25/00008/Pan
Perth and Kinross Council · 6 August 2025
Back to Planning and Placemaking Committee — 6 August 2025 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee – 6 August 2025 Pre-Application Report by Development Management and Building Standards Service Manager (Report No. 25/188) Proposal: Mixed use development comprising erection of a hotel, one restaurant, two drive-through restaurants, petrol filling station with ancillary retail unit and EV charging facilities, formation of HGV overnight parking with associated welfare building, installation of solar array (up to 2.0MW) with battery energy storage and CHP, formation of access road and vehicle parking, SUDS, landscaping and associated works. Location: Land 200 Metres West of Horn Farm Cottage, Errol. Ref. No: 25/00008/PAN Ward No: P1- Carse of Gowrie Summary This report is to inform the Committee of a potential forthcoming planning application in respect of a major development for mixed use development comprising erection of an hotel, one restaurant, two drive-through restaurants, petrol filling station with ancillary retail unit and EV charging facilities, formation of HGV overnight parking with associated welfare building, installation of solar array (up to 2.0MW) with battery energy storage and CHP, formation of access road and vehicle parking, SUDS, landscaping and associated works on land 200 Metres West Of Horn Farm Cottage, Errol. The report also aims to highlight the key planning policies and the likely stakeholders who would be involved in the decision making process, and to offer a brief overview of the key planning issues which are likely to be relevant to the proposal. Background and Description 1. In accordance with the provisions of the Town & Country Planning (Scotland) Act 1997 (as amended), the applicants submitted a Proposal of Application Notice (PoAN) on 30 May 2025. The purpose of this report is to inform the Planning and Placemaking Committee of a forthcoming planning application in respect of a major development for mixed use development comprising erection of an hotel, one restaurant, two drive-through restaurants, petrol filling station with ancillary retail unit and EV charging facilities, formation of HGV overnight parking with associated welfare building, installation of solar array (up to 2.0MW) with battery energy storage and CHP, formation of access road and vehicle parking, SUDS, landscaping and associated works
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on land 200 Metres West Of Horn Farm Cottage, Errol. Pre-application reports give the Committee an opportunity to raise issues which it would like to see addressed in the planning application. 2. This PoAN seeks to formally establish a major development. The exact range of uses, scale and design of the development will be arrived at during pre- application discussions. Environmental Impact Assessment (EIA) 3. Due to the scale of the proposal it will require to be screened as to whether the proposal is an EIA development under the EIA 2017 Regulations. A screening request is required to be submitted by the applicant. Pre-Application Process 4. The PoAN (reference 25/00008/PAN) confirmed that two public exhibitions will be held at Errol Village Hall, North Bank Dykes, Errol, PH2 7QH, the first event on Thursday 28 August 2025 between 3.30pm and 7.30pm and the second event on 25 September 2025 between 3.30pm and 7.30pm. The Ward Councillors, and Errol Community Council have been notified. The results of the community consultation will be submitted with the planning application as part of the required Pre-Application Consultation (PAC) Report. Development Plan 5. The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 6. 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. 7. NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 8. The Council’s assessment of this application has considered the following policies of NPF4: • Policy 1: Tackling the Climate and Nature Crisis • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 5: Soils • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places
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• Policy 11: Energy • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 22: Flood Risk and Water Management • Policy 28: Retail • Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 9. 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. 10. The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 6: Settle Boundaries • Policy 8: Rural Business and Diversification • Policy 13: Retail and Commercial Leisure Proposals • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 29: Gardens and Designated Landscapes • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy • 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 42: Green Infrastructure • 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 53B: Water Environment and Drainage: Foul Drainage
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• Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals • Policy 61: Airfield Safeguarding Statutory Supplementary Guidance 11. • Supplementary Guidance - Airfield Safeguarding (adopted in 2020) • Supplementary Guidance - Delivering Zero Waste (adopted in 2020) • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2020) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) • Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) PKC Non Statutory Guidance 12. The following non statutory guidance and documents are of particular importance in the assessment of this application: • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity • Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 13. The Scottish Government expresses its planning policies and guidance through the National Planning Framework, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Advice Notes 14. The following Scottish Government Planning Advice Notes are likely to be of relevance to the proposal: • PAN 1/2011 Planning and Noise • PAN 2/2011 Planning and Archaeology • PAN 3/2010 Community Engagement • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems
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• PAN 73 Rural Diversification • PAN 75 Planning for Transport Planning Site History 15. 99/00448/OUT was Approved on 16 October 2000 for Roadside service facilities (in outline) on the A90 Perth-Dundee trunk road 16. 05/01997/OUT was Approved on 9 January 2006 for Proposed development of roadside service facilities (in outline) 17. 07/01004/OUT application was Withdrawn on 26 April 2007 for Erection of a new village (in outline) 18. 07/01169/OUT was Refused on 5 March 2009 for Formation of new village (in outline) 19. 09/01277/IPM was Approved on 4 March 2010 for Development of roadside service facilities 20. 13/00394/IPM was Approved on 24 July 2013 for Modification of existing consent (09/01277/IPM) condition 1(i) - extend the time limit of the consent for a further 3 years 21. 16/00298/IPM was Approved on 11 August 2016 for Variation of condition 1 of permission 13/00394/IPM (Development of roadside service facilities (in principle)) to extend the time period for the commencement of the development 22. 17/00357/AMM was Approved on 16 November 2017 for Erection of a restaurant/farm shop, formation of parking areas and associated works (approval of matters specified in conditions 16/00298/IPM - Phase 1) Consultations 23. As part of the planning application process the following would be consulted: External • Scottish Environment Protection Agency • NatureScot • Scottish Water • Transport Scotland • Historic Environment Scotland • Perth and Kinross Heritage Trust • Errol Community Council
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Internal • Environmental Health • Planning and Housing Strategy • Development Contributions Officer • Community Greenspace including Access • Transportation and Development • Structures and Flooding • Economic Development • Commercial Waste Services • Biodiversity Officer • Conservation Key Issues Against Which a Future Application Will Be Assessed 24. The key considerations against which the eventual application will be assessed include: a. Visual Impact b. Scale, Design and Layout c. Relationship to Nearby Land Uses d. Natural Heritage and Ecology e. Landscape f. Water Resources and Soils (Including Prime Agricutlural Land) g. Air Quality h. Transport Implications i. Tourism and Economy j. Impact on Agriculture k. Archaeology and Cultural Heritage Additional Statements Which Will Be Required 25. Should an EIA Report not be required the following supporting documents will need to be submitted with any planning application: • Planning Statement • Design and Access Statement • Pre-Application Consultation (PAC) Report • Leisure/Economic Impact Assessment • Transport Assessment including Construction Traffic Plan (CTMP), visibility splays, swept path analysis. • Staff Travel Plan • Flood Risk and Drainage Impact Assessment • Landscape and Visual Impact Assessment • Noise Impact Assessment • Tree and Woodland Survey (tree protection plan and details of compensatory planting) • Ecological Impact Assessment and Biodiversity Action Plan • Air Quality Screening Assessment
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• Glint and Glare Assessment • Lighting Assessment • Town Centre First Assessment • Archaeological Assessment • Sustainability Assessment Conclusion and Recommendation 26. This report summarises the key issues which should be considered as part of the appraisal of any subsequent planning application which may be lodged in respect of this development and members are recommended to note these key issues and advise officers of any other issues which they consider should be included as part of the application and assessment. Authors Name Designation Contact Details Kirsty Strong Planning Support Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 15 July 2025