25/00277/Fll
Perth and Kinross Council · 3 September 2025
Back to Planning and Placemaking Committee — 3 September 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 – 3 September 2025 Report of Handling by Development Management and Building Standards Service Manager (Report No. 25/218) Proposal: Erection of dwellinghouse, installation of air source heat pump, private EV charging station and associated works Location: Land 20 Metres South of East End Cottage, Balnaguard, Pitlochry, PH9 0PY Ref. No: 25/00277/FLL Ward No: P4- Highland Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1 The proposal is for the erection of a four-bedroom dwellinghouse, installation of air source heat pump, private EV charging station and associated works in the hamlet of Balnaguard, located approximately 7.5 miles from Aberfeldy. 2 The site is an irregular shaped plot of land immediately south of the B898 and is ground associated with East End Cottage, which is located on the north side of the public road. East End Cottage operates as a short term let. The surrounding area is characterised by predominately 1.5-storey houses which feature a uniform architectural style, which includes pitched roofs, dormer windows and a materials palette dominated by stone. The site is enclosed by a 1.2-metre-high stone wall and includes an existing entrance that allows both pedestrian and vehicle access directly from the public road. 3 The proposed development site lies within an area that is considered to be archaeologically sensitive given its proximity to scheduled monument (SM2232, MPK1986) and its location within the historic township of Balnaguard (MPK9028).
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Site History North of East End Cottage Balnaguard 4 25/00292/FLL Erection of dwellinghouse, installation of air source heat pump and EV charger and associated works 11 July 2025 Application Withdrawn. 5 25/01053/FLL Erection of an ancillary building 28 July 2025 Pending Consideration. Pre-Application Consultation 6 Pre application Reference: No formal pre-application consultation was undertaken. 7 The proposed development is not classed as a major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, therefore the applicant was not required to undertake not any formal pre-application consultation with the local community. Development Plan 8 The Development Plan for the area comprises National Planning Framework 4 and the Perth and Kinross Local Development Plan 2 (2019) along with its associated statutory supplementary guidance. National Planning Framework 4 9 The National Planning Framework 4 (NPF4) is the Scottish Government’s long- term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 10 The 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 4: Natural Places • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 16: Quality Homes • Policy 17: Rural Homes • Policy 22: Flood Risk and Water Management
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• Policy 23: Health & Safety Perth and Kinross Local Development Plan 2019 11 The Local Development Plan 2 (2019) (LDP2) sets out a vision statement for the area and states that, “Our vision is of a Perth and Kinross which is dynamic, attractive and effective which protects its assets whilst welcoming population and economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. 12 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 6: Settlement Boundaries • Policy 17: Residential Areas • Policy 26B: Archaeology • Policy 32: Embedding Low and Zero Carbon Generating Technology in New Development • Policy 39: Landscape • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 47: River Tay Catchment Area • 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 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 13 • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non-Statutory Guidance 14 • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity
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National Guidance 15 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. Planning Advice Notes 16 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 67 Housing Quality • PAN 75 Planning for Transport • PAN 77 Designing Safer Places Creating Places 2013 17 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 18 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. Local Place Plans 19 Local Place Plans are community-led plans setting out proposals for the development and use of land and set out a community’s aspirations for its future development. There are no Local Place Plans currently adopted for the area. Consultations 20 As part of the planning application process the following bodies were consulted: External 21 Scottish Water: No objection. 22 Perth and Kinross Heritage Trust: Raised concerns regarding proposal’s design and impact on historic township of Balnaguard. If granted, it was recommended
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that conditions were applied relating to the submission of a Written Scheme of Investigation (WSI) and an archaeological standing building survey. Internal 23 Transportation and Development: No objection subject to conditions relating to street lighting design and preventing surfacing aggregate discharging onto the public road. 24 Development Contributions Officer: No contribution required. 25 Environmental Health (Noise Odour): No objection with an informative applied relating to air source heat pump requirements. Representations 26 8 letters of objections and 1 general comment were received. The main issues raised within the representations are: • Excessive height • Proximity of soakaways to property boundaries • Misrepresentation of site as “vacant overgrown land” • Impact on access path and public right of way • Inappropriate design • Loss of privacy • Location/noise nuisance of ASHP • Out of character with the area • Adverse impact on visual amenity • Road safety concerns • Loss of amenity space • Parking provision • Loss of habitat for protected species • Drainage concerns 27 These issues are addressed in the appraisal section of the report. 28 The following issues are not defined as ‘material’ planning considerations: • Future use or intended use of the property • Loss of a view Additional Statements 29 Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report not applicable
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Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement not required Report on Impact or Potential Impact eg Flood Risk Assessment not required Appraisal 30 Sections 25 and 37(2) of the Town & Country Planning (Scotland) Act 1997 (as amended) require the determination of the proposal to be made in accordance with the provisions of the Development Plan, unless material considerations indicate otherwise. The Development Plan comprises NPF4, the Perth and Kinross Local Development Plan 2019 and statutory supplementary guidance. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, this involves considerations of the Council’s other approved policies and supplementary guidance as outlined above. 31 In this instance, section 14(2) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 places a duty on planning authorities in determining such an application as this to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Section 64(1) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 is relevant and requires planning authorities to pay special attention to the desirability of preserving or enhancing the character or appearance of the designated conservation area. Principle 32 NPF4 Policy 16 (Quality Homes) aims to facilitate the delivery of high-quality homes in the right locations. 33 NPF4 Policy 17 (Rural homes) states that development proposals for new homes in rural areas will be supported where the development is suitably scaled, sited and designed to be in keeping with the character of the area. 34 LDP2 Policy 17 (Residential Areas) identifies areas of residential uses where new development will only be acceptable where the use proposed is compatible with existing residential uses and will not adversely affect the character or amenity of the existing area. 35 It is considered that the principle of residential development is in accordance with the identified LPD2 and NPF4 policies as the proposed residential use would be compatible with neighbouring land uses within the settlement boundary of Balnaguard, which is predominantly residential and would also result in an appropriate reuse of garden ground which is currently underutilised. Design and layout considerations will be discussed further below.
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Design and Layout 36 Generally, the design and scale of development should respect its surroundings and adhere to Policies 1A and B of LDP2 which relate to placemaking and NPF4 Policy 14 (Design, Quality and Place) which seeks to deliver well designed development. 37 The proposed dwellinghouse is formed of 1.5 storeys and contains 4 bedrooms. The building is contemporary in nature, with elements of traditional proportions. The proposed finishes include an aluminium standing seam roof, stacked stone, sandstone copings, windows/dormer windows with clear glazing & aluminium frames, front and rear doors with clear glazing, and skylights & solar panels on the proposed south elevation. 38 Several objections (including external consultee feedback from Perth & Kinross Heritage Trust) raised concerns regarding the design and scale of the original design. Following discussions with the applicant’s agent, the dwellinghouse’s ridge height was reduced, the number of dormers reduced, traditional chimneys introduced, and a revised balance between traditional stone and aluminium cladding. Further concerns were raised by the case officer in relation to the overall scale and dominance of the gable ends which was addressed by adjusting the roof pitch to better integrate the building with the prevailing context of the surrounding area. Additionally, a front door and entrance were added to the north elevation to activate the street frontage and lessen the previously inward-facing nature of the original design. 39 Additional concerns were raised within the objections regarding the loss of amenity space/garden ground associated with East End Cottage and the “misrepresentation of site as vacant overgrown land”. Following the withdrawal of the application for plot 2 (25/00292/FLL), it considered that adequate amenity space provision for current and future occupants of East End Cottage will be provided to the rear of the cottage. A revised application (25/01053/FLL) is currently under consideration for an ancillary building at East End Cottage (for use as an office studio) where the existing ground to the rear will be improved. 40 In terms of overlooking/loss of privacy, whilst is acknowledged that there is only a ten-metre separation between the proposed north elevation and the one-storey cottages on the north side of the public road, overlooking is normal and expected within the context of a public road. Furthermore, due to the alignment of the proposed 1st floor dormers and the compact dimensions of cottage’s windows and skylights, it is unlikely to pose significant loss of privacy. Furthermore, the orientation of the dwellinghouse in this location is justified by the design character of the existing streetscape/established building lines where principle elevations predominately front the road. 41 In light of these revisions, it is considered that the proposal positively relates to the surrounding context and respects the character of Balnaguard. As such, there are no design and layout issues associated with this proposal and it complies with the above NPF4 and LDP2 policies.
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Residential Amenity 42 NPF4 Policy 23 (Health and Safety) states that development proposals that are likely to raise unacceptable noise issues will not be supported. 43 LDP2 Policy 56 (Noise Pollution) relates to noise pollution and seeks to ensure that developments which generate significant levels of noise are not located within close proximity to noise sensitive receptors. 44 The plans originally included the provision of an air source heat pump (ASHP) on the north-west elevation. To address potential noise nuisance concerns, the proposed ASHP has been relocated further away from residential receptors. Additionally, an informative has been applied relating to appropriate air source heat pump specifications (Informative 6). Landscape 45 The site is located within the Strath Tay Local Landscape Area (LLA). LDP2 Policy 39 (Landscapes) states that development and land use change, including the creation of new hill tracks, should be compatible with the distinctive characteristics and features of Perth and Kinross’s landscape; which requires reference to the Tayside Landscape Character Assessment. Accordingly, development proposals will be supported where they do not conflict with the aim of maintaining and enhancing the landscape qualities of Perth and Kinross. 46 In terms of visual impact on impact on the LLA, the proposal is considered to be acceptable and therefore complies with the relevant LDP2 and NPF4 policies. Roads and Access 47 The vehicular access to the plot is proposed via the adopted public road (B898). 48 The proposed site plan demonstrates that the applicant will be providing 4 car parking spaces, which meets the requirements of the National Roads Development Guide. 49 It is proposed to utilise a septic tank as private drainage arrangement. The septic tank unloading shall be undertaken off the public road network. The soakaway for the property was shown to be less than 5 metres from the property boundary, this was subsequently relocated more than 5 metres away from the nearest property boundary. 48 A number of objections raised concerns regarding the proposed access’s impact on an existing path/public right of way. A condition has been applied safeguarding its access (Condition 5). 49 Other recommended conditions include the submission of street lighting design and prior to the development being brought into use that surfacing aggregate is prevented from discharging onto the public road (Conditions 3 and 4).
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Drainage and Flooding 50 The site is not at risk of flooding according to SEPA flood maps. 51 Details of the drainage proposals have been submitted to inform this application with the existing septic tank on the plot being removed and a new proposed septic tank and soakaway being installed. 52 A condition has been applied relating to the submission of a Construction Method Statement (CMS) to ensure that the development does not impact negatively on the nearby River Tay Special Area of Conservation (Condition 11). Conservation Considerations 53 NPF4 Policy 7 (Historic Assets and Places) states that non-designated historic environment assets, places and their setting should be protected and preserved in situ wherever feasible. 54 LDP2 Policy 26B (Archaeology) states that the Council will seek to protect areas or sites of known archaeological interest and their settings. 55 The proposed development site lies within an area that is considered to be archaeologically sensitive given its proximity to scheduled monument (SM2232, MPK1986) and its location within the historic township of Balnaguard (MPK9028). Balnaguard is significant as a village that has retained its original township character and associated sense of place, with the survival of many of the original buildings/ or similar aligned on previous footprints. As discussed above, concerns were raised by PKHT regarding the proposal’s initial design. It is considered that the subsequent revisions to the design have addressed these concerns and minimised any negative impact on the archaeological heritage of Balnaguard. 56 Conditions have been imposed relating to the submission of a Written Scheme of Investigation (WSI) for the site and archaeological standing building survey for the coal shed (Conditions 6 and 7). Natural Heritage and Biodiversity 57 NPF4 Policy 3 (Biodiversity) states proposals for local development will include appropriate measures to conserve, restore and enhance biodiversity. 58 LDP2 Policy 40B (Forestry, Woodland and Trees) states that where there are existing trees on a development site, any application should be accompanied by a tree survey. Bats 59 A Preliminary Ecological Appraisal (PEA) was carried out which found moderate bat roosting suitability for the existing coal shed and the adjacent property to the west (Cairncroft). It was recommended that two emergence surveys in the period
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May – September (with at least 1 survey between May and August) was carried out. Given the potential practical issues gaining access to another private property to carry out an inspection, it was advised by the case officer that a bat survey would only be required for the coal shed. A bat survey was subsequently submitted which confirmed there was no evidence of bats recorded and that the hibernation roost potential was low. 60 A condition has been applied stating that 2 bat boxes are affixed to the proposed dwellinghouse and 2 boxes to mature trees within the site boundary to provide biodiversity enhancement measures (Condition 8). Other Protected Species 61 A condition has been applied relating to the installation of 4 nest boxes to the proposed dwellinghouse. 62 Additionally, an informative has been inserted below stating that should protected species be identified during construction works, the developer should ensure that all appropriate measures required to comply with the relevant legislation are carried out (Condition 8). Trees 63 3 category-C trees are proposed to be felled as part of the proposals, although a number of trees to the south would also be retained, with the proposed dwelling outwith identified root protection areas. A condition has been applied relating to the submission of a compensatory planting/landscaping scheme with at least 9 trees being planted as well as the submission of an arboricultural method statement (Conditions 9 and 10). Low and Zero Carbon Generating Technologies 64 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. 65 An air source heat pump is sited within the eastern section of the site and solar panels have been proposed on the south elevation. A condition has been applied relating to the submission of a zero carbon technologies statement to provide further details on the zero carbon technologies being utilised (Condition 12). Developer Contributions Primary Education 66 With reference to the above planning application the Council Developer Contributions Supplementary Guidance requires a financial contribution towards
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increased primary school capacity in areas where a primary school capacity constraint has been identified. A capacity constraint is defined as where a primary school is operating at over 80% and is likely to be operating following completion of the proposed development, extant planning permissions and Local Development Plan allocations, at or above 100% of total capacity. 67 This proposal is within the catchment of Grandtully Primary School. 68 Education & Children’s Services have no capacity concerns in this catchment area at this time. Economic Impact 69 The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. Variation Of Application Under Section 32A 70 This application was varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate changes to design, scale and materials of the dwellinghouse as well as relocating the soakaway. Planning Obligations and Legal Agreements 71 None required. Direction By Scottish Ministers 72 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 73 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:
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Conditions and Reasons for Recommendation 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2. The development hereby approved must be carried out in accordance with the approved drawings and documents, unless otherwise provided for by conditions imposed by this decision notice. Reason - To ensure the development is carried out in accordance with the approved drawings and documents. 3. Prior to commencement of works, the street lighting design must be approved by Perth & Kinross Council’s Street Lighting Partnership. The Street lighting shall be in accordance with the standards required by the Council as Roads Authority. The type and standard of lighting shall be assessed using the zoning system outlined in ‘The Institution of Lighting Engineers Guidance Notes for the Reduction of Light Pollution’ and be agreed with the Council as Planning Authority. The agreed lighting scheme shall be implemented prior to occupation of the dwellinghouse and maintained in full accordance with the agreed scheme. Reason - In the interests of road safety. 4. Prior to the development hereby approved being completed or brought into use, the access shall be surfaced so that no surface water or surfacing aggregate is discharged onto the public road: 25mm - Hot Rolled Asphalt 40mm - Dense Bitumen Macadam 300mm - Sub-base type 1 Once provided, the vehicular access shall thereafter be permanently retained as such. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 5. The footpath which runs through the site as shown on drawing number no 23 shall be retained and remain unobstructed for public access. Reason - To maintain and safeguard public access through the site to Balnaguard Glen SSSI which is also a Scottish Wildlife Trust Reserve. 6. Development shall not commence until the developer has secured the implementation of a programme of archaeological work in accordance with a
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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 - In order to ensure any archaeological remains are appropriately protected. 7. Development shall not commence until the developer has secured an archaeological standing building survey for the coal shed, to be carried out by an independent and suitably qualified archaeological organisation. The scope of the archaeological standing building survey will be set by the Council as Planning Authority in consultation with Perth and Kinross Heritage Trust. The name of archaeological organisation retained by the developer shall be given to the Council as Planning Authority and PKHT in writing not less than fourteen days before the commencement date provided in the Notice of Initiation of Development. Copies of the resulting survey shall be deposited in the National Record of the Historic Environment and in the Perth and Kinross Historic Environment Record upon completion of the survey. Reason - To ensure an appropriate archaeological standing building survey is carried out and the resulting survey is recorded properly. 8. Prior to the completion or occupation of the building hereby approved, whichever is the earlier, two bat and four bird nesting boxes shall be provided on the completed building. A further two bat boxes will be affixed to mature trees within the site boundary. All the boxes shall be installed and sited in accordance with the recommendations and guidance offered by the Scottish Wildlife Trust. After installation, all the boxes shall be retained in a usable condition. Reason - In the interests of protecting environmental quality and of biodiversity. 9. Prior to the commencement of the development hereby approved, a compensatory planting and landscaping scheme (which includes nine new trees) for the site shall be submitted to and approved in writing by the Planning Authority. 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
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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 - In the interests of visual amenity and to ensure the satisfactory implementation of a compensatory planting scheme. 10. Prior to the commencement of the development hereby approved, a detailed arboricultural method statement for the site shall be submitted to and approved in writing by the Planning Authority. Details shall include: i. any proposed alterations to existing ground levels, and of the position of any proposed excavation, that might affect the root protection area (see BS 5837 2012: Trees in Relation to Design, Demolition and Construction) and ii. all appropriate tree protection measures required before and during the course of development (in accordance with BS 5837 2012: Trees in Relation to Design, Demolition and Construction), and iii. areas of existing landscaping to be protected from construction operations and the method of protection. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 11. Development shall not commence until a detailed Construction Method Statement (CMS) has been submitted to and approved in writing by the Council as Planning Authority. The CMS must identify measures to prevent harmful materials entering the River Tay SAC, which could reduce water quality and lead to a damaging impact on the salmon, otter and lamprey interests. The CMS should include the following: (a) pollution prevention safeguards including surface water drainage arrangements and the possible use of siltation traps, settlement tanks and bunds (b) storage and disposal of materials including the siting of stock piles, use of buffer strips and disposal methods (c) construction site facilities including extent and location of construction site huts, vehicles, equipment, fuel, chemicals and materials compound (d) timing, duration and phasing of construction particularly in relation to salmon and lamprey migration/spawning. (e) measures to cater for waste water during construction The CMS and mitigations as agreed shall be fully implemented as part of the planning permission.
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Reason - In order to ensure the development does not impact negatively on the nearby Special Area of Conservation. 12. Development shall not commence until specifying measures for the residential unit to maximise environmental sustainability through design, orientation and planting or any other means has been submitted for the written agreement of the Council as Planning Authority. These measures shall include a scheme that demonstrates how current carbon emissions reduction set by the Scottish Buildings Standards will be met through the installation and operation of low and zero-carbon technologies, specifying what these technology types are, their location and ongoing operation and maintenance. All works shall be carried out in accordance with the agreed scheme and be operational prior to the occupation of the residential unit. Reason - In order to demonstrate compliance with both Policy 32 of the local development plan and the carbon emissions reduction set by Scottish Building Standards. 13. As part of the development herby approved, no development shall take place to north of the B898. Reason - In order to clarify the terms of this planning permission. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes Not applicable. Informatives 1. Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2. As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the Planning Authority written notice of that position. Please use the form attached herewith.
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3. In accordance with Building Standards, a private wastewater treatment plant and septic tank should be provided with an access for desludging. The desludging tanker should be provided with access to a working area that: • will provide a clear route for the suction hose from the tanker to the tank, and • is not more than 25m from the tank where it is not more than 4m higher than the invert level of the tank, and • is sufficient to support a vehicle axle load of 14 tonnes. 4. A street lighting plant is present at the site; discussions must be had with the Street Lighting Partnership to obtain the locations of the plant and the possible relocation to facilitate the vehicle access. Contact Mark Gorrie (MGorrie@pkc.gov.uk) at Perth & Kinross Council Street Lighting Department for further details. 5. The applicant should be advised that in terms of Section 56 of the Roads (Scotland) Act 1984, they must obtain from the Council as Roads Authority, consent to open an existing road or footway prior to the commencement of works. 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. 6. The Air Source Heat Pump shall be certificated in accordance with Microgeneration Certification Scheme 007 and installed by an installation company certificated in accordance with Microgeneration Installation Standard 3005 and in compliance with the calculation procedure contained in Table 2 of Microgeneration Certification Scheme Planning Standards (MCS 020), confirming that the permitted development noise limit of 42 dB LAeq,5 mins will be met. In addition, the Air Source Heat Pump 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. 7. The presence of protected species, and the extent to which they could be affected by the proposed development, should be established before works commence. Should protected species be identified within the site the developer should ensure that all appropriate measures required to comply with the relevant legislation are carried out. 8. Existing trees and vegetation may contain nesting birds between 1st March and 31st August inclusive. 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.
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The findings and recommendations contained with the Bat Survey remain valid for a period of 24 months. If the approved planning permission is not implemented within 24 months of the date of the survey it is strongly recommended that an updated Bat Survey is undertaken prior to any works commencing. Failure to do so could potentially leave you open to prosecution should any bats be harmed as a result of the works. Please note that bats are protected by law, and it is a criminal offence to deliberately harm, capture, kill or disturb a bat or its resting place. 9. The applicant is advised that Perth and Kinross Council have a charging scheme for recycling and waste bins for new build properties and newly created dwellings. Further information can be found at: https://www.pkc.gov.uk/binrequests Background Papers Letters of representation 9 Authors Name Designation Contact Details Adam Cairns Planner developmentmanagement@pkc.gov.uk Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 20 August 2025