction noise and the requirement for a CEMP. 48 Transportation and Development: Initially requested some further clarification. This has subsequently been received and Transportation and Development offer no objection. 49 Structures and Flooding: No objection. Changes to house types and plot layout do not seem to have notably impacted the drainage layout and calculations. The new finished floor levels (FFL) and finished ground levels (FGL) appear to account for freeboard. Surface water flow extents appear reasonable. Any culvert exceeding 2m in diameter will require Technical Approval. 50 Development Contributions Officer: No objection. The application seeks change of house type and layout in Phase 2 of Scone North, previously approved
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under 22/02223/AMM. The comments provided with that application remain applicable and no additional contributions are required in this instance. 51 Biodiversity: No objection. Conditions required to ensure recommendations from biodiversity surveys and action plans are adhered to and implemented. An updated ecological survey will be required if works begin outwith 24 months of the approved survey. Wildlife kerbs and hedgehog highways should also be provided. 52 Community Greenspace: No objection. Representations 53 Two representations were received including from Scone and District Community Council. The main issues raised within the representations are: • Flood risk • Noise • Road safety concerns 54 These issues are addressed in the Appraisal section of the report. Additional Statements 55 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 Drainage Strategy Report Construction Environment Management Plan Sustainability Statement Appraisal 56 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.
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Principle 57 The principle of the proposal has been established through the site’s allocation as H29 in LDP2 for a 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. 58 An extant Approval of Matters Specified in Conditions (AMSC) (22/02223/AMM) is also in place for this phase of the development. 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 59 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. 60 The layout is substantially similar to that of the extant AMSC, with the main change seeking approval for the Persimmon house types. The layout continues to follow the principles set down by approved masterplan. The proposed dwellings all seek to provide an active frontage with the majority of the houses oriented to overlook roads and areas of open space, including those fronting the primary road passing through the site from Phase 1B to future phases to the East. 61 The new house types are of an appropriate massing and scale which is commensurate with the previous approval. The proposals will add variety and visual interest to the street scene and provides a legible environment which connects the new housing effectively to the existing residential areas with an appropriate urban density. 62 The use of white render and a grey brick basecourse provides an appropriate fit with the adjacent residential development, which is of similar finishes. 63 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. Landscape and Visual Impact 64 The majority of the proposal is roads and dwellinghouses with parking and private garden areas. The larger areas of landscaping and open space to be
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delivered as part of the wider Scone North development is located on other phases. However, there are small areas of open space and some areas abutting the larger expanses of open space within the application site. 65 The changes to the house types to the north of plot 19 has moved the units North, which in turn has increased the area of open space to the South, allowing improved landscaping to be provided on this corner. Otherwise, the site landscaping remains broadly in line with the extant AMSC and proposes appropriate planting and boundary treatments. 66 Therefore, the proposal complies with NPF4 Policies 6: Forestry, Woodland and Trees and Policy 20: Blue and Green Infrastructure and LDP2 Polices 39: Landscape; 40B: Forestry, Woodland and Trees - Trees, Woodland and Development; and 42: Green Infrastructure. In association, the conditions attached to the PPP are also satisfied. Residential Amenity 67 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 68 The location of the proposed dwellinghouses, relevant to both themselves and existing/approved residential properties is such that there will be no unacceptable loss of privacy or daylight or overshadowing. Noise, Vibration and Dust 69 The applicant has submitted a Construction Environment Management Plan (CEMP) with the application, which includes methods on how noise, vibration and dust will be controlled during the construction phase to ensure the residential amenity of existing properties is not adversely affected. This includes hours of working with are in line with PKC’s guideline hours for construction and vibration monitoring. Environmental Health has confirmed that they have no adverse comments subject to conditions to control construction noise and adherence to the CEMP (Condition 3). Contaminated Land 70 A Site Investigation Report submitted for the extant AMSC has identified the need for remedial works to ensure the wider site is suitable for the proposed use. Therefore, the works outlined in this report also relate to this application. 71 Therefore, the condition should be reimposed on this approval to ensure the necessary investigations and works undertaken (Condition 7).
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Roads and Access 72 In respect of the internal road layout and parking provision, PKC Transportation and Development raise no concerns. The proposed internal movement layout, including road hierarchy and associated private and public parking provision is considered satisfactory and consistent with the approach and principles adopted in the original masterplan submission and extant AMSC. Drainage and Flooding 73 The parameters agreed within the Flood Risk Assessment for the previous approval are not changed by the Persimmon site design. Therefore, the previous FRA for the site remains relevant and this matter does not need to be revisited in the consideration of this application. PKC Flooding and Structures has confirmed that the changes to house types and plot layout do not have notably impacted the drainage layout and calculations. They have advised that the new finished floor levels (FFL) and finished ground levels (FGL) account for freeboard and that surface water flow extents appear reasonable. As a result, they have no objections to the proposal. SEPA initially submitted a holding objection pending further information on the detailing of the drainage. This information has now been received and SEPA will confirm their position prior to the Planning & Placemaking Committee on the 14th May 2025. Waste Collection 74 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. Natural Heritage and Biodiversity 75 In relation to natural heritage and biodiversity, NPF4 Policies 1: Tackling the Climate and Nature Crisis, 2: Climate Mitigation and Adaptation and 3: Biodiversity apply along with LDP2 Policy 41 Biodiversity. In association, several conditions attached to the PPP applications cover these issues. 76 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. 77 The ecological survey information submitted for planning reference 22/02223/AMM can be used to inform this application as the data is less than 24 months old. All recommendations made in the ecology and tree survey reports including the Arboricultural Impact Assessment must be adhered to in full (conditions 10 and 11).
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78 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 (conditions 10 and 11). Archaeology and Conservation Considerations 79 NPF4 Policy 7: Historic Assets and Places; LDP2 Policies 26B: Archaeology and 29: Gardens and Designed Landscapes and conditions attached to the PPP application apply. 80 Proportionate archaeological trenching and investigation has been undertaken as part of the previous AMSC, with findings reported back to Perth and Kinross Heritage Trust (PKHT). No further archaeological investigation or survey work is considered necessary, within this phase. HES have also confirmed that the proposals do not conflict with or cause adverse impact on the Historic and Designed Landscape of Scone Palace. Low and Zero Carbon Generating Technologies 81 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 green gas emissions. In this instance, a Sustainability Statement has been submitted in support of the application. The Statement advises that the requirements will be met through the fabric energy efficiency of the development being designed to reduce heat demand and energy needs through providing high levels of insulation and low air permeability, with consideration for thermal bridging junctions. Photovoltaic roof panels, low voltage lighting, low flush sanitary appliances will also be installed on all properties. The proposal therefore complies with the relevant policies. Developer Contributions 82 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
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83 The legal agreement in place adequately secures these elements and no further changes are required. 84 With specific regard to affordable housing, there were no affordable housing units proposed in this area as part of the previous AMSC. As a result, there are no affordable homes included within this proposal. The requisite provision will be delivered on other areas of the wider Scone North development. Economic Impact 85 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 86 None required. Direction By Scottish Ministers 87 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 88 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 Approve the application 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.
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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 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. 3. 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. 4. 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). 5. 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'. Reason: In the interest of tree protection in the interests of biodiversity and amenity of the area. 6. The detailed landscaping and planting proposal specifications as hereby approved shall be undertaken and delivered commensurate with the residential development elements and thereafter maintained to the satisfaction of the Council as Planning Authority. Any planting failing to become established within five years shall be replaced in the following planting season with others of similar sizes and species to the satisfaction of the Council as Planning Authority. 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.
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7. Development shall not commence on site until an evaluation for the potential of the site to be affected by contamination by a previous use has been undertaken and, as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) has been submitted for consideration and accepted by the Council as Planning Authority. If the preliminary risk assessment identifies the need for further assessment, an intrusive investigation shall be undertaken to identify; I. the nature, extent and type(s) of contamination on the site II. measures to treat/remove contamination to ensure the site is fit for the use proposed III. measures to deal with contamination during construction works IV. condition of the site on completion of decontamination measures. Prior to the completion or bringing into use of any part of the development the measures to decontaminate the site shall be fully implemented in accordance with the scheme subsequently agreed by the Council as Planning Authority. Verification that the scheme has been fully implemented must also be submitted to the Council as Planning Authority. Reason: In order to deal with any potential contamination of the site as a result of its former use. 8. 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. 9. 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. 10. 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. If works are not commenced within 24 months of the date of the ecology and tree survey reports approved as part of 22/02223/AMM, then updated surveys will be
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required to be submitted to the Planning Authority for written approval prior to the commencement of works. Reason: In the interests of protecting environmental quality and of biodiversity. 11. Prior to the completion or occupation of the building(s) 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. 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 is advised that in terms of Sections 21 of the Roads (Scotland) Act 1984 they must obtain from the Council as Roads Authority Road Construction Consent (RCC) to construct a new road prior to the commencement of
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roadworks. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. Please note that a fee is chargeable for the processing of RCC applications. 5. The applicant should be advised to contact Perth & Kinross Council Street Lighting Department to obtain technical approval for all street lighting provision. 6. 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. 7. 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. 8. 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. 9. No work shall be commenced until an application for building warrant has been submitted and approved. 10. 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. 11. 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. 12. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, hedgehog highways shall be created by providing access gaps in wooden fences on each plot at least 13cm x 13cm at ground level, to allow for the free movement of hedgehogs. Thereafter, the hedgehog
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highways shall be retained in a reasonable condition for the life of the development, to the satisfaction of the Council as Planning Authority. 13. 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. 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 2 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) 1 May 2025