25/00866/Fll
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. 25/286) PROPOSAL: Erection of agricultural storage building LOCATION: Land 35 Metres West Of Cala Sona, Ruthvenfield, Perth, PH1 3JP Ref. No: 25/00866/FLL Ward No: P5- Strathtay Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1. Planning permission is sought for the erection of an agricultural storage building at a site off Ruthvenfield Road, Perth. The storage building is for potatoes and will replace an existing storage building on the site. The existing building measures around 24m by 24m. The new building is larger and more rectangular in shape and measures around 36mx by 18m. Existing eaves height is 3.7 and the proposed new height is 7m. Roof ridge height of the existing building is around 5m. The proposed new height is 9.5m. The building will be finished in metal cladding. There is a 5m by 5m door in the east elevation and pedestrian door in the south elevation. 2. The proposed storage building is to be located to the southwest of other large sheds associated with the potato business and is bounded by residential properties to the east and south. There is an open area to the west grazed by horses. 3. The access to the site is onto Ruthvenfield Road to the north of the residential property, Stoney Ridge. The access to the public road is around 200m from the proposed new storage building in the southern part of the wider site.
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Site History 4. None recent. Pre-Application Consultation 5. Pre application Reference: No pre-application enquiry was made. 6. The proposed development is not classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, therefore the applicant was not required to undertake not any formal pre-application consultation with the local community. Development Plan 7. 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 8. The National Planning Framework 4 (NPF4) is the Scottish Government’s long- term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 9. 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 12: Zero Waste • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 22: Flood Risk and Water Management • Policy 26: Business and Industry Perth and Kinross Local Development Plan 2019 10. 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.
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11. The principal relevant policies are: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 17: Residential Areas • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 41: Biodiversity • Policy 47: River Tay Catchment Area • Policy 52: New Development and Flooding • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 56: Noise Pollution • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 12. • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non Statutory Guidance 13. • Planning Guidance - Planning & Biodiversity • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC National Guidance 14. The Scottish Government expresses its planning policies through Planning Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. Those relevant are listed below. Planning Advice Notes 15. The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 67 Housing Quality
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• PAN 75 Planning for Transport • PAN 77 Designing Safer Places National Roads Development Guide 2014 16. 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 17. 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. The application site does not lie within an area that is the subject of a Local Place Plan. Consultations 18. As part of the planning application process the following bodies were consulted: External 19. Methven Community Council - The Community Council objects to the proposal and have raised the following issues – the height of building, impact on residential amenity, asbestos in building, noise during construction, drainage and stormwater management, height of potato boxes, run off into adjoining properties. Internal 20. Environmental Health (Noise Odour) - Conditions relating to noise and operating hours required. 21. Development Contributions Officer - No developer contributions required. 22. Structures and Flooding - No objection. Flood informative note required. Representations 23. 6 representations of objection were received including an objection from Methven and District Community Council. The main issues raised within the representations are: • Impact on residential amenity – noise, traffic, operational noise, light pollution, stacked potato boxes • Impact on setting of a listed building • Loss of biodiversity
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• Impact on neighbouring drainage/septic tank – lack of detail of drainage, potential run-off from hardstanding • Presence of asbestos • Misleading site address • Loss of view 24. The loss of a view is not a material planning consideration. A representation refers to the development being sited on Ruthvenfield Road as misleading. This is where the site access is so is not considered to be misleading. 25. The other issues raised are addressed in the Appraisal section of the report. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report not applicable Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal AA not required Design Statement or Design and Access Statement not required Report on Impact or Potential Impact eg Flood Risk Assessment Daylight / Sunlight study Appraisal 26. 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. Principle 27. The site is within the Perth settlement boundary as identified in the Perth and Kinross Local Development Plan 2 (2019). Policy 17: Residential areas requires development to be compatible with existing uses. This is also required by placemaking policies 1A and 1B and Policy 14: Design, Quality and Place. Policy 17 of LDP2 also states that changes away from ancillary uses such as employment land will generally be resisted, subject to being compatible with the amenity and character of the area. The proposal relates to a business that has been based on the site for many years. The principle of the proposal is acceptable.
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Design, Layout and Visual Amenity 28. The proposed building is of a functional style, typical for the type of use proposed. The development is in an area of similar buildings of varying sizes. The proposed new building is of a greater scale than the existing however it is to be located further from existing residential property boundaries. The closest part of the new building to a residential property boundary will be 2.3m as opposed to less than 1m. The angle that the building is sited means that this distance increases to around 30m at the northern end of the building. Whilst the new building is larger and will be prominent it will be further from existing properties and seen within the context of an industrial site. As such it will not have a significant additional impact on visual amenity. 29. The design, siting and materials (subject to condition) are considered to be acceptable and comply with the design policies of LDP2 and NPF4. Landscape 30. There is limited landscaping in the vicinity of the new building. There is a paddock area to the west of the site and some of the garden boundaries are hedged which help to screen the existing uses from the residential properties. The proposal will not impact on any existing landscape features. Residential Amenity 15. Policy 17 of LDP2 seeks to encourage development that is compatible with primarily residential uses. In this case the business has been successfully operating on the site adjacent to residential uses for many years. Odour 32. Environmental Health advise that the Code of Good Practice for the Prevention of Environmental Pollution from Agricultural Activity which was prepared in 2005 by the Scottish Executive recommends that new buildings should not be within 400 metres of residential properties and where possible should be downwind of residential areas if they are to be used for housing of livestock. Whilst there are neighbouring properties within this distance, it is acknowledged that this building is for cold storage of potatoes and not for the housing of livestock. Noise 33. No supporting information in relation to the operational hours of the building or in relation to any proposed plant equipment has been provided. Whilst there is the potential for noise from the site to affect neighbouring properties given that this is replacing an existing building, is adjacent to other agricultural buildings and currently operates as a potato merchants Environmental Health believe that this this can be effectively controlled.
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34. It is advised that consideration should be given to any ventilation/plant equipment as these generally generate low frequency noise which can travel considerable distances (Condition 3). It is however acknowledged that there are existing agricultural buildings currently on site and that Environmental Health are not aware of any noise complaints having been received by this Service. Asbestos 35. Concerns have been raised in relation to asbestos within the existing building which is to be demolished. Such works are covered by the Control of Asbestos Regulations and the Health & Safety Executive’s (HSE) approved Code of Practice. HSE would also be the regulatory body for activities on site, including any concerns in relation to the stacking of potato boxes. 36. The applicant has confirmed that there will be no change to operations on site, with no increase in product. They also confirm that they are aware of regulations in relation to asbestos removal, having done similar works previously. There is also no intention to stack potato boxes 8 high and are the applicant is happy for operational hours of the building to be restricted. Overshadowing/loss of sunlight/daylight 37. The proposed storage shed is larger than the previous shed and has the potential to impact on adjacent residential properties from overshadowing and potential loss of daylight / sunlight. 38. The applicant has provided section drawings through the site that shows the relationship between the new building and the existing in relation to existing residential properties. Shadow cast information has also been supplied. There will be some limited additional overshadowing in winter months but due to the siting of the building this will be limited and the impact on residential amenity from overshadowing/loss of daylight/sunlight is not considered to be significant. 39. Subject to conditions the proposal is in accordance with policy 17 of LDP2 which seeks to protect residential amenity. Roads and Access 40. There are no changes proposed to the existing vehicle access to the site. The applicant has indicated that there will not be any change to operations on site, with no increase in product. 41. The proposal is considered to comply with LDP2 Policy 60 and NPF4 Policy 13, as far as they relate to roads and access matters
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Drainage and Flooding 42. The application form states that no changes are proposed to the existing drainage infrastructure in the area. However it is noted that there will be additional hardstanding areas to the rear and side of the building. At building warrant stage drainage information will be required. The disposal of surface water is of concern to local residents and it is considered reasonable to condition further details of provision for the disposal of surface water (Condition 7). There are also concerns from adjacent residents as to the potential impact on existing septic tanks and soakaways which exist in the area. A condition to highlight a requirement to identify these prior to commencing development will be added (Condition 8). Waste Collection 43. Existing waste collection arrangements will be utilised. Conservation Considerations 44. An objection has been received in relation to the proposal impacting on the setting of Ruthven House a category B listed building. The proposed storage shed is over 100m to the west of the listed building with other buildings in between. The proposal will not impact on the setting of the listed building. There are no other historic assets in close proximity to the site. Natural Heritage and Biodiversity 45. The site is of limited biodiversity interest however an informative note will be added to highlight the potential for nesting birds on the existing building. 46. Due to the nature of the proposal and its siting it is not proposed to request any biodiversity enhancement. Developer Contributions Transport Infrastructure 47. The Council Transport Infrastructure Developer Contributions Supplementary Guidance (December 2023) requires a financial contribution towards the cost of delivering the transport infrastructure improvements which are required for the release of all development sites in and around Perth. The site is located in the ‘Full’ Transport Infrastructure contributions zone (Appendix 3 of the Supplementary Guidance). 48. The guidance provides for an exemption from Transport Infrastructure contributions for employment uses that are to be developed on brownfield land. The site is considered to be brownfield land and therefore no contribution is required.
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Economic Impact 49. The proposal supports an existing business that contributes to the economy of the area. Variation of Application Under Section 32A 50. This application was varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate provision of daylight, sunlight and shadowcast information. Planning Obligations and Legal Agreements 51. None required. Direction By Scottish Ministers 52. 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 53. To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations and none has been found that would justify overriding the Development Plan. Accordingly the proposal is recommended for approval subject to the following conditions. Recommendation Approve the application subject to the following conditions: Conditions and Reasons for Recommendation 1. 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. 2. The hours of operations shall be restricted to 0700 hours to 1900 Monday - Friday and 0900 - 1700 Saturday and Sunday.
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Reason - In order to safeguard the neighbouring residential amenity in the area. 3. 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 order to safeguard the neighbouring residential amenity in the area. 4. 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 order to safeguard the neighbouring residential amenity in the area. 5. Construction work shall be limited to Monday to Friday 0700 hours to 1900 hours and Saturday 0800 hours to 1300 hours with no noisy works out with these times or at any time on Sundays. The above shall be implemented throughout the construction stage of the development unless otherwise agreed in writing with the Council as Planning Authority and Environmental Health. Reason - In order to safeguard the neighbouring residential amenity in the area. 6. Prior to the commencement of the development hereby approved, 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 residential amenity; to ensure a satisfactory standard of local environmental quality. 7. Development shall not commence on site until a detailed sustainable urban drainage system (SUDS) has been submitted for the written agreement of the Council as Planning Authority, in consultation with SEPA where necessary. The scheme shall be developed in accordance with the technical guidance contained in The SUDS Manual (C753) and the Council's Flood Risk and Flood Risk Assessments Developer Guidance, and shall incorporate source control. All works shall be carried out in accordance with the agreed scheme and be operational prior to the bringing into use of the development. Reason - To ensure the provision of effective drainage for the site. 8. Prior to the commencement of the development hereby approved, details of the location and measures proposed for the safeguarding and continued operation, or replacement, of any septic tanks and soakaways, private water sources, private water supply storage facilities and/or private water supply pipes serving
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properties in the vicinity, sited within and running through the application site, shall be submitted to and approved in writing by the Council as Planning Authority. The subsequently agreed protective or replacement measures shall be put in place prior to the commencement of the development being brought into use and shall thereafter be so maintained insofar as it relates to the development hereby approved. Reason - To ensure existing water and drainage infrastructures are not compromised. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes Not Applicable. Informatives 1. Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2. As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the Planning Authority written notice of that position. Please use the form attached herewith. 3. An application for Building Warrant may be required. 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. This application was varied prior to determination, in accordance with the terms of Section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate provision of daylight, sunlight and shadow cast information. 6. The presence of protected species, and the extent to which they could be affected by the proposed development, should be established before works commence. Should protected species be identified within the site the developer
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should ensure that all appropriate measures required to comply with the relevant legislation are carried out. 7. Existing buildings or structures may contain nesting birds between 1st March and 31st August inclusive. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (Section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning permission for a development does not provide a defence against prosecution under this Act. 8. 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. Background Papers Letters of representation 6 Authors Name Designation Contact Details Persephone Beer Planning Officer 01738 475300 developmentmanagement@pkc.gov. Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 16 October 2025