24/00761/Ecu36
Perth and Kinross Council · 6 August 2025
Back to Planning and Placemaking Committee — 6 August 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Perth and Kinross Council Planning and Placemaking Committee – 6 August 2025 Report of Handling by Development Management and Building Standards Service Manager (Report No. 25/187) Proposal: Installation of battery storage system and solar energy park and associated infrastructure (ECU00005014) Location: Land 600 metres north-west of Caddam Cottage, Keithick Ref. No: 24/00761/ECU36 Ward No: P2- Strathmore Summary Perth and Kinross Council has been consulted by the Scottish Government’s Energy Consents Unit (ECU) on a proposal to develop a renewable energy generation and storage facility consisting of a 50MW Battery Energy Storage System (BESS) an accompanying 60MW solar park and all associated infrastructure, inclusive of cabling, screening, planting and access. The findings of this report recommends that the Council does not object to the proposal and recommends conditions for the acceptable development of the site during its construction and operation. Background and Description of Proposal 1 The purpose of the report is to make members aware of the relevant planning considerations relating to the proposed development. Following consideration of these matters the Council must advise the Scottish Government whether it objects to the application. 2 The site is located to the west of Coupar Angus on an area extending to approximately 104.6 hectares, inclusive of cable routes. The site will be accessed from four separate access points, one off the A923 (Site Access 1) and three off the unnamed road (Site Access 2, 3 and 4) which dissects the southern areas of the site. Coupar Angus is approximately 800m to the East and Burrelton approximately 1.95km South-west.
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3 The proposal is in proximity to the consented Keithick Solar Energy Park (PKC ref: 23/00022/CONSUL, ECU ref: ECU00004521), and is utilising 11.5MW of solar area from the consented site, plus utilising an additional 48.5MW solar land incorporated from the west and to the north. This is due to separate grid connection points for the 50MW BESS site and 11.5MW portion of the consented solar, which will be connected directly into Coupar Angus Substation. The remainder of the consented Keithick Solar Energy Park, the 16MW BESS and remaining 20.5MW solar development area, have a separate connection point into the overhead line located to the south of the A94. 4 The solar park, will utilise approximately 143,724 bifacial solar PV arrays with mountings, cabling, with associated infrastructure components, such as transformers, Inverters, DC and AC converters, switchgear and controllers, as well as requisite substations which will be housed within units. The BESS will consist of 20 battery storage units, 10 invertor stations and 10 transformers as well as infrastructure such as fencing and storage. A 4m acoustic fence, as previously consented, will be established to mitigate noise impacts. 5 The lifetime of the development is expected to be 40 years. The solar park has the capacity to produce over 58,320,000 kWh of electricity per year with the ability to reduce carbon dioxide emissions by over 16,509 metric tonnes annually whilst also supplying over 16,663 homes. 6 The BESS has the capacity to store and supply over 73,000,000 kWh of electricity per year with the ability to reduce carbon dioxide emissions by over 20,664 metric tonnes annually whilst also providing electricity storage equivalent to supplying over 20,857 homes. Site History 7 21/00019/PAN On 21 January 2022 for Installation of a 32MW solar farm and 16MW battery energy storage facilities and associated infrastructure 8 22/00111/SCRN On 5 October 2022 for Installation of 16MW battery energy storage solution and a 32MW solar farm with associated infrastructure 9 22/00004/SCRN was Approved On 25 May 2022 for Development of a 50.1MW BESS and all associated Infrastructure including cabling and landscaping 10 22/00013/CONSUL (ECU ref: ECU00004521) on 5 December 2022 PKC did not object to Scottish Ministers’ consultation on a proposal to construct and operate an electricity generating station comprising a group of photovoltaic panels, batter energy storage systems and associated infrastructure with a capacity of approximately 98MW on Land at Keithick Farms, Coupar Angus. On 21 March 2023 the ECU granted consent for the proposal.
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11 22/00016/PAN On 29 June 2022 for Formation of a 32MW solar farm, 16MW battery energy storage system and associated works 12 22/01031/SCRN On 7 June 2022 for Screening opinion for Keithick Energy Storage Farm 13 23/00022/CONSUL (ECU ref: ECU00004936) on 14 May 2024 The Scottish Ministers, following consultation with PKC, adopted the opinion that the construction and operation an electricity generating station comprising a 50 megawatt battery energy storage system and accompanying 70 megawatt solar park, with the capacity to generate approximately 120 megawatts of electricity, comprising multiple battery storage units, power converters and transformers, switching station and ancillary infrastructure such as internal access tracks and associated security measures does not constitute EIA development. Nearby sites 14 22/00195/FLM 1 June 2022 Full Planning Permission granted for Formation of battery energy storage system with associated work and infrastructure of up to 49.9 MW 15 23/01294/FLM Formation of a 49.9MW solar farm comprising ground mounted solar arrays, inverters, transformers, a substation, security fencing, CCTV cameras, cabling, access tracks and associated works – this application was called in by the Scottish Ministers and a decision is pending. Environmental Impact Assessment 16 23/00022/CONSUL The proposal was screened for EIA and it was concluded that the proposal does not constitute EIA development. Pre-Application Consultation 17 The proposed development is classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009. However, unlike Major Development proposals, Section 36 applications are not subject to mandatory pre-application consultation engagement requirements. 18 Despite there being no statutory requirement to conduct public consultation, the applicant has submitted a PAC. Public engagement was undertaken to gain insight into concerns and opinions from members of the local community and surrounding area. Such engagement involved the advertisement of the project in local press releases, the hosting of an online webpage, and a public meeting was held at the Red House Hotel in Coupar Angus in September 2023.
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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 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. 21 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 5: Soils • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 11: Energy • Policy 14: Design, Quality and Place • Policy 29: Rural Development 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 8: Rural Business and Diversification • Policy 15: Public Access • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 27A: Listed Buildings • Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy
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• Policy 33C: Renewable and Low Carbon Energy: Decommissioning and Restoration of Existing Facilities • Policy 35: Electricity Transmission Infrastructure • Policy 38A: Environment and Conservation: International Nature Conservation Sites • Policy 38B: Environment and Conservation: National Designations • Policy 38C: Environment and Conservation: Local Designations • Policy 39: Landscape • Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 47: River Tay Catchment Area • Policy 50: Prime Agricultural Land • Policy 51: Soils • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 60A: Transport Standards and Accessibility Requirements: Existing Infrastructure • Policy 61: Airfield Safeguarding Statutory Supplementary Guidance • Supplementary Guidance - Airfield Safeguarding (adopted in 2020) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Landscape (adopted in 2020) Other Material Considerations PKC Non Statutory Guidance • Planning Guidance - Planning & Biodiversity • Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 24 The Scottish Government expresses its planning policies through Planning Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Those relevant are listed below.
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Planning Advice Notes 25 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 69 Planning and Building standards Advice on Flooding • PAN 75 Planning for Transport • Scottish Government Advice - Advice for planning authorities on large photovoltaic arrays • Scottish Government Advice - Advice for planning authorities on energy storage issues CONSULTATIONS 26 As part of the planning application process the following bodies were consulted: 27 Perth and Kinross Heritage Trust - No objection. It is recommended that a programme of archaeological works and protective fencing condition should be attached to any consent to assess the presence / absence, character and significance of archaeological deposits on the site. 28 Biodiversity - The initial response advised that the submitted information was not in accordance with legislation, policy and guidance. Additional information was requested in the form of an Ecological Impact Assessment, tree protection measures and confirmation of biodiversity enhancement over and above measures required for mitigation and compensation for lost habitats. This information was subsequently submitted and there are no objections subject to conditions to secure a detailed landscaping and planting plan, a CEMP (including measures to mitigate impacts of lighting on nocturnal species and tree protection measures) and a commitment to submit all species records to NBN Gateway as part of the biodiversity enhancement measures. 29 Development Contributions Officer - No comments. 30 Environmental Health (Contaminated Land) - A search of the historic records did not raise any concerns regarding ground contamination and there are no adverse comments to make on the application. 31 Environmental Health (Noise Odour) - No objection. Conditions requested to control noise, glint and glare and external lighting. 32 Structures and Flooding - No objection. 33 Transportation and Development - No objection. Conditions required for a CTMS, passing places and junction visibility splays.
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34 These issues are addressed in the Appraisal section of the report. Additional Statements 35 Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations Any required Habitats Regulations Appraisal will be for the ECU Design Statement or Design and Access Statement Not required Report on Impact or Potential Impact eg Flood Risk Assessment PAC Report Planning Supporting Statement Glint and Glare Report Heritage Impact Assessment Noise Impact Assessment Construction Traffic Management Plan Flood Risk and Drainage Assessment Landscape and Visual Impact Assessment Ecological Impact Assessment Preliminary Ecological Appraisal Considerations 36 Schedule 8 to Section 36 of the Electricity Act 1989 requires the Scottish Government, as the appropriate authority, to serve notice of the application on the Council as the relevant planning authority. The Council are required to consider the proposal in accordance with the provisions of the Development Plan unless material considerations indicate otherwise. 37 The Development Plan comprises NPF4 and the Perth and Kinross Local Development Plan 2019. 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 38 NPF4 Policy 1 (Tackling the Climate and Nature Crises) encourages, promotes and facilitates development that addresses the global climate emergency and nature crises. Similarly, Policy 2 (Climate Mitigation and Adaption) encourages development that minimises emissions and adapts to the current and future impacts of climate change.
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39 The solar park has the capacity to produce over 58,320,000 kWh of electricity per year with the ability to reduce carbon dioxide emissions by over 16,509 metric tonnes annually whilst also supplying over 16,663 homes. 40 The BESS has the capacity to store and supply over 73,000,000 kWh of electricity per year with the ability to reduce carbon dioxide emissions by over 20,664 metric tonnes annually whilst also providing electricity storage equivalent to supplying over 20,857 homes. 41 NPF4 Policy 11 (Energy) states that “development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. These include enabling works, such as grid transmission and distribution infrastructure and energy storage, such as battery storage and pumped storage hydro.” It further advises that “proposals for the co-location of these technologies will be supported.” 42 The stated intent of Policy 11 is “To encourage, promote and facilitate all forms of renewable energy development onshore and offshore. This includes energy generation, storage, new and replacement transmission and distribution infrastructure and emerging low-carbon and zero emissions technologies including hydrogen and carbon capture utilisation and storage (CCUS).” 43 LDP2 Policy 33A (Renewable and Low-Carbon Energy – New Proposals for Renewable and Low-Carbon Energy) and Policy 35 (Electricity Transmission Infrastructure) support proposals for the utilisation, distribution and development of renewable and low-carbon sources of energy subject to set criteria being taken into account, and the environmental and cumulative impacts can be satisfactorily addressed. 44 These policies establish that the principle of renewable energy developments, such as the proposed solar array and BESS, is acceptable, and in recognition of their importance in achieving net zero targets, such developments are lent substantial support at both national and local level, subject to compliance with other relevant Development Plan policies. Landscape and Visual Impact 45 Safeguarding and enhancing landscape character is considered via LDP Policies 1A, 1B, 33 and 39 of the LDP2. Whilst Policy 4(a) and (d) of the NPF4 considers impacts on the natural environment, Policy 11 (Energy) is of more relevance to an equivalent landscape assessment. In that case the policy balance favours renewable energy contribution over any landscape impacts. 46 In terms of the landscape context of the site, it is set in a predominantly rural/agricultural setting within the Broad Valley Lowlands – Tayside Landscape Character Type as defined in the Landscape Character Assessment. However,
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there are no formal landscape designations covering the site, but the Sidlaw Hills Local Landscape Area is located approximately 4km to the South-east. 47 A Landscape & Visual Impact Assessment (LVIA) has been submitted in support of the application. The LVIA includes a desk-based study, fieldwork, a Zone of Theoretical Visibility (ZTV); and assessment of selected viewpoints. It considers the potential direct and indirect effects of the proposed development upon the landscape resources, views and visual amenity receptors within the existing landscape and visual baseline across a 5km study zone. The study also considers the potential for cumulative effects. 48 The main landscape effects will be associated with the introduction of PV Panels and BESS infrastructure within fields previously used for agricultural practices. The introduction of the solar farm and BESS site will lead to a change of character within the confines of the site boundary. The proposal will alter the landscape character within the confines of the site, adding an industrial character to the site and immediate site surroundings where views are possible. 49 Indirect change will occur outside of the site boundary, where the visibility of the development has an influence on the perception of the character of the landscape. The indirect change in landscape character is greatest in its immediate and close surroundings, where open and partial views are possible within an approximately 1km radius from the development boundary. 50 Indirect change and the significance of landscape effects will reduce with increasing distance from the site in the remaining study area (between approximately 1km and 5km from the site boundary). Given the nature, scale and setting of the proposed development, the change in character will not be recognised over long distances throughout the wider study area in accessible views. 51 The LVIA concludes that the nature, scale and form of the development would inevitably result in some adverse effects on landscape character and on visual amenity. However, the limited height of the development combined with the containment afforded by the framework of existing and new boundary vegetation, setbacks and exclusion areas for development and topography ensures that effects, including cumulative effects, would be mostly localised in their extent and generally acceptable. 52 Mitigation measures are detailed in the study and are supported by the submission of a landscape plan and site layout drawings which includes supplementing existing, and new additional planting. The proposed mitigation and landscape measures along the site boundaries in the medium to long term will help screen the development. In the short to medium term the proposed development will inevitably have some adverse visual and landscape affects within localised views.
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53 A planning balance in this case must be considered having regard to any landscape impacts against the zero carbon renewable energy benefits provided by the NPF4. In this case it is the view of officers that the landscape impacts are not substantial enough to outweigh the renewable energy benefits and as such the proposal is considered to comply with the above-named policies. Soils and Prime Agricultural Land 54 The soil classification of the site is predominantly Class 3.1 with some smaller areas of Class 2. Prime agricultural land is that identified as being Class 1, 2 or 3.1 in the land capability classification for agriculture developed by Macaulay Land Use Research Institute (now the James Hutton Institute). As the site is located on an area of prime agricultural land, Policy 5 (Soils) of NPF4 and Policies 50 (Prime Agricultural Land) and 51 (Soils) of LDP2 are relevant. 55 NPF4 Policy 5 states that “Development proposals on prime agricultural land, or land of lesser quality that is culturally or locally important for primary use, as identified by the LDP, will only be supported where it is for: i. Essential infrastructure and there is a specific locational need and no other suitable site; iv. The generation of energy from renewable sources or the extraction of minerals and there is secure provision for restoration; and In all of the above exceptions, the layout and design of the proposal minimises the amount of protected land that is required.” 56 In terms of Criterion i, NPF4 specifies examples of what is considered “Essential Infrastructure”, this includes “all forms of renewable, low-carbon and zero emission technologies for electricity generation and distribution and transmission electricity grid networks and primary sub stations”. The specific locational need has not been justified through a sequential test, however, it is accepted that proximity to infrastructure to support connection to the National Grid is a significant factor in this type of development proposal. The co-location of a renewables and BESS development near to the Coupar Angus Substation and existing overhead lines where it can receive Grid connection removes the requirement for what can be significant additional infrastructure necessary to connect renewables and BESS to the Grid. It is therefore accepted that the proposal satisfies Criterion i. 57 In terms of Criterion iv, the solar element of the proposal is for the generation of energy from renewable sources. The Scottish Government Chief Planner’s letter of August 2020 confirms that the Scottish Government considers that a battery installation is to be treated as a generating station. Therefore, the BESS element also complies with Criterion iv. The decommissioning and restoration of the site can be secured via condition (Condition 10). It is also recognised that the
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majority of the development will comprise the solar farm element which will not result in the complete loss of prime agricultural land, rather the land use will change temporarily, albeit for a period of 40 years. The predicted impact to soil is in contrast to other forms of greenfield development, which are largely, if not wholly, destructive. 58 For those elements of the development that require the removal or movement of soils e.g. substation and access tracks, under the terms of Policy 51 further details will be required to demonstrate that the development is in compliance i.e. a Soil Management Plan (Condition 9). 59 Overall, NPF4 Policy 5 is the prevailing policy in terms of soils and prime agricultural land and the proposal is assessed to broadly comply with its requirements. As a result, the proposed development is supportable in this location. Residential Amenity Noise 60 LDP2 Policy 55: Nuisance from Artificial Light and Light Pollution and Policy 56: Noise Pollution are the most relevant LDP2 policies. Policy 56 states that there will be a presumption against the siting of development proposals which will generate high levels of noise in the locality of existing or proposed noise sensitive land uses and similarly against the locating of noise sensitive uses near to sources of noise generation. 61 A Noise Impact Assessment (NIA) has been submitted with the application and concludes that the noise rating level produced by the proposed development will fall below the measured background sound level at all assessed receptors. However, no additional noise will be produced by this development and exceedances are attributed to the consented Keithick Energy Park. Predicted levels at the surrounding residential receptors for this development only are provided as are the cumulative predictions. These levels are consistent with the NIA undertaken for Keithick. Conditions are recommended to ensure any potential noise during construction and operational; phase are within acceptable limits (Conditions 11 and 13) Glint and Glare 62 A Glint and Glare Report has been submitted with the application. Other than figures showing solar irradiation, temperature, and location of sensitive receptors, there is no detailed information on glint and glare impact on residential amenity. The report concludes that protection will be through existing trees and new proposed hedgerows, though no heights or year 0-10 predictions have been included. It has been confirmed that the existing trees that are being relied upon
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belong to the landowner. It is recommended that a condition is imposed on any consent to protect nearby residential amenity from external lighting and illumination (Condition 12). Roads and Access 63 Policy 13 (Sustainable Transport) of NPF4 focuses on sustainable travel and ensures development is sited appropriately. LDP2 Policy 60 (Transport Standards and Accessibility Requirements) requires that local road networks be capable of absorbing traffic generated by development and that satisfactory access is provided. 64 Impacts from the operational phase of the proposed development, consisting of between 20 - 40 LGVs per year, is not considered to be significant and therefore a full Transport Assessment is not required. However, increased volumes of traffic will be generated during the construction period, and this has been assessed in a Construction Traffic Management Plan. Nevertheless, the overall volumes of traffic generated by the proposed development during the construction period are considered to be quite low. During the anticipated 6- month construction period, a total of 571 HGV deliveries will be made to the site. During the peak construction period there will be an approximate maximum of 20 daily HGV deliveries. 65 The site will be accessed from four separate access points; one from the A923 and three from the unnamed road which dissects the southern areas of the site. PKC Transport Planning has no objections to the proposal subject to conditions requiring the submission of a CTMS and details of passing places and junction visibility splays (Conditions 1-8). Drainage and Flooding 66 Policy 22 (Flood Risk and Water Management) of NPF4 sets out that proposals will not increase the risk of surface water flooding to others, or itself be at risk, manage all rain and surface water through sustainable urban drainage systems (SUDS) and seek to minimise the area of impermeable surfaces. In addition, Policy 53 (Water Environment and Drainage) of LDP2 sets out that development proposals at any location and of any scale should protect and where practical improve the water environment. 67 A Flood Risk and Drainage Assessment (FRDA) has been submitted and assessed by PKC Flooding and Structures, who advise that they have no objections to the proposal. 68 The FRDA advises that the proposal will result in no significant cumulative impact when considering the existing proposed infrastructure associated with the
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Keithick Solar Farm development and BESS and therefore, no formal drainage strategy is required. 69 The flood risk screening assessment found that there was no or low flood risk from all sources from groundwater, surface water and infrastructure with predominantly low risk of fluvial flooding, with a section of medium risk to the south of Plot 1. This includes modelled results of the 1:200 year plus 53% climate change allowance fluvial event which shows flooding up to 2.14m deep at the southern extent of Plot 1. It has been recommended that the construction of solar infrastructure is avoided in this area. The site layout shows this area to be retained in agricultural use. Conservation and Archaeology 70 NPF4 Policy 7 (Historic Assets and Places) and LDP2 Policies 26 (Scheduled Monuments and Archaeology) and 27 (Listed Buildings) are relevant to the development. A Heritage Impact Assessment (HIA) has been submitted in support of the development. 71 Perth and Kinross Heritage Trust (PKHT) has been consulted on the proposal and advised that while they broadly agree with but disagree on the proposed mitigation given the scale of development and potential for archaeological remains. There is high density evidence of archaeological activity from multiple periods within the wider study area, evidenced by both designated and undesignated heritage assets. It appears the land has been used for agricultural purposes for a considerable time and as such there remains the possibility that unknown buried remains may exist within the development area. Given the site is greenfield with no recorded development alongside the evidence outlined within the HIA, PKHT strongly recommend that a 10% archaeological evaluation be undertaken in the first instance, to determine any surviving archaeological remains. The layout of these trenches and details of monitoring should be agreed with PKHT in advance of any site works. 72 In addition, the development layout seems to sit on or very close to known potential archaeological sites within the red line boundary – i.e. MP4745 Kemphill potential prehistoric unenclosed settlement and MPK5037 Islabank potential ring ditch. While some consideration has been made to protect these assets in situ, the condition, full extent nor character of the archaeological remains is not currently known. Archaeological evaluation will establish if these crop marks are potentially geological or indeed archaeological and more extensive. Following this assessment, if plans to ensure preservation in situ should be implemented and long-term management plans such as appropriate fencing and protection put place for the duration of the scheme and for any retrofitting/decommissioning/ repairs, alterations etc. Mitigation adjacent to or on known heritage assets may work best under strip map and record methodology to ensure any associate remains are comprehensively dealt with.
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73 Therefore, if permission is granted for this development, it is recommended that a programme of archaeological works and protective fencing condition should be attached to consent to assess the presence / absence, character and significance of archaeological deposits on the site. This will inform a mitigation strategy, if required, to either preserve significant deposits within the development or for further archaeological works, to consist of the excavation and post-excavation analysis / publication of these deposits. The details of this should be clarified within a Written Scheme of Investigation (WSI) and be submitted to PKHT for approval (Conditions 16 and 17). 74 There are two Category C listed buildings in close proximity to the site, Kemphill Farmhouse and Kemphill Steading. The HIA acknowledges that the proposed development would appear as a modern change to the agricultural land to the south of the Farmhouse and would constitute a change to the agricultural setting of the Farmhouse and Steading in one direction. This would constitute a medium and adverse level of change to the current setting of the listed building. However, it is important to note that while this area forms part of the current application, the Keithick consent has already approved solar panels and a BESS in the same location. The HIA advises that the proposal is screened from the listed buildings by vegetation similar to the field boundaries in existence in the local environment to preserve a partial agricultural setting on all sides of the buildings and in order to retain a sense of their historic setting. Natural Heritage and Biodiversity 75 Policies 3 (Biodiversity) and 6 (Forestry, Woodland and Trees) of NPF4 and Policies 40 (Forestry, Woodland and Trees) and 41 (Biodiversity) of LDP2 are applicable to the proposal. 76 An Ecological Impact Assessment (EcIA) has been submitted with the proposal and its content is accepted. Trees with bat roost potential have been identified and the PEAR states no activity will take place within 30m to avoid the need for further survey. 77 NPF4 Policy 3 requires development proposals for national or major development to demonstrate that they will provide significant biodiversity enhancements, in addition to any proposed mitigation. This should include nature networks, linking to and strengthening habitat connectivity within and beyond the development, secured within a reasonable timescale and with reasonable certainty. Management arrangements for their long-term retention and monitoring should also be included, wherever appropriate. 78 The proposed measures for biodiversity enhancement are acceptable although numbers, locations and specifications of bird boxes is omitted (Condition 16). Planting native trees and hedgerows to improve connectivity and contribute
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towards nature networks is welcomed. A detailed landscaping and planting plan is also required (Condition 14). 79 The EcIA notes that the design has been adapted to ensure a 30m buffer around trees with bat roost potential and the 400-year-old beech tree and 250-year-old ash tree which is welcomed. Root protection areas should be protected during construction to avoid damage to trees. Tree protection measures should be included as part of a CEMP (Condition 15). 80 Parts of the site are separated by the River Isla, which forms part of the River Tay SAC. The sites will be connected across the SAC by cables. Details should be provided in the CEMP of how the cabling will be installed and measures taken to ensure that the SAC is protected during construction. Planning Obligations and Legal Agreements 81 None required. Conclusion and Reasons for Recommendation 82 To conclude, the proposed development is considered to comply with NPF4, and the Local Development Plan 2 (20129). Account has been taken of the relevant material considerations ad none has been found that would justify overriding the Development Plan. 83 Accordingly, it is recommended that the Council offers no objection to the proposal and requests the imposition of the suggested conditions. Recommended Conditions and Reasons Transportation: 1. Prior to commencement of any development on site, a detailed design showing the locations of passing places at the following locations on the C436 public road network: • Between Junction 1 and Junction 2 • Between Junction 2 and Junction 3 shall be submitted to and approved in writing by the Planning Authority in consultation with the Roads Authority. The passing places will create a road width of 7.3 metres over a distance of 15 metres with 15 metres tapers on entry and exit to the passing place. The passing places, as approved in writing, shall be implemented in accordance with the approved details to the satisfaction of Perth and Kinross Council as Planning Authority and undertaken prior to the commencement of construction associated with this planning application.
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Reason – In the interests of pedestrian and traffic safety 2. Prior to commencement of any development on site, a detailed design showing the locations of intervisible passing places at 200 metre centres for the existing private access for Keithick Farm, between the A94 and C436, shall be submitted to and approved in writing. The passing places, as approved in writing, shall be implemented and permanently maintained thereafter in accordance with the approved details to the satisfaction of Perth and Kinross Council and undertaken prior to the commencement of construction associated with this planning application. Reason – In the interests of pedestrian and traffic safety 3. Prior to commencement of any development on site, a detailed design showing the locations of intervisible passing places at 200 metre centres for the existing private access for Keithick Farm, between the A94 and C436, shall be submitted to and approved in writing. The passing places, as approved in writing, shall be implemented and permanently maintained thereafter in accordance with the approved details to the satisfaction of Perth and Kinross Council and undertaken prior to the commencement of construction associated with this planning application. Reason – In the interests of pedestrian and traffic safety. 4. Prior to commencement of any development on site, the applicant shall submit for the further written agreement 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; (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;
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(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 interests of road safety. 5. Prior to the commencement of works, a maintenance agreement under Section 96 of the Roads (Scotland) Act 1984 shall be entered in to. Confirmation of this agreement being in place shall be provided to Perth and Kinross Council, a minimum of two weeks prior to the commencement of development. The maintenance agreement shall be in respect of the: • C436 from a point 700 metres north east of North Lodge, Keithick, Blairgowrie, PH13 9NE to Caddam Road Coupar Angus for a distance of approximately 1.7km These roads shall be inspected on a regular basis and repairs carried out to the timescale and standards specified by the Council as Roads Authority to the satisfaction of Perth & Kinross Council. Reason - In the interests of road safety. 6. The core path which forms part of the access track to the site (COUP/107; Caddam Road at disused railway via near Kemphill to road bend at Main Plantation) must not be obstructed during building works or on completion. Any damage done to the core path (COUP/107) and associated signage during building works shall be made good before operation of the Solar Farm or Battery Energy Storage. Any temporary restrictions to public access required to facilitate works on site must be agreed in writing first with Perth and Kinross Council. Reason - In the interests of public access along the core path. 7. Prior to the commencement of construction associated with the Solar Farm or
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Battery Energy Storage facilities, full visibility splays channel line shall be provided to the left and right of each access: • Junction 1 Full visibility splays of 215 metres shall be provided to the left and right of the access, at a set-back of 4.5 metres • Junction 2 Full visibility splays of 187 metres shall be provided to the left and full visibility splays of 215 metres shall be provided to the right of the access, at a set-back of 4.5 metres • Junction 3 Full visibility splays of 215 metres shall be provided to the left, ahead and right of the access, at a set-back of 4.5 metres to the standard and specification required by Perth and Kinross Council. The visibility splays shall be physically formed on the ground and any existing fences, walls, hedges or other means of enclosure or obstructions within the splays shall be removed and relocated outwith the splays. Once formed, the visibility splays shall be permanently retained thereafter, and no visual obstruction of any kind shall be permitted within the visibility splays so formed. The visibility splays, as approved in writing, shall be implemented in accordance with the approved details to the satisfaction of Perth and Kinross Council and undertaken prior to the commencement of construction. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 8. Prior to the commencement of construction associated with the Solar Farm or Battery Energy Storage facilities, the vehicle access onto the A94 shall be widened to a minimum width of 7.3 metres for a minimum distance of 15 metres from the edge of the public road network. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. Soil Protection: 9. All soils excavated in the course of the development hereby approved shall be retained onsite and repurposed unless otherwise approved in writing by the Council as Planning Authority. Prior to the development hereby approved commencing, a Soil Management Statement shall be submitted to the Council as Planning Authority for approval in writing, this Statement shall set out the extent of any excavation works to be undertaken and how soils shall be reused and or managed onsite. All excavation and repurposing of soil shall then proceed in accordance with the agreed Statement.
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Reason - In the interests of soil protecting and management in accordance with Policy 51 of the LDP2. Site Decommissioning: 10. In the event the hereby approved development fails to store (BESS) or generate (solar farm) electricity on a commercial basis for a continuous period of 12 months, or at the conclusion of 40 years from the date of commencement of development, whichever is the sooner, then it shall be deemed to have permanently ceased to be required. In such an event the development shall be decommissioned, and the relevant parts of the site reinstated to its pre-existing agricultural use within a period of eighteen months following the expiry of such period of cessation or within such timescale as agreed by Perth and Kinross Council. Reason - To ensure the facility is removed from the site at the end of its operational life, and to protect the character of the countryside, the visual amenity of the area and nature conservation interests. Residential Amenity 11. 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 chart. • In the event, that justified complaints for noise are received by the Council, the applicant at their own expense, shall employ an independent and suitably qualified consultant to carry out a Noise Assessment from the development. The appointed consultant and methodology for the Noise Assessment shall be submitted to and approved in writing by the Planning Authority in consultation with Environmental Health within 28 days of being notified of the complaint. Within 28 days of approval of appointed consultant and methodology, a Noise Assessment shall be submitted outlining mitigation and recommended timescales for delivery. Thereafter, all mitigation measures shall be implemented within the timescales recommended. Reason - In order to safeguard the neighbouring residential amenity in the area. 12. 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.
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• Within 2 months of receipt of a written request by the Council as Planning Authority, following a substantiated complaint from a sensitive property, the operator/applicant shall, at its own expense, employ a consultant approved by the Planning Authority to carry out an assessment of glint and glare from the development. The glint and glare assessment shall be submitted to and approved in writing by the Planning Authority. The assessment must identify any mitigation measures required if appropriate. Any mitigation measures identified shall be implemented on site in accordance with a timescale to be agreed with the Planning Authority. Reason - In order to safeguard the neighbouring residential amenity in the area. 13. 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. Reason - In order to safeguard the neighbouring residential amenity in the area. Trees and Landscaping 14. Prior to the commencement of development a detailed landscape plan, including measures to screen the development from the listed buildings, shall be submitted and approved. The scheme shall include details of the height and slopes of any mounding or recontouring of the site, full details of all hard landscaping proposals including materials and installation methods and, species, height, size and density of trees and shrubs to be planted. The scheme as subsequently approved shall be carried out and completed within the first available planting season (October to March) after the completion or bringing into use of the development, whichever is the earlier, and the date of Practical Completion of the landscaping scheme shall be supplied in writing to the Council as Planning Authority within 7 days of that date. The scheme as agreed and implemented shall thereafter be maintained to the satisfaction of the Council as Planning Authority. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 15. Trees remaining on site and those which have Root Protection Areas which fall within the site shall be retained and protected. Protection methods shall be strictly in accordance with BS 5837 2012. Protection measures, once in place, shall remain in place for the duration of construction. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority.
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16. Prior to the development becoming operational details of the specification and location of bird boxes shall be provided for the written approval of the Council as Planning Authority. Reason – In the interests of providing ecological betterment. Archaeology 17. Development shall not commence until the developer has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Archaeological Investigation (WSI) which has been submitted by the developer and agreed in writing by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust (PKHT). Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented including that all excavation, preservation, recording, recovery, analysis, publication and archiving of archaeological resources within the development site is undertaken. Should the archaeological works, as required by the WSI, identify a requirement for post-excavation analysis, the development as approved shall not be occupied or brought into use until a Post-Excavation Research Design (PERD) has been submitted to and agreed in writing by the Council as Planning Authority, in consultation with PKHT. The PERD shall be carried out in complete accordance with the approved details. Furthermore, the developer shall afford access at all reasonable times to PKHT or a nominated representative and shall allow them to observe work in progress. Reason - To ensure a programme of archaeological works is carried out to safeguard and record any archaeological remains within the development area. 18. Prior to the commencement of the development hereby approved, protective fencing shall be erected around MPKs as agreed with PKHT in the overarching WSI; incorporating an appropriate buffer, insofar as the land lies within the control of the applicant and/or developer, in a manner and for a time period to be agreed in writing in advance with the Council as Planning Authority in consultation with Perth and Kinross Heritage Trust (PKHT). No works shall take place within the area inside that fencing without prior written agreement of the Council as Planning Authority in consultation with PKHT. Reason - In order to ensure any archaeological remains are appropriately protected. Environmental Protection 19. Prior to the commencement of development, a site specific Construction Environmental Management Plan (CEMP) shall be submitted to and approved by the Council as Planning Authority in consultation with key stakeholders as deemed appropriate. The CEMP will remain a live document, any working
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practices deemed to be having an adverse impact on ecology or the environment will be the subject of revision. All revisions must be submitted to the Planning Authority as soon as reasonably practicable. Thereafter the development shall be fully undertaken in accordance with the agreed CEMP. Reason - In the interest of protecting environmental quality and of bio-diversity. To minimise any associated adverse landscape and visual impact of the above ground elements and protect the character and visual amenity of the immediate and surrounding countryside and associated nature and cultural heritage conservation interests. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Background Papers Letters of representation N/A 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) 18 July 2025