24/00731/Flm
Perth and Kinross Council · 5 November 2025
Back to Planning and Placemaking Committee — 5 November 2025 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee – 5 November 2025 Report of Handling by Development Management and Building Standards Service Manager (Report No. 25/280) PROPOSAL: Change of use, alterations and extension to stables to form visitor centre comprising café, ticket office and shop, erection of office building and installation of solar array, formation of outdoor play area, vehicular access, parking areas and associated works LOCATION: Scone Palace, Queen's Drive, Old Scone, Perth, PH2 6BE Ref. No: 24/00731/FLM Ward No: P2- Strathmore Summary This report recommends approval of the application as the development, subject to conditions and a S75 legal agreement or other suitable mechanism to secure developer obligations related to transport infrastructure, 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 site is located approximately 3km north of Perth and 2km west of Scone, within the designated Perth Green Belt. It is also within the River Tay Special Area of Conservation Catchment Area (SAC) and the Scone Palace Garden and Designed Landscape (GDL), with semi naturalised woodland areas and ancient woodland/trees. There are a number of listed buildings within and adjacent, including the Scone Palace Stables (category B), which is proposed for conversion via this application, and Scone Palace itself (category A). There are also scheduled monuments within the site. Immediately to the north east is the Perth Racecourse whilst the New Kingsway road is to the north; Scone Wood and settlement is to the east and the River Tay to the south and west). 2 There are several access points into the Scone Palace grounds, however, at present visitors primarily use Queen’s Drive, off the A93. There is a secondary access for staff, refuse and deliveries from Stormontfield Road. Scone Palace is also accessible by active and sustainable modes of transport.
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3 Active travel routes are proposed as part of the Cross Tay Link Road, with access on foot to the east off Core Path 138 (SCON/138: Quarrymill to Stormontfield Road) along the A93 and Core Path 139 (SCON/139: Stormontfield Road past the racecourse to river), leading to Core Path 140 (SCON/140: Riverside path, Scone Racecourse to Colenhaugh). 4 The planning application site boundary extends to c.17.4ha and seeks to enhance the offering at Scone Palace and includes the following: • Conversion of the ‘U’ shaped stable building including a ‘Chauffeurs Flat’ to form a visitor centre that would house a ticket office, café, gift shop and ancillary facilities providing year-round catering and retail provision; • A new Pavilion building for office use; • Formation of an outdoor play area; • New roads and car parking; and • Installation of a solar array. Site History • 01/01774/LBC Listed Building Consent for the partial demolition and alterations to internal store room was approved on 4 March 2002. • 02/01760/LBC Listed Building Consent for the demolition of an internal wall on the ground floor, removal of stairs at first floor and replacement of an existing door was approved on 15 January 2003. • PK/87/1696 Full Planning Permission for the replacement of a bothy at Goldcastle Fishing Bothy was approved on 21 January 1988. • PK/90/0719 Full Planning Permission for the erection of Satellite Antennas was approved on 16 August 1990. • PK/92/0727 Full Planning Permission for the display of a roadside signboard was approved on 4 June 1992. • PK/98/0490 Full Planning Permission for the provision of ladies lavatories and a furniture store within internal courtyard was approved on 12 June 1998. • 07/01866/LBC Listed Building Consent for internal alterations (removal of internal wall within storage room) was approved on 29 October 2007. • 08/00294/FUL Demolition of existing cricket store and erection of cricket pavilion and office Application Approved 29 March 2008. • 08/00299/FUL Erection of Pavilion Application Approved 12 April 2008. • 08/00921/LBC Installation of a roof safety system and associated works Application Approved 7 July 2008. • 08/02381/FUL Formation of a temporary lorry access Application Approved 20 March 2009. • 11/01347/LBC Internal alterations Application Approved 11 April 2012. • 11/01970/LBC Reinstatement and repair of the gateway structure Application Approved 8 March 2012. • 13/01938/LBC Alterations, removal of toilet block and erection of toilet block Application Withdrawn 20 January 2014.
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• 13/01939/FLL Alterations, removal of toilet block and erection of toilet block Application Withdrawn 20 January 2014. • 14/00177/LBC Alterations, removal of toilet block and erection of new toilet block, alterations to entrance porch and installation of rooflights Application Approved 30 April 2014. • 14/00178/FLL Full Planning Permission for Alterations, removal of toilet block and erection of new toilet block, alterations to entrance porch and installation of rooflights Application Approved 26 March 2014. • 18/00101/LBC Listed Building Consent for alterations Application Approved 21 March 2018. • 18/01681/LBC Listed Building Consent for Installation of solar array Application Returned 4 October 2018. • 18/01682/FLL Full Planning Permission application for Installation of a solar array Application Withdrawn 19 November 2018. • 19/00038/FLL Full Planning Permission for Installation of a solar array Application Approved 22 February 2019. • 20/01459/LBC Listed Building Consent for Alterations to boundary walls Application Approved 1 December 2020. • 21/01397/LBC Listed Building Consent for Alterations Application Approved 7 October 2021. • 22/00025/PAN Change of use from stable block to visitor centre including shop, restaurant, ticket offices and associated facilities, formation of adventure playpark, footpaths and car parking, erection of pavilion building and green houses, installation of biomass plant and solar meadow, and associated infrastructure Contents Agreed 21 February 2023. • 22/02252/SCRN EIA Screening Request – No EIA 26 January 2023. • 24/01699/LBC Listed Building Consent for Alterations and extension (pending consideration). Environmental Impact Assessment 5 Directive 2011/92/EU (as amended) requires the ‘competent authority’ (in this case Perth and Kinross Council) when giving a planning permission for particular large-scale projects to do so in the knowledge of any likely significant effects on the environment. The Directive therefore sets out a procedure that must be followed before ‘development consent’ can be given. 6 This procedure, known as Environmental Impact Assessment (EIA), is a means of drawing together, in a systematic way, an assessment of a project’s likely significant environmental effects. The EIA Report helps to ensure that the importance of the predicted effects, and the scope for reducing any adverse effects, are properly understood by the public and the relevant competent authority before it makes its decision. 7 An EIA screening has been undertaken (Reference 22/02252/SCRN), concluding that an EIA was not required as the proposal was not considered likely to have significant environmental effects. However, a suite of supporting assessments, presenting environmental information in respect of heritage,
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archaeology, flooding/drainage, noise, ecology, traffic and transport and landscape visual impact was required to support any planning application. Pre-Application Consultation 8 The proposed development is a ‘Major’ development, in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, due to size and scale. The applicant was therefore required to undertake formal pre-application consultation with the local community. Feedback resulted with the principal issues raised being: community benefit, tree impacts, parking including accessible and cycle parking, Cross Tay Link Road, resources for children, disabled access and multi-use paths. 9 The Pre-Application Consultation (PAC) Report submitted noted that the first public meeting was held on 13th December 2022 and a second on 28th February 2023, both at Robert Douglas Memorial Institute (RDMI) village hall, Abbey Road, Scone. The content and coverage of the community consultation exercise was comprehensive and as such considered sufficient and proportionate and in line with the aforementioned regulations. Development Plan 10 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 11 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 peoples lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 12 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 8: Green Belts • Policy 11: Energy • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 18: Infrastructure First
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• Policy 20: Blue and Green Infrastructure • Policy 21: Play, Recreation and Sport • Policy 22: Flood Risk and Water Management • Policy 23: Health and Safety Perth and Kinross Local Development Plan 2019 13 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. 14 The principal relevant policies are, in summary; • Policy 1B: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 8: Rural Business and Diversification • Policy 15: Public Access • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments • Policy 27A: Listed Buildings • Policy 29: Gardens and Designed Landscapes • Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy • Policy 38A: Environment and Conservation: International Nature Conservation Sites • 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 43: Green Belt • 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 53C: Water Environment and Drainage: Surface Water Drainage • Policy 54: Health and Safety Consultation Zones • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 57: Air Quality • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals
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Statutory Supplementary Guidance 15 • Supplementary Guidance - Air Quality (adopted in 2020) • Supplementary Guidance - Delivering Zero Waste (adopted in 2020) • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • 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 - Placemaking (adopted in 2020) PKC Non Statutory Guidance 16 • 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 17 The Scottish Government expresses its planning policies through Planning Advise Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Planning Advice Notes 18 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 3/2010 Community Engagement • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 75 Planning for Transport • PAN 79 Water and Drainage Creating Places 2013 19 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.
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Designing Streets 2010 20 Designing Streets is the policy statement in Scotland for street design and changes the emphasis of guidance on street design towards place-making and away from a system focused upon the dominance of motor vehicles. It was created to support the Scottish Government’s place-making agenda, alongside Creating Places. National Roads Development Guide 2014 21 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 22 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 for this location. Consultations 23 As part of the planning application process the following bodies were consulted: External 24 Scottish Water - No objection, however, advise that the applicant will be required to consult with Scottish Water regarding any required water connections. Also that Scottish Water records indicate that there is live infrastructure in the proximity of the development area that may impact on existing Scottish Water assets. As such the applicant will be required to contact Scottish Waters’ Asset Impact Team for an appraisal of the proposals. 25 Perth and Kinross Heritage Trust - No objection, subject to a programme of archaeological work in accordance with a Written Scheme of Archaeological Investigation (WSI), as the site is within an area considered to be highly archaeologically sensitive given the close proximity of Moot Hill (SM13595). 26 Transport Scotland – No objection. 27 NatureScot – No comments. 28 Perth Scone Airport – No comments. 29 Scone and District Community Council – No comment. 30 Historic Environment Scotland – No objections, however, concerns are expressed over the proposed copper cladding material proposed for the stables entrance feature and as such further consideration should be given to using more
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recessive materials. This would help the extensions appear subordinate to the listed buildings and Inventory Garden and Designed Landscape. 31 Scottish Environment Protection Agency – No objections. Internal 32 Conservation Team – Raise concerns in relation to the scale of the extensions proposed on the stable building, proposed finishing materials (copper cladding) together with the extent of cladding proposed on the southwest and northeast elevations. Further concerns are raised in relation to the glazed openings proposed on the northwest elevation and that this must include the retention of doors and the framing should be centralised to match the door openings. Following submission of a requested window condition survey, the proposed wholesale window replacement is not supported. Similarly, wholesale door replacement is not supported. 33 Environmental Health (Noise Odour) – No objections subject to standard conditions related to noise from plant equipment operations and that an appropriate complaint procedure is secured in respect to glint and glare associated to the solar array. 34 Environmental Health (Contaminated Land) – No objections, subject to a condition to address potential contamination risks. 35 Development Contributions Officer – Advise that transport Infrastructure contributions of £47,254.40 are required. 36 Structures and Flooding – No objections. Initial concerns have been addressed through the submission of further information. 37 Biodiversity/Tree Officer – Initial concerns have been addressed through the submission of further information in accordance with legislation, policy, and guidance to address NPF4 Policy 3: Biodiversity and Policy 6: Trees. Suitable conditions are recommended. 38 Strategy and Policy – No objections. 39 Commercial Waste Team – No objections. 40 Community Greenspace – No comments. 41 Transportation and Development – No objection, subject to conditions. Initial concerns were addressed through the submission of further information. Representations 42 No representations were received.
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Additional Statements 43 Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal AA not required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact e.g. Flood Risk Assessment • Heritage Appraisal • Heritage Statement • Flood Risk Assessment • Ecological Survey and Ecological Impact Assessment • Bat, Bird and Protected Species Survey • Bat Survey • Tree Bat Roost Assessment • Arboriculture Impact Assessment • Transport Statement • Timber Rot and Pest Specialist Report • Sustainability Statement Appraisal 44 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 noted above. 45 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. Principle 46 The proposal is for a new visitor attraction enhancement project, which includes the conversion of a redundant category B listed stable block into a new visitor
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centre, including: retail, cafe, ticket office; and associated facilities, adventure playpark, paths, car parking, solar meadow and pavilion building. The proposal also includes new public entrance arrangements to the estate, an opportunity created by the CTLR. This will see the existing access to Scone Palace from the A93 via Queen’s Drive closed to general traffic and only used for special events hosted at the Palace (i.e. weddings) and for resident access. 47 As noted above, the site is located within the Green Belt where NPF4 Policy 8 (LDP2 Policy 43) is key consideration. The proposal requires to meet a specific set of criteria. In this case, the proposed development fits with the following criteria contained within NPF4 Policy 8a(i). • Outdoor recreation, play and sport or leisure and tourism uses; and development that provide opportunities for access to the open countryside (including routes for active travel and core paths); • Mineral operations and renewable energy development; • Intensification of established uses, including extensions to an existing building where that is ancillary to the main use; • The rescue, rehabilitation and conversion of historic environment assets. 48 The overall objectives of the Green Belt NPF4 Policy 8a(ii) are to protect and enhance the character, landscape setting and that there will be no significant long-term impacts on the environmental quality of the green belt. Furthermore, that the proposal is designed to ensure that it is of an appropriate scale, massing and external appearance and uses materials that minimise visual impact on the green belt as far as possible. The proposal has been assessed against the requirements in NPF4 Policy 8a(ii) and no conflicts were identified, subject to conditional control. 49 The proposals also require to be considered against NPF4 Policy 29: Rural Development and LDP2 Policy 8: Rural Business and Diversification. As a tourism related development LDP2 Policy 8 supports such proposals where they improve the quality of existing visitor facilities, allow a new market to be exploited, or extend the tourism season. The policy also identifies a set of criteria which all proposals are expected to meet: a) The proposal will contribute to the local economy through provision of permanent employment, visitor accommodation. b) The proposal will not result in suburbanisation of the rural area of encourage unsustainable travel pattens. c) The proposed use is compatible with the surrounding land uses and will not detrimentally impact on the amenity of residential properties within or adjacent to the site. d) The proposal can be satisfactorily accommodated within the landscape and environmental capacity of the site. e) The proposal meets a specific need by virtue of its quality or location in relation to existing business or tourist facilities. f) where any new building or extensions are proposed they should achieve a
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high quality of design to reflect the rural nature of the site and be in keeping with the scale of the existing buildings; and g) The local road network must be able to accommodate, or be capable of upgrading in order to accommodate, the nature and volume of the traffic generated by the proposed development in terms of road capacity, safety and environmental impact. h) Out with settlement centres retailing will only be acceptable if it can be demonstrated that it is ancillary to the main use of the site and would not be deemed to prejudice the vitality of existing retail centres in adjacent settlements. i) Developments employing more than 25 people in rural locations will be required to implement a staff travel plan or provide on-site staff accommodation. 50 Considering these criteria, support is given to the expansion of existing businesses and the proposal is in line with the intentions of Policy 8. Particularly there is clearly a site-specific locational requirement, bringing back into use a redundant historic building adjacent to Scone Palace. The proposal would also offer improved tourism and visitor facilities as required by criterion (a). 51 The proposal is not considered to result in the suburbanisation of the area nor unacceptable or unsustainable travel patterns, as detailed below in the Roads and Access paragraph, therefore addressing criterion (b). 52 In terms of criterion (c) there are residential buildings located adjacent to the A93, however, given the distance and extent of intervening tree cover, the proposals are not considered likely to impact significantly on residential amenity. Detailed assessment of this is provided in the Residential Amenity section below, with impacts of noise controllable through conditions. The proposal is, therefore, considered to meet criterion (c). The proposal can also be successfully accommodated within the landscape as illustrated in the Landscape, Trees and Visual Amenity paragraphs below and therefore meets criterion (d). 53 Criterion (e) requires a specific need by virtue of its quality or location in relation to existing business or tourism facilities. This is an existing business which caters for tourists. It is accepted that the proposal will improve the quality of existing visitor facilities and therefore this part of the policy has been met. 54 Criterion (f) requires development to be of a high-quality design and to reflect the rural nature of the site. Generally, the proposals have been sensitively designed and of a scale which is conducive to the rural character. The scale of the development and the relationship with the landscape is considered acceptable as outlined in the Design and Layout and Landscape Impact paragraphs below. The proposal is therefore considered to meet criterion (f). 55 Criterion (g) requires the local road network to be capable of accommodating the development. This is considered in more detail in the Roads and Access paragraph below, where it is considered that the local road network can accommodate the associated traffic.
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56 Criterion (h) specifies that out with settlement centres retailing will only be acceptable if it can be demonstrated that it is ancillary to the main use of the site and would not be deemed to prejudice the vitality of existing retail centres in adjacent settlements. The new visitor centre relocates an existing retail use from Scone Palace. The retail element will be ancillary and complementary to other uses. The proposal is, therefore, considered to meet criterion (h). 57 Criterion (i) requires developments employing more than 25 people in rural locations to implement a staff travel plan or provide on-site staff accommodation. A staff travel plan is provided as part of the support Transport Statement, therefore, the proposal is considered to meet criterion (i). 58 Policy 8 is aligned with nPF4 Policy 30: Tourism, which requires proposals for tourism development to take into account the contribution made to the local economy, compatibility with surrounding land uses, impacts on communities, by for example hindering the provision of homes and services for local people, opportunities for sustainable travel, opportunities for access to the natural environment amongst others. 59 Scone Palace offers a series of existing visitor attractions including history, art, outdoor activities, gift and food shop and a coffee shop. The proposed development clearly seeks to improve and expand upon that existing offering. 60 The new visitor centre will bring into use an underutilised category B listed building. The relocation of the café, gift shop and office space from Scone Palace, opens up the opportunity for increased visitor interpretation within the Palace. Whilst the new adventure playpark will enhance the visitor offer for families. The relocated car park more effectively link to the local road network and the proposal will also see significant improvements for active travel potential through provision of and connection to the CTLRs active travel route. The supporting statement accompanying the application outlines the benefits which the proposal will provide. The proposals are thus considered to accord with the requirements of Policy 8 of LDP2 and Policy 30 of NPF4. 61 Likewise, the proposal complies with NPF4 Policy 29 Rural Development and would positively contribute to the viability, sustainability and diversity of rural communities and local rural economy in the area. Design, Layout and Conservation Considerations 62 The applicant has submitted a supporting Design and Access Statement, as required under LDP2 Policy 2. NPF4 Policies 14: Design, Quality and Place and 7: Historic Assets and Places are relevant as are LDP2 Policies 1: Placemaking and 27: Listed Buildings. There are a number of elements to the proposal as noted below: 63 Conversion of category B listed stable building including a ‘Chauffeurs flat’ to form a visitor centre, ticket office, café, gift shop and ancillary facilities
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64 The stables building dates to c.1810 and comprises three long ranges, forming a symmetrical u-plan around a courtyard with a screen wall and entrance gate to the northwest. The Heritage Statement refers to the building as: comprising a pair of two storey outer wings (to the northeast and southwest) and a single storey wing with arched carriageway entrances to the southeast. The northwestern side of the group comprises a boundary wall with central entrance way with large square gate piers. 65 The stables building has more recently been used primarily for storage with a fuelling point for estate vehicles within the centre of the courtyard. A small section of the building is occupied by a member of estate staff as a private residence. The current condition of the stable building is noted as poor within the Design and Access Statement (DAS). The DAS also references that a visual structural inspection has been carried out by Dryburgh Associates, which noted that the condition of the stone walls is generally good with some isolated repairs, but the timber structure to the first floor and roofs are in very poor condition, being of poor design, undersized and suffering from pest and rot damage with the roof sagging in several areas and imposing lateral loading on stonework. As such it is proposed to remove the existing roof structure in its entirety and replace with a new roof to match the original design. 66 The internal arrangements will be altered to suit the new use. At ground floor level the converted and extended building will comprise of a ticket office, café, gift shop and ancillary facilities which will be open all year round. The first floor will be used for storage and a purpose-built archive room. The roof will be re- slated with Scottish slate. A number of new conservation rooflights are proposed on each wing and new chimney pots are proposed on the northeast elevation. In terms of windows, the window justification report, drawing number 150, specifies wholesale replacement. It is proposed that new slimline double glazing will be installed throughout the building. Further assessment of the windows issue is detailed below at paragraphs 84-91. 67 Three extensions are proposed on the northeast, southeast and southwest elevations. All of which will have flat roofs finished in Sarnafil. Elevations will be a combination of glass and copper cladding. Where new entrances are proposed, of which there are 6, these will be signified by an archway of copper cladding to match that of the extensions. 68 The 259m2 footprint extension proposed on the northeast elevation will contain a plant room, manager’s office, staff room, cleaner’s store, two wc’s, a day store, cold room/freezer room and kitchen. The existing northeast wing will be converted to provide toilet provision and food retail. 69 The existing southeast wing will be converted to provide a restaurant, site interpretation and main entrance foyer. The extension proposed on the southeast elevation has a footprint of c.138sqm which will allow for an enlarged restaurant.
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70 The extension to the southwest will provide is c.132sqm and to contain part of the retail offering. Internally the existing wing will be converted to provide a retail area, ticket sales and retail storeroom. 71 Scone Palace is intrinsic to the character of the Greenbelt and as such any conversion and extension to the stables building requires to be sensitively designed. The proposed conversion will provide a new use for an otherwise redundant building, which is worthy of retention due to its special architectural and historic interest, however, this cannot be at any cost to the special historic character and architectural interest. Whilst it is acknowledged that the proposed extensions have been reduced in scale from that presented at pre-application stages, the Conservation Officer retains concerns in respect to the dominant scale of the extensions and their impact on the category B listed stable building. This is further exacerbated by the proposed copper cladding finish, which is deemed to be unsympathetic for a previously low-status agricultural building. This view is corroborated by Historic Environment Scotland (HES). 72 Comments provided by HES state that the extension cladding should be in a more recessive material which is subservient to the listed building. Given the amount of cladding proposed with little fenestration to the southwest and northeast elevations, more openings could be introduced to balance the solid to void ratio and lighten the appearance of the extensions. 73 Further concerns have been raised by the Conservation Officer regarding the loss of the timber doors on the northwest courtyard elevation. Commentary on this was provided at pre-application stage, however, it is unfortunate that the planning application does not include retention of these doors. 74 Rather, they are proposed to be removed and the openings fully glazed. It has again, through the consideration of the application, been suggested to the applicant/agent that the doors be retained as features in an open position to allow for the glazed openings, whilst respecting the historic fabric and interest. However, this has been met with opposition. Further they advise that the design of the new windows is of intentionally modern design, so as to be legible as a more recent addition to the building and the retention of the timber doors on openings leads to overlaps due to the separation distances. The applicant has offered to retain ironmongery to demonstrate presence of former doors but consider that retention of the doors would not work in reality and that in any case the doors are in poor condition. Furthermore, they advise this precise detail of the design would be agreed as part of the listed building consent process. 75 It is important to appreciate that the starting point in the assessment for the removal of historic doors is whether their removal is justified. A condition survey has been submitted which demonstrates that a number of doors can be repaired at a far less cost than replacement and as such they are not deemed to be incapable of economic repair. As such it is not accepted that the doors should be removed and a condition is recommended requiring the submission of further details to be agreed for the openings, whether that be retention of the doors or otherwise.
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76 There is no doubt that the proposed works, subject of this application, will expand and enhance the visitor facilities at Scone Palace which in turn will ensure that Scone Palace and its associated grounds will remain an attractive and viable tourist attraction within the Greenbelt. A balance, however, has to be struck in terms of matters relating to the scale, materials, fenestration and windows and doors. 77 Taking into consideration the concerns noted above from both HES and the Conservation Officer and in balancing these against the provisions of the Development Plan, it is accepted that some compromises have to be reached as the proposal will result in significant investment and tourism. 78 Accordingly, the Planning Authority considers that the scale of the extensions, having been reduced to the minimum necessary to accommodate the required visitor facilities, is such that any potential impact on the setting of the listed buildings within the Inventory Garden and Designed Landscape is limited. As a result, the proposed scale is deemed acceptable. This view, however, has been reached on the basis that the scale of the extensions is mitigated through the application of more recessive finishing materials, to help subordinate the extensions in their context, than the copper cladding proposed. Hence the issue of finishes is not recommended to be approved, rather more appropriate arrangements should be agreed via condition. 79 As mentioned, concerns over the cladding are raised by both HES and the Conservation Officer. This has seen not insignificant discussion on the issue with the applicant and agent, with no agreement on an alternative resulting. It is the considered view of officers and HES that the proposed cladding on the southwest elevation requires to be less dominant when read against the stone of the listed building, to help reduce the visual perception of massing of the clad wall and create a lighter contrast with the stables. Similarly, the southeast elevation should take a similar approach, with more use of natural and transparent materials and see the new additions better complement the established materials of the estate and sit comfortably in their historic setting. 80 Whilst not wanting to specify alternative materials, a number of suggestions such as standing seam, render, timber, glass have been made by officers, however, these have all been discounted. Rather the agent’s response has reinforced the use of copper cladding as being chosen as a reference to the historic importance of the adjacent Moot Hill and would complement the colours present within the surrounding landscape whilst also reflecting the royal heritage of Scone Palace and Moot Hill. 81 It is anticipated that the proposed copper finish cladding will retain its colour, with a gentle dulling with age, rather than taking on a bright green patina as seen on uncoated copper products. The concern, however, is that there are sections of cladding that would receive more shelter from the elements which could result in uneven patina which may draw attention to the new additions and distract from the listed buildings in their designed landscape setting.
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82 Giving all the issues full consideration, including taking into account both the submitted documentation and the concerns raised by consultees, officers consider that whilst the stable block has an ‘inward-looking’ character - with architectural features and detail limited to the internal faces, and simpler, largely blank treatment to the external elevations. In this context the special interest of the building lies predominantly in its courtyard facing aspects. Consequently, the proposed copper cladding, as a significant and dominant element of what would sit within this space is deemed inappropriate, as its massing and visual dominance are considered incompatible with the buildings’ historic character and setting. 83 However, given the lack of progress made to see the approach amended, but not wanting to use this issue as a reason to refuse the application and to enable the application to progress, it is recommended that a condition be imposed setting out that the copper cladding is not approved and requiring the submission and approval of revised materials. (Condition 22) 84 Now turning to the windows and doors. • Windows 85 It is well understood that timber sash windows have a very long life if they are well made, using good quality materials, correctly installed and properly maintained. Many examples are likely to have been in place for over 100 years, in some cases for considerably longer, and continue to serve buildings well. Those which are in poorer condition are often capable of repair, and this is always preferable to replacement (and frequently much less expensive). Modern draught-stripping systems are available which now make it possible to deal quickly and effectively with windows which rattle or are draughty, also often double glazing can be installed into the existing frames where this does not result in the loss of historic glass. The cost of these improvements often more than offsetting the savings in energy costs which could be achieved and giving a much better return on the monies invested – whilst also respecting the special architectural and historic interest of the listed building. A further important factor is also the whole life carbon cycle, which sees the most sustainable approach being the retention and reuse of existing physical aspects of buildings, rather than complete removal and replacement with a newly constructed alternative. Such an intrusive approach recognised as having more adverse impact on the environment through the use and production of new materials and in turn adding to climate change. 86 The Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 places a duty on the Council to have special regard to the desirability of preserving Listed Buildings or any features of special architectural historic interest. Therefore, there is a presumption in favour of the retention of historic windows, as windows are a key contributor to the character and special interest of a listed building.
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87 Accordingly, the starting point in the assessment of an application for the replacement of historic windows is whether their removal is justified. Replacement windows are usually only permitted in cases where the existing windows are not repairable, or where it is fully demonstrated that they are incapable of economic repair. Only when this is robustly evidenced will the removal of historic windows usually be considered justified. 88 The acceptability of replacement windows is then dependent upon an appropriate specification in terms of their design, materials, framing thickness, glazing division, opening mechanism and astragal profile and dimensions. 89 The application has been accompanied by a Condition Survey for each window with a justification of replacement (Document ref: 150). This explains the applicant’s desire for wholesale replacement windows to secure improvements in the thermal efficiency of the property, such that it could operate to a net-zero standard utilising Variable Refrigerant Flow (VRF) technology for heating and it also provides costings for repair vs replacement. The cost of replacement being significantly more than to replace. Despite the cost differential the justification provided is that full replacement with slimline double glazing is best for thermal efficiency, although not cost nor giving much consideration to the wider carbon footprint of this approach. 90 The presumption in favour of retaining the historic windows has been disregarded and limited justification for their removal has been provided. The Conservation Officer has raised concerns over this wholesale replacement. It is clear that several windows are not beyond economic repair and should be repaired and not replaced. As such complete window replacement is not supported, especially where historic fabric is being lost. Furthermore, the PKC Placemaking Guide states that where possible, traditional windows should be repaired and retained. 91 It is appreciated that thermal efficiency improvements are sought for the building, however, it would be more appropriate to analyse and address the overall thermal performance of the building comprehensively, rather than to focus on the replacement of historic timber sash and case windows, which benefit from statutory protection, with modern alternatives. 92 In response to the concerns raised, the applicant’s agent refers to paragraph 7.19, bullet point 6 of the Heritage Statement, stating that the original windows and doors of the stable block will be sensitively restored where possible and replaced on a like for like basis where repair is not possible. However, there appears to be some conflict between this reference and the approach set out in the submission. Again, to move forward and give support to the wider project and not have to use this issue as a reason to recommend against the wider project, a condition is recommended to ensure the precise details and strategy for retention and replacement of windows, including the design and materials, such that this is agreed in advance of works commencing.
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• Doors 93 In a similar vein to windows, the wholesale replacement of historic doors in a listed building is not supported, again as it results in the loss of original fabric and features that contribute to the building’s special architectural and historic interest. This approach in line with Historic Environment Scotland’s Managing Change in the Historic Environment: Doorways guidance, and relevant local development plan policies (as noted in paragraph 62). Rather priority should be given to the retention and repair of original doors wherever possible. Replacement will only be considered acceptable where it can be clearly demonstrated that the existing doors are beyond practical economic repair, and any new doors must match the originals in material, design, and detailing. On reviewing the submitted door condition survey, again it is clear that several doors are not beyond economic repair and as such it is the view of the Conservation Officer, there is scope for retention. The details and strategy for retention and replacement doors will require further discussion and agreement and a condition is recommended to ensure this is agreed in advance of works commencing. Replacement Pavilion Building for Office Use 94 A new pavilion building is proposed to the northeast of the palace, adjacent to the new access. The internal layout allows for two separate office spaces, one of which likely to be used for event planning and the other for day-to-day operations of the estate. 95 The proposed building will take the same form as a previously consented building (Ref: 08/00294/FUL), which allowed for the demolition of a previous timber cricket pavilion in 2011, although the new building was not erected. 96 The pavilion is acceptable in terms of its scale, siting and visual impact. The design replicates the best features normally associated with pavilions, such as a covered balcony area supported by rustic posts, traditional proportions, gable features at each end and tasteful window detailing. The timber clad building will have a pitched roof clad with grey profiled sheeting. Solar panels are proposed on the southeast elevation. The building will be sited slightly further to the north than the original building, with a retained backdrop of mature trees. Formation of Outdoor Play Area 97 An adventure play facility is proposed within an existing area of woodland to the southwest of Scone Palace. The location has undulating topography and a mix of deciduous and evergreen trees of varying ages and is next to the existing ‘Murray Star Maze’ which provides good access. A short footpath leading to the adventure playground from the north would be created. A small number of trees are proposed for removal, otherwise it is proposed to utilise existing features to provide a “light and dark” side as referenced in the submitted play park concept design.
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98 HES Guidance in relation to Inventory GDLs is of particular importance and states that GDLs offer significant opportunities for education, tourism and recreation, however, its principles are that protecting the positive qualities of a designation would involve seeking to retain key landscapes and characteristics for the future whilst also allowing the landscape to adapt. 99 The location of the proposed playground straddles the “Squittery Ditch” which is banked by two distinctive woodlands. It is proposed to locate accessible and high-level crossings over the ditch leading to an area of proposed seating, referenced as being the “light” side. 100 A variety of play equipment and structures are proposed to suit a mix of ages. The adventure playground will be of wooden construction and supported primarily by a series of hardwood structural poles. Some limited areas of anti-slip deck boards and areas of safety surfacing will be required around some play equipment. 102 The adventure play facility is themed on Pictish folklore and its beasts. A Pictish path is proposed throughout with signage, icons, information boards and way- finding giving coherence. The concept being that children will pass through the entrance portal to be transported into the Pictish realm. Split into 8 zones, providing imaginative and exploratory play opportunities. The offering includes a mix of ground play, interactive standing stone sculptures, a Pictish fort, bouldering wall and slides including a giant tube slide. 103 The category B listed ‘Queen’s Bridge’ over the Catmoor Burn is located to the immediate southeast and the category B listed ‘Bridge on Queen’s Drive’ is located to the west and as such the proposal has the potential to affect the setting of these listed building(s). 104 The playpark incorporates natural materials which allow it to integrate into its landscape setting. It is of discreet design which would blend somewhat into the existing landscape. The development will be contained within an area of the landscape which is not highly visible from wider views and is contained by existing tree belts and topography. It is therefore considered that this part of the proposal will have little impact on the setting of the category B listed bridge. The submitted tree survey sets out some felling of poor conditioned trees is required to accommodate the development and this is considered acceptable in the overall site context. 105 The adventure play park is a key element of the proposal, due to the limited play provision offering within the Estate presently. The poor condition trees to be removed and conditions can see other trees safeguarded. Careful positioning of the play equipment will limit the visual impact. Whilst it is acknowledged that the playpark will have a localised effect on the GDL, due to the introduction of modern features, it has been designed in a manner which will protect the key landscape characteristics.
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New Road Layout and Car Park 106 Currently visitor access to Scone Palace is via Queen’s Drive which connects to the A93. As part of the Cross Tay Link Road (CTLR) a new access, shared with Perth Racecourse, has been provided. This utilises an improved and widened Stormontfield Road and includes a new, dedicated bellmouth access for Scone Palace. To link to this, it is proposed to relocate the visitor access and provide a new visitor parking area to the north of Scone Palace. The existing access will be closed to general traffic. 107 The proposed visitor car park will provide 249 spaces, including 16 accessible and 11 Electric Vehicle (EV) charging spaces. The EV chargers will be 22kW ‘fast’ chargers. Parking for tour coaches (7 spaces) will also be provided, whilst 10 spaces (2 accessible) will be provided at the Pavilion. Hedging is proposed to break up the visual impact of the new parking area and small areas of native shrubbery to form infill planting around the car park will be introduced. 108 The proposal also includes: • A new active travel access route from Stormontfield Road, following a course adjacent to the eastern part of the vehicular access route; • A new footpath leading from the carpark across the parkland and through the woodland to the stable block. • A new delivery/refuse hub and staff parking area to the northeast of the stable block. 109 The key consideration of these elements is the impact the car parking will have on the GDL. This part of which is an area of pasture parkland enclosed to the south by a mature tree avenue and to the west and north by mature woodland plantations. There is no doubt that the introduction of a car park, of the scale proposed will visually impact the character of this area. However, the proposed hedging and shrub planting will help to mitigate the visual impact. Furthermore, the historic access route and the avenue of trees together with the woodland plantations will all remain and as such it is considered that the impact is limited. Installation of Solar Array 110 A new solar array is proposed, approximately 370m (north) of Scone Palace, within an area of parkland currently used for grazing. The area is enclosed by mature woodland plantations to the northeast and southwest. As cited in the ‘Services Review’ (document number 96), the intention of the Estate is to see the development achieve ‘net zero’. This requiring the average annual generation of the solar array to match the annual projected energy use of the development. The proposal is a system of 2000 panels over an area of 9600m2 of nominal capacity 400kW. 111 It is anticipated that much of the electricity generated will be used on site but a proportion will be exported back to the grid. The likely maximum export capacity
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would be limited to 400kW. A G100 connection system would be incorporated into the design to limit the peak export power to the figure agreed with SSEN. 112 It is proposed that the panels will be sit on a galvanised steel frame with screw foundations of between 1.2 – 1.5m depth. 113 The location of the solar array is such that it does not have any negative impact on heritage assets. It has been sited, utilising existing trees as screening and whilst it will result in a change to the character of the parkland of the GDL, it has been positioned to minimise its visibility. 114 Following assessment of each element, it is considered subject to conditions, that the proposed development complies with the policies of the development plan as noted above. Landscape, Trees and Visual Amenity 115 Safeguarding and enhancing landscape character is considered via LDP Policies 1A, 1B, 29 and 39 of the LDP2. Whilst Policy 4(a) and (d) of the NPF4 considers impacts on the natural environment, Policy 7(i) (Historic Assets and Places) is of more relevance to an equivalent landscape assessment. 116 Protection and expansion of forests woodland and trees is considered via LDP2 Policy 40 and NPF4 Policy 6: Foresty woodland and Trees. 117 As noted above. the site is located within the Inventory of Gardens and Designed Landscapes (GDL00338) which covers a large area of 812ha. The application site itself within the central part of the GDL, which extends to some 215ha and as such requires to be assessed against NPF4 Policy 7 and LDP2 Policy 29. These policies support development proposals where they protect, preserve or enhance the cultural significance, character and integrity of a GDL and where proposals will not significantly impact on important views to, from and within the site or its setting. 118 The Council applies the principles of the Scottish Government Policy on Control of Woodland Removal and there is a presumption in favour of protecting woodland resources. Where the loss of woodland is unavoidable, mitigation measures in the form of compensatory planting will be required. 119 NPF4 Policy 6 b) states Development proposals will not be supported where they will result in: i. Fragmenting or severing woodland habitats, unless appropriate mitigation measures are identified and implemented in line with the mitigation hierarchy. 120 The woodland is classed as ancient woodland of long-established plantation origin (LEPO). There are five main areas of woodland around the site which will be associated with or adjacent to the proposed development. Although not legally
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protected, Ancient Woodland Inventory sites are important and irreplaceable habitat and is a UK Biodiversity Action Plan priority habitat type with a high biodiversity value. In addition, the Tayside Local Biodiversity Action Plan seeks to enhance, restore and extend coverage of ancient woodland. 121 There is a strong presumption against the removal of ancient LEPO woodland that has significant biodiversity features in the Scottish Government Policy on Control of Woodland Removal unless removal of woodland would achieve significant and clearly defined additional public benefits. 122 To allow this development to proceed requires a number of predominantly mature trees to be felled. These trees provide multiple benefits to people and nature including carbon capture, improved air quality, providing shade in a warming climate, wildlife habitat, enhanced landscape and sense of place in the designed landscape and garden. 123 The trees on site also contribute significantly to the landscape character and visual amenity of the historic Garden and Designed Landscape (GDL). The submitted landscape plans provide indications of existing trees and those trees likely to require removal. 124 In order to accurately assess the likely impact on trees several arboricultural documents have been submitted. A Tree Protection Plan, Proposed Site Plan, Arboricultural Impact Assessment relating to the solar project and a further Arboricultural Impact Assessment for the adventure playground. These have all been reviewed by the Council’s Enforcement Officer (Trees) and a site visit undertaken to view the trees identified for removal, trees being retained and mitigation planting. 125 The design of footpaths through wooded areas was discussed and a non or minimal dig type method of construction recommended alongside, use of porous substrates, cellweb/geoweb products/ porous surfacing. 126 It was also recommended that the construction of the road through woodland (other than the bellmouth formation), could utilise the same or similar method of construction and consequently the following recommendations are included in conditions: • Site-specific method statement to be provided for all construction works being undertaken near trees. • The applicant provides a design for the access/paths etc which incorporates non dig methods and proprietary geogrid type solutions. • A tree protection plan that shows the fencing type to be used, the precise route the fencing will take, Construction Exclusion Zones (CEZ), a plan to show the proposed development and trees to be retained. • A pre-commencement site meeting with Planning Enforcement Officer (Trees) to examine tree works, tree protection measures and discussions over method statement for all construction works.
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127 It is clear that the design of the road and footways through the wooded areas will result in tree loss. However, the need to form paths and roads that function and flow through the landscape is understood, although, it appears that this has been the primary design consideration above tree retention. This is particularly noticeable where the footpath enters the main archway entrance from the southwest to the detriment of the adjacent yew trees. The removal of yew trees is regrettable due to their position and maturity and it is disappointing that an alternative route could not have been achieved, such that they could be safeguarded. 128 To provide further mitigation, in addition to the planting proposed, it is considered that both wooded areas are subject to underplanting using appropriate shade tolerant trees and shrubs to provide more ground flora interest. A suitable condition is recommended. 129 As noted above it is recommended that conditions regarding tree protection and working practices are applied to reflect the importance of trees. It should be noted that trees are of significant importance in the site context and are a key element of the GDL. 130 Whilst the site is particularly historically sensitive and includes several designations, following numerous visits it is considered that there is scope within the landscape framework to accommodate the development proposed without significant detriment to its heritage assets and importantly to allow the proper and careful management of the Designed Landscape. 131 These are concerns in relation to matters of detail which will be conditioned accordingly. 132 Overall, the proposed development within the Scone Palace Inventory of Gardens and Designed Landscapes is considered acceptable, subject to conditions. It’s scale, siting and design have been carefully considered to ensure that the character, setting and historic significance of the gardens and designed landscape are preserved and as such it is considered to sit comfortably within its context and will not give rise to any adverse visual effects. The development is sympathetic to the existing landscape features, avoids intrusion on key views and sightlines and would not adversely affect the heritage value of the site. As such it is consistent with the principles set out for managing change within designated historic landscapes in addition to the policies noted above. Residential Amenity 133 NPF4 Policy 23 and LDP2 Policies 56 and 57 are of relevance in relation to noise pollution and air quality. The Council’s Environmental Health team have been consulted to consider any impact in relation to noise, air quality and glint and glare.
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Noise 134 Given the location of the development and distance to residential properties out with the ownership of the estate, it is not envisaged that noise from the development will impact on residential amenity. It is, however, recommended that the standard plant noise condition be applied as heat pumps will be utilised in the visitor centre and pavilion buildings and the solar array will include associated plant equipment, such as inverters. Glint and Glare 135 As the development includes a solar array, the applicant has submitted a Glint & Glare Report, undertaken by Pager Power, dated March 2024. 136 The Pager Power Solar Photovoltaic and Building Development - Glint and Glare 2022 Guidance recommends that residential properties within 1km that have a view of the PV panels should be assessed and notes that residential receptors that are situated due east or due west of solar arrays can be affected by PV arrays. 137 13 dwellings have been assessed and are shown in Figure 5 of the report. It is noted that dwelling 2 is the proposed visitor centre. 138 Due to the proximity of the A93 road, receptors have also been included in the report and are shown in Figure 4. 139 The report also includes assessment of equine receptors, due to the proximity of Perth Racecourse and aviation receptors from Perth Airport. 140 Regarding residential receptors, although solar reflections are geometrically possible, existing vegetation effectively screens views of the reflecting panels. Therefore, in practice, these reflections are not likely visible, and mitigation is not considered necessary. 141 The report also concludes that there will be no impact on road users due to vegetation screening and low impact on both Perth Racecourse and Airport. Air Quality 142 An air quality screening assessment has been submitted. 143 In relation to traffic flow on local roads, based on the transport report the Consultant has concluded that it is unlikely that the thresholds for Light Duty Vehicles (LDV) and Heavy Duty Vehicles (HDV) would be exceeded and as such an air quality assessment is not required. Due to the completion of the CTLR prior to this development being brought into use, it is expected that access to Scone Palace from the North will be via the CTLR, avoiding Perth and Bridgend and as such the development will not have an adverse impact on air quality.
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144 Subject to conditions, the proposal meets with the above noted policies. Contamination 145 There is a Phase 1 Report been submitted within this application. The report has identified potential contamination risks to the development and has recommended that further works be undertaken, therefore, to ensure compliance with NPF4 Policy 9 and LDP2 Policy 58A a condition is recommended. Roads and Access 146 LDP2 Policy 60B requires that local road networks be capable of absorbing traffic generated by development and that satisfactory access is provided. Policy 13 of NPF4 focuses more on sustainable travel and ensures development is sited appropriately. Transportation and Development colleagues have been consulted. 147 As noted above, the existing vehicular access is to remain but will be closed to visitors. The new main visitor access will be from Stormontfield Road, which leads to the proposed visitor car parking area via a new access road (ref:19/01837/FLM (CTLR side roads). The new access junction has been formed, along with widening works to Stormontfield Road, as part of the CTLR project. 148 The proposed parking area functions as a one-way loop with only a small section of two-way road connecting to the new bellmouth. Staff parking facilities within the site will remain in their current location, to the west of the stables, and will be accessed from the existing access from the A93 and Stormontfield Road. 149 There will be a clear new active travel path route from the proposed entrance junction on Stormontfield Road, along the east edge of the proposed carpark (and cycle parking facilities) and further into the proposed stable development, linking up with the internal shared road. This path can be accessed via the footway along Stormontfield Road, which features a dropped kerb for crossing. A detailed design is required for any proposed work within the public road boundary to facilitate the pedestrian entrance. This can be secured by condition. 150 Pedestrian and cyclist access via the existing Queen’s Drive will no longer be permitted. The new active travel link connects directly back onto the A93 core path route via Stormontfield Road and will effectively replace the Queen’s Drive access, whilst providing a direct access to the new cycle storage facilities. 151 There is a retained existing historic access to the Palace near the new vehicular access from Stormontfield Road. The applicant has confirmed there are no plans to use it regularly and it is currently signed as to only allow authorised access. 152 Cycling is not permitted within the Palace grounds, however there are cycle parking facilities available within the parking area on Queen’s Drive to the south of the Palace entrance. A condition is recommended insofar as a detailed design and specification for secure, covered cycle parking be submitted for approval.
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153 The applicant has provided a Transport Statement in support of the application which considers the impact of the development on the surrounding road network, and the means of access to and from the site across all modes. This has been reviewed by Transportation and Development colleagues. Trips Generated 154 The applicant has used market research estimates for growth (based on retail projection figures) to predict that visitor numbers will rise from 121,370 (recorded in 2019) to 140,700 when the development is operational. Given that the proposed facilities would be open for 12 months, the applicant anticipates that this would offset the visitor spread throughout the year rather than during the Palace opening season. In a technical note (October 2024) the applicant provided further detail on expected trip generation: the proposed development is expected to generate approximately 224 vehicular trips per day (448 two-way movements) in its peak month of August, during Year 5 of opening. This equates to an additional 107 vehicular trips per day (214 two-way movements), based on the available 2023 visitor information. During summer months, the Palace is open between 10am and 5.30pm, which would equate to approximately 28 additional two-way movements per hour, assuming a flat profile of traffic arriving and departing the site. Trip Distribution 155 A gravity model was developed by the applicant to provide an indication of the expected Scone Palace trip distribution, which was compared against the CTLR modelling in which event traffic at the palace was modelled. The gravity model confirms that the vast majority of trips to and from the site will be routed via the A9 and the associated trip numbers appear low in comparison to the trips modelled as part of the CTLR model and do not signal that further modelling or junction capacity assessments are required to confirm that the additional traffic can be accommodated on the road network. 156 Based on the expected trip numbers and gravity model provided by the applicant, it is not anticipated that the development would have a detrimental effect on the safe and efficient operation of the strategic road network. The proposed development has access to the local sustainable transport network (including the core path network and the local bus network) which provides opportunities for the use of sustainable travel to and from the site. Adequate car and cycle parking facilities are proposed within the site boundary. As are adequate turning facilities for waste, emergency, and coach vehicles. Mitigation measures to be secured by condition include: a travel plan, a construction traffic management plan, a road signage strategy, and secure, covered cycle parking. 157 Subject to conditions, the proposed development complies with the policies noted above.
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Drainage and Flooding 158 Policy 53A and 53C of LDP2 sets out that development proposals must have regard to the water environment and drainage, including floodwater management within any proposal. Policy 22 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. 159 As identified on SEPAs flood risk maps parts of the site are shown to be of medium and high surface water risk. Additionally, SEPA commented that the wastewater treatment facility proposed to the south of the site may be at fluvial risk from both the Tay and the Catmoor Burn. The PV panel solar array is itself located close to the left bank of the Cramock Burn and may be at fluvial risk as well as surface risk. 160 The supporting Flood Risk Assessment (FRA) and Surface Water Drainage Report have been assessed by the Council’s Structures and Flooding Team. Clarifications were initially sought in relation to the flood risk and surface water drainage arrangements. However, following receipt of an updated FRA and information, these concerns have been addressed. 161 Overall, the proposal, subject to conditions, is considered to comply with NPF4 Policy 22: Flood Risk and Water Management and LDP2 Policy 52: New Development and Flooding and Policy 53: Water Environment and Drainage. Waste Collection 162 Waste collection is considered to be appropriately addressed through both the provision and access to the site. Furthermore, the access point to the waste compound can be adequately serviced by refuse vehicles. Ecology and Biodiversity 163 NPF4 Policy 1: Sustainable Places, Policy 3: Biodiversity and Policy 4: Natural Places are relevant considerations as are LDP2 Policies 38: Environment and Conservation and 41: Biodiversity. 164 In accordance with NPF4, development proposals for national or major development, will only be supported where it can be demonstrated that the proposal will conserve, restore and enhance biodiversity, including nature networks so they are in a demonstrably better state than without intervention. 165 The Council’s Biodiversity Officer has reviewed the submitted Ecological Survey and Ecological Impact Assessment, Bat Survey, Bat, Bird and Protected Species Survey, Woodland Management Plan and Biodiversity Enhancement Plan. Each element is considered in turn below.
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River Tay SAC 166 The River Tay Special Area of Conservation (SAC) is located approximately 200m to the south-west; and approximately 750m from the main development area at the Stables. The SAC is internationally important for otter, Atlantic Salmon and lamprey species. As recommended in the Ecological Impact Assessment, a CEMP is required to ensure there is no impact from the proposed development on the SAC qualifying features. A CEMP is required by recommended Condition 15. Local Nature Conservation Site 167 Scone Palace is a provisional Local Nature Conservation Site (LNCS) due to the grounds being a rare breeding site for Hawfinch. The Biodiversity Officer requests biodiversity enhancement measures be provided for hawfinch and these have been incorporated into the Biodiversity Enhancement Plan. European Protected Species – Bats 168 All methods in the submitted Bat Survey Report are in accordance with best practice. Dusk and dawn surveys carried out in 2023 confirmed the presence of bats. Due to the presence of bat roosts, no works can be undertaken before a derogation licence from NatureScot (formerly Scottish Natural Heritage) has been issued. The submitted Bat Survey Report contains sufficient information for the planning authority to be satisfied that all three tests are likely to be met. The same tests need to be passed in order for NatureScot to issue a licence. Invasive Non-Native Species 169 An Invasive Non-Native Species Control Plan is provided in the submitted Biodiversity Enhancement Plan. Breeding Birds 170 The submitted Bat Survey Report notes the presence of swallow and house marten nests in existing buildings. It is recommended in the Report that nest boxes should be provided on the completed buildings as compensation for any loss of nesting options. This can be controlled by condition. NPF4 Policy 3 Biodiversity 171 The most relevant part of Policy 3 is part b), which gives support to ‘major’ development proposals where it can be demonstrated that: iv. significant biodiversity enhancements are provided, 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 be included, wherever appropriate.
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172 The submitted Biodiversity Enhancement Plan (Document 118) is clear, concise and shows how biodiversity enhancement will be realised based on the findings of the ecological surveys. The inclusion of nature-based solutions via reedbed creation and catering to a wide range of bird species is welcomed. All actions in the plan must be provided in full. This can be secured by recommended Condition 12. 173 The proposal is, subject to conditions, in line with NPF4 and LDP2 principles. Low and Zero Carbon Generating Technologies 174 LDP2 Policy 32 ‘Embedding Low and Zero Carbon Generating Technology in New Development’ states that proposals for all new buildings will be required to demonstrate that at least 10% of the current carbon emissions reduction set by Scottish Building Standards will be met through the installation and operation of low and zero-carbon generating technologies. As this proposal includes the erection of a new building, the pavilion, consideration must be given to this requirement. Further, NPF4 Policy 2 ‘Climate Mitigation and Adaptation’ requires that development should be designed to reduce green gas emissions. 175 In this instance, the following sustainability measures are proposed which are referenced in the accompanying Sustainability Statement: • An air source heat pump to heat and cool the pavilion and visitor centre; • Electricity is to be generated via the proposed ground mounted PV solar array, intended to meet the demands of the visitor centre; • Roof mounted solar panels are proposed on the Pavilion to provide all its power needs; • Electric vehicle charging points at the car park to ensure accessible and reliable sustainable transport charging options for visitors; • The proposed Pavilion and the converted stable block will use locally sourced and sustainable materials; • The Pavilion will be constructed to minimise heat loss and maximise thermal efficiency; • A new wastewater treatment system will be formed to service the visitor centre, utilising a Nature Based System of reed and willow beds to improve the efficiency of the wastewater treatment; • A range of biodiversity conservation and enhancement proposals; • Segregated waste for recycling. 176 The proposal therefore complies with the relevant policy as noted above. Developer Contributions 177 The site lies within the ‘full’ Transport Developer Contribution area for the CTLR and the A9/A85. LDP2 Policy 5 – Infrastructure Contributions requires consideration of the individual or cumulative impact of new development on infrastructure and facilities and to secure contributions to address this impact
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where the development exacerbates impacts or generates additional need. The Developer Contributions Officer advised that a contribution of £47,254.40 is required. 178 In response, the Agent considers that imposing transport developer contributions is inappropriate and adds a further unnecessary financial burden to a hugely significant project to the Perthshire economy, historic environment and is intrinsically linked to the CTLR. They further state that the demands of HES and the Council’s Conservation Officer have caused changes to the design of the project which will reduce its ability to generate revenue from the retail and café spaces and this contrary to paragraph 6.11 of the Supplementary Guidance, which relates to viability. 179 The Developer Contributions Officer, in response, set out the application of Developer Contributions and also pointed out that outline proposals submitted in February 2023 saw it highlighted that the contribution requirement for Transport Infrastructure was required, citing the relevant Policy and Supplementary Guidance. Nonetheless, whilst viability had not been raised with the Council up until late in the process, it can be considered. As such, viability evidence as to how the requirement of £47,254.40 would result in the development being unviable was requested, in line with para 3.15 – 3.17 of the Supplementary Guidance. Alternatively, and without prejudice to the Case Officer’s recommendation, the option for a Section 75 Agreement to facilitate staged payment was highlighted. 180 9 months after the Developer Contribution Officers response, a further letter was received from the Applicant’s Agent, amongst other things advising that a conventional Viability Assessment cannot address the situation where such a significant investment is being made by the Applicant. Nothing further was provided that sets out any evidence that there is a viability issue. As such the requirement for developer contributions is considered merited, as per Policy 5 of LDP2. 181 If approved, either an up-front payment, s75 legal agreement or other suitable mechanism will require to be secured in advance of the release of any decision notice. Economic Impact 182 This development will create employment opportunities for the local community and there will be a significant number of downstream economic benefits associated in terms of the construction period. As such the impact of the proposal on the economy at this location is considered positive. Legal Agreements 183 A Section 75 legal agreement or other suitable formal mechanism may be required to secure transport infrastructure contributions.
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Direction By Scottish Ministers 184 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 185 There is a mutual desire between the applicant and officers to see this development progress as quickly as reasonably possible. As noted within the report, there have been delays in reaching agreement in respect to various areas of design, materials and developer contributions. This has resulted in a situation where, to avoid further protracted discussions without agreement being reached, officers have taken a position where it is recommended that these issues are reserved by conditions or to be subject to legal agreements. 186 It is considered that this tourism-based development is a key development for Perthshire and Scotland and the proposal will provide significant investment to the area. The development of the site, subject to conditions, will also ensure the appropriate and successful re-use and restoration of the category B listed stable block. 187 To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal, subject to the recommended conditions and securing of developer contributions, 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 and if necessary, entering into a legal agreement or other suitable mechanism to secure the required developer contributions. Recommendation Approve the application Conditions and Reasons for Recommendation General 1. This planning permission will last only for three years from the date of this decision notice unless the development has been lawfully 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.
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Roads and Access 2. Prior to commencement of development, a detailed directional signage strategy shall be submitted to and approved in writing by the Planning Authority, in consultation with the Roads Authority (Traffic). The strategy shall be implemented in accordance with the agreed detail prior to first use of the car park or visitor centre hereby approved. Reason - In the interest of efficient traffic flows. 3. Prior to commencement of development, a detailed design for the pedestrian entrance on Stormontfield, tying in with the footway on the eastern boundary of Stormontfield Road, shall be submitted to and approved in writing by the Planning Authority, in consultation with the Roads Authority. The scheme, as agreed in writing, shall thereafter be implemented in full to the satisfaction of the Planning Authority prior to first use of the car park or visitor centre hereby approved. Reason - In the interest of sustainable transport. 4. Prior to commencement of development, a travel plan shall be submitted to the Council as Planning Authority to and approved in writing by the Planning Authority, in consultation with the Roads Authority. The travel plan will have regard to provision or walking, cycling and public transport access to and within the site and will identify the measures to be provided, any phasing, the system of management, monitoring, review, reporting, and the duration of the plan. The travel plan as agreed shall be fully implemented to the satisfaction of the Council as Planning Authority. Reason - In the interest of enabling sustainable and multi-modal travel options. 5. Prior to commencement of development, a detailed design and specification for secure, covered cycle parking, in accordance with the standards outlined in the National Roads Development Guide, shall be submitted for the prior written approval of the Planning Authority, in consultation with the Roads Authority. The specification should be guided by Cycling by Design. The cycle parking, as approved, shall be implemented prior to first use of the hereby approved visitor centre. Reason - In the interest of enabling sustainable travel options. 6. Prior to the commencement of the development hereby approved, the applicant shall submit for the written approval of the Planning Authority, in consultation with the Roads Authority (Structures), a Construction Traffic Management Plan (CTMP) 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;
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(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; (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) monitoring, reporting and implementation arrangements; (n) arrangements for dealing with non-compliance; and (o) details of HGV movements to and from the site. The CTMP as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interests of road safety. Archaeology 7. 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 which has been submitted by the applicant and agreed in writing by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust. 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. In addition, the developer shall afford access at all reasonable times to Perth and Kinross Heritage Trust or a nominated representative and shall allow them to observe work in progress. Reason - To ensure archaeological monitoring is carried out to safeguard and record any archaeological remains within the development area.
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Contamination 8. Prior to the commencement of works on site, an evaluation for the potential of the site to be affected by contamination by a previous use should be undertaken and as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) will be submitted for consideration by the Council as Planning Authority. If after the preliminary risk assessment identifies the need for further assessment, an intrusive investigation should be undertaken to identify; I. the nature, extent and type(s) of contamination on the site II. measures to treat/remove contamination to ensure the site is fit for the use proposed III. measures to deal with contamination during construction works IV. condition of the site on completion of decontamination measures. Prior to the completion or bringing into use of any part of the development the agreed measures to decontaminate the site shall be fully implemented as approved by the Council as Planning Authority and validation that the scheme has been fully implemented must also be submitted to the Council as Planning Authority. Reason - In order to deal with any potential contamination of the site as a result of its former use. Residential Amenity 9. 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. Reason - In the interests of residential amenity. 10. 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. Reason - In the interests of residential amenity. 11. 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
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identified shall be implemented on site in accordance with a timescale to be agreed with the Planning Authority. Reason - In the interests of residential amenity. Biodiversity 12. The conclusions and recommended action points within the supporting Bat Survey Report, Ecological Survey and Ecological Impact Assessment and Biodiversity Enhancement Plan submitted and hereby approved (document numbers 80, 84 and 118 relates) shall be fully adhered to, respected and undertaken as part of the construction phase of development, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. 13. The ecological surveys which have been submitted are now out of date as over 24 months has lapsed since they were prepared. Updated ecological survey work will therefore be required to be submitted to the Council as Planning Authority for written agreement prior to the commencement of any works on site. Thereafter, should works not commence within 24 months of the approved documents, further survey work will again be required to be submitted to the Council as Planning Authority for written approval. Reason - In the interests of protecting environmental quality and of biodiversity. 14. Measures to protect animals from being trapped in open excavations and/or pipe and culverts shall be implemented for the duration of the construction works of the development hereby approved. The measures may include creation of sloping escape ramps for animals, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of each working day and open pipework greater than 150 mm outside diameter being blanked off at the end of each working day. Reason - In order to prevent animals from being trapped within any open Excavations. 15. Prior to the commencement of development a Construction Environmental Management Plan (CEMP) must be submitted for the approval of the Planning Authority. The measures outlined in the agreed CEMP shall be adhered to at all times during the construction period. Reason - In the interests of protecting environmental quality and of biodiversity. Trees/Landscaping 16. Prior to the commencement of any development on site, a Tree Protection Plan (TPP) prepared in accordance with BS 5837:2012 shall be submitted to and
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approved in writing by the Planning Authority. The TPP shall include details of all trees to be retained, the location and specification of protective fencing, and the extent of Construction Exclusion Zones (CEZs). All protective measures shall be installed prior to any site works and retained in place for the duration of construction. No excavation, storage of materials, or access shall take place within the CEZs unless otherwise agreed in writing by the Planning Authority. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 17. Prior to the commencement of any development, a site-specific method statement detailing all construction activities to be undertaken within proximity of retained trees shall be submitted to and approved in writing by the Planning Authority. The method statement shall include details of working methods, ground protection measures, supervision by a qualified arboriculturist, and any mitigation required to prevent damage to tree roots, stems, or canopies. All works shall thereafter be carried out in full accordance with the approved method statement. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 18. Prior to the commencement of any development, detailed design proposals for all access routes and paths within or adjacent to Root Protection Areas (RPAs) of retained trees shall be submitted to and approved in writing by the Planning Authority. These proposals shall incorporate non-dig construction methods and proprietary geogrid or cellular confinement systems to minimise ground disturbance. All works shall thereafter be carried out in full accordance with the approved details, under the supervision of a qualified arboriculturist. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 19. Prior to the commencement of any development, an initial site meeting shall be held on site with representatives of the Planning Authority’s Enforcement Officer (Trees), the applicant, and the appointed arboricultural consultant. The purpose of the meeting shall be to inspect proposed tree works, verify the installation of tree protection measures, and discuss the site-specific method statement for all construction activities in proximity to retained trees. No development shall proceed until the Planning Authority has confirmed in writing that the tree protection measures are satisfactory and the method statement has been agreed. Mid way through and at completion of the development there shall be two further site meetings held with representatives of the Planning Authority’s Enforcement Officer (Trees), the applicant, and the appointed arboricultural consultant to assess site progress and compliance with tree protection measures. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority.
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20. Prior to the commencement of the development hereby approved, a detailed landscaping and planting scheme for the site shall be submitted for the written agreement of the Council as 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 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 the proposed planting scheme. 21. Any planting failing to become established within five years shall be replaced in the following planting season with others of similar size, species and number to the satisfaction of the Council as Planning Authority. Reason - In the interests of visual amenity and to ensure the satisfactory implementation of the proposed planting scheme. External Finishes 22. For the avoidance of doubt, the copper cladding finish on the stable building extensions, as shown on Drawing 148, is not approved. Prior to the commencement of any development, details of the specification and colour of the proposed external finishing materials to be used shall be submitted to and agreed in writing by the Council as Planning Authority. The scheme as agreed shall be implemented prior to the completion or bringing into use of the development, whichever is the earlier. Reason - In the interests of protecting the special character of the Listed Building. 23. For the avoidance of doubt, wholesale window replacement on the stable building, as shown on Drawing 148, is not approved. Prior to the commencement of any development, a detailed strategy for the retention and replacement of windows shall be submitted to and approved in writing by the Planning Authority. This shall include precise design specifications, materials, profiles, glazing type, and finishes for all proposed replacement windows. The strategy shall demonstrate how the proposals preserve the character and special architectural interest of the listed building. Where replacement is proposed, it shall be on a like-for-like basis unless otherwise agreed. All works shall thereafter be carried out in full accordance with the approved details.
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Reason - In the interests of protecting the special character of the Listed Building. 24. For the avoidance of doubt, wholesale replacement of doors on the stable building, as shown on Drawing 148, is not approved. Prior to the commencement of any works affecting external doors, a detailed strategy for the retention and replacement of doors shall be submitted to and approved in writing by the Planning Authority. This shall include precise design specifications, materials, profiles, finishes, and justification for any proposed replacements. Where replacement is proposed, it shall be on a like-for-like basis unless otherwise agreed. The strategy must demonstrate how the proposals preserve the character and special architectural interest of the listed building. All works shall thereafter be carried out in full accordance with the approved details. All works shall thereafter be carried out in full accordance with the approved details. Reason - In the interests of protecting the special character of the Listed Building. 25. The rooflights hereby approved shall be installed in a manner that ensures that their upper surfaces are as near flush as possible with the upper surfaces of the roof into which they will be installed and with minimum flashing Reason - In the interests of protecting the special character of the Listed Building. 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 Permission shall not to be issued until the Section 75 Agreement has been signed and registered to take account of this application. The legal agreement should be concluded and completed within 4 months of the date of any Committee approval. Failure to conclude a legal agreement within 4 months will result in the planning application being re-assessed through failing to comply with the associated developer contributions policy and may be ultimately recommended for refusal under delegated powers 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.
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2. As soon as practicable after the development is complete, the person who completes the development is obliged by section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the planning authority written notice of that position. Please use the form attached herewith. 3. No work shall be commenced until an application for building warrant has been submitted and approved. 4. The applicant is advised to refer to Perth & Kinross Council's Supplementary Guidance on Flood Risk and Flood Risk Assessments 2021 as it contains advice relevant to your development. https://www.pkc.gov.uk/ldp2floodrisk 5. The applicant is advised that in terms of Sections 56 of the Roads (Scotland) Act 1984 he/she/they must obtain from the Council, as Roads Authority, consent to open an existing road or footway prior to the commencement of works. Information on junction types, requirements for Vehicular Access consents (VA1) and application forms are available at www.pkc.gov.uk/vehicleaccess. Advice on the disposal of surface water should be sought at the initial stages of design from Scottish Water and the Scottish Environmental Protection Agency. 6. The applicant is advised that, in terms of Sections 109 of the New Roads and Street Works Act 1991, he/she/they must obtain from the Council, to place, maintain or adjust apparatus in, or under a Road or remove apparatus from a road. Application forms are available at https://www.pkc.gov.uk/article/14916/Road-and-footway-permits. 7. The internal site is to remain private and as such will not be maintained by Perth & Kinross Council, nor will it be suitable for future adoption. If adoption is sought in the future, the road and drainage infrastructure will need to be brought up to an adoptable standard at the expense of the applicant. 8. The applicant should take note of the information and advice contained within the consultation response from Scottish Water. 9. Trees and scrub are likely to contain nesting birds between 1st March and 31st August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates. 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. 10. This development will require the 'Display of notice while development is carried out', under Section 27C(1) of the Town and Country Planning Act 1997, as amended, and Regulation 41 of the Development Management Procedure (Scotland) Regulations 2013. The form of the notice is set out in Schedule 7 of the Regulations and a draft notice is included for your guidance. In accordance with Regulation 41 the notice must be:
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• Displayed in a prominent place at or in the vicinity of the site of the development • Readily visible to the public • Printed on durable material. 11. This planning permission is granted subject to conditions, some of which require further information to be submitted to Development Management either before works can start on site or at a certain time. The required information must be submitted via the ePlanning portal if your original application was lodged that way, otherwise send it to us at developmentmanagement@pkc.gov.uk. Please be aware that a fee is payable in respect of each request made, though there is no limit to the number of conditions that can be discharged in a single request. The Fees Charter is available on our website www.pkc.gov.uk. The Council has two months to consider the information. You should therefore submit the required information more than two months before your permission expires. We cannot guarantee that submissions made within two months of the expiry date of your permission will be able to be dealt with before your permission lapses. 12. The applicant is reminded that, should any protected species be present a licence may be required from NatureScot. Failure to obtain a licence may constitute a criminal act under the Habitats Regulations and penalties are sever for non-compliance. 13. The proposed demolition and/or building works likely to cause harm to bats should not commence until the applicant has obtained the relevant licence issued by NatureScot pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorising the specified activity/development to go ahead. 14. The planning permission decision notice shall not be issued until such time as the required Developer Contributions have been secured or paid in full. In the event the applicant does not either make the required payment within 28 days from the date the agent/applicant is advised of the need for the contributions or complete a legal agreement for delayed payment within a 4 month period from the date the agent/applicant is advised of the need for the contributions the application may be refused under delegated powers without any further discussion with the applicant. 15. The developer is advised to contact Sophie Nicol, Historic Environment Manager (tel 01738 477027) Perth and Kinross Heritage Trust, to discuss terms of reference for work required. 16. This is approval of your application Ref no 24/00731/FLM; for planning permission only. It does not include any approval for your related Listed Building Consent Ref no 24/01699/LBC;.You should therefore not commence
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work until you have received Listed Building Consent. Carrying out alterations without Listed Building Consent is an offence. Background Papers Letters of representation 0 Authors Name Designation Contact Details Gillian Peebles Planning Officer (Majors) 01738 475300 developmentmanagement@pkc.gov. Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 23 October 2025