Agenda Document Pack - Planning and Placemaking Committee - 05/11/2025
Perth and Kinross Council · 5 November 2025
Back to Planning and Placemaking Committee — 5 November 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Ambition | Compassion | Integrity Our vision is for a Perth and Kinross where everyone can live life well, free from poverty and inequality Council Building 2 High Street Perth PH1 5PH 27/10/2025 A hybrid meeting of the Planning and Placemaking Committee will be held in the Council Chambers (Hybrid) on Wednesday, 05 November 2025 at 09:30. If you have any queries please contact Democratic Services on (01738) 475000 or email Committee@pkc.gov.uk. THOMAS GLEN Chief Executive Those attending the meeting are requested to ensure that all notifications are silent on their device and other devices are in silent mode. Please note that the meeting will be broadcast online and recorded. The recording will be publicly available on the Council’s website following the meeting. Members: Councillor Ian Massie (Convener) Councillor Grant Stewart (Vice-Convener) Councillor Keith Allan Councillor Bob Brawn Councillor Dave Cuthbert Councillor Ken Harvey Councillor David Illingworth Councillor Ian James Bailie Claire McLaren Councillor Richard Watters Bailie Mike Williamson Page 1 of 240
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Planning and Placemaking Committee Wednesday, 05 November 2025 Agenda Members are reminded of their obligation to declare any financial or non- financial interest which they may have in any item on this agenda in accordance with the councillors’ code of conduct. 1 WELCOME AND APOLOGIES/SUBSTITUTES 2 DECLARATIONS OF INTEREST 3 MINUTE OF MEETING OF THE PLANNING AND PLACEMAKING COMMITTEE OF 8 OCTOBER 2025 (copy herewith) 7 - 40 4 DEPUTATIONS 5 APPLICATIONS FOR DETERMINATION 5(1) MAJOR APPLICATIONS 5(1)(i) 24/00731/FLM - 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, SCONE PALACE, QUEEN'S DRIVE, OLD SCONE, PERTH, PH2 6BE Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/280) 41 - 86 5(1)(ii) 25/00672/AMM - ERECTION OF 24 DWELLINGHOUSES AND ASSOCIATED WORKS (CHANGE OF HOUSE TYPE AND PLOT LAYOUT) (APPROVAL OF MATTERS SPECIFIED IN CONDITIONS OF 22/02223/AMM) (PHASE 2), SCONE NORTH, SCONE, PERTH Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/281) 87 - 108 Page 3 of 240
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5(1)(iii) 25/00674/AMM - ERECTION OF 64 DWELLINGHOUSES AND ASSOCIATED WORKS - PHASE 2 (CHANGE OF HOUSE TYPE AND PLOT LAYOUT OF 22/02223/AMM), SCONE NORTH, SCONE, PERTH Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/282) 109 - 130 5(1)(iv) 25/00883/AMM - ERECTION OF 18 DWELLINGHOUSES AND ASSOCIATED WORKS (CHANGE OF HOUSE TYPES, PLOT LAYOUTS AND REMOVAL OF PRIVATE DRIVEWAY FOR PLOTS 135 -152 OF 23/01941/AMM), LAND 200 METRES WEST OF BLAIRGOWRIE AND RATTRAY COTTAGE HOSPITAL, PERTH ROAD, BLAIRGOWRIE Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/283) 131 - 156 5(2) LOCAL APPLICATIONS 5(2)(i) 24/01613/FLL - CHANGE OF USE, ALTERATIONS AND EXTENSION TO OFFICE TO FORM HOTEL, CORNER OF HIGH STREET AND TAY STREET, PERTH Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/284) 157 - 184 5(2)(ii) 24/01962/FLL - ERECTION OF DWELLINGHOUSE WITH INTEGRATED FARM OFFICE, GLASSHOUSE AND DAIRY, EXTENSION OF ACCESS TRACK AND ASSOCIATED WORKS, LAND 370 METRES NORTH EAST OF 5 FLAWCRAIG, FARM RAIT, PERTH, PH2 7RY Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/285) 185 - 204 5(2)(iii) 25/00866/FLL - ERECTION OF AGRICULTURAL STORAGE BUILDING, LAND 35 METRES WEST OF CALA SONA, RUTHVENFIELD, PERTH, PH1 3JP Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/286) 205 - 220 6 PROPOSAL OF APPLICATION NOTICES (POAN) 6(i) 25/00013/PAN - RESIDENTIAL DEVELOPMENT (ALLOCATED SITE H20), LAND 180 METRES EAST OF LATCHBURN FORD, DUNNING, PERTH PH2 0QS Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/287) 221 - 230 Page 4 of 240
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6(ii) 25/00014/PAN - INSTALLATION OF 49.9MW BATTERY ENERGY STORAGE SYSTEM (BEES) AND ASSOCIATED INFRASTRUCTURE AND LANDSCAPING WORKS, LAND 300 METRES NORTH WEST OF JAMESFIELD GARDEN CENTRE, NEWBURGH, CUPAR KY14 9EW Report of Handling by Development Management and Building Standards Service Manager (copy herewith 25/288) 231 - 240 Page 5 of 240
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Planning and Placemaking Committee Minute of hybrid meeting of the Planning and Placemaking Committee held in the Council Chambers, 2 High Street, Perth, on Wednesday 8 October 2025 at 9.30am. Present: Councillors I Massie, G Stewart, K Allan, B Brawn, D Cuthbert, E Drysdale (substituting for R Watters), K Harvey, D Illingworth, I James, Bailie C McLaren and Bailie M Williamson. In Attendance: K Smith. S Panton and P Williamson (Economy, Development and Planning); A Brown, G Fogg, M Pasternak (all Legal and Governance). Apologies: Councillor R Watters. Councillor I Massie, Convener, Presiding. 1. Welcome and Apologies The Convener welcomed everyone present to the meeting and noted apologies as above. The Convener also extended a warm welcome to Leanne Mizzi and Emanuel Borg, from the Malta Planning Authority. Leanne and Emanuel were shadowing the Council’s major and enforcement team for the week as part of an ERASMUS project. He explained that Perth & Kinross Council had been selected for this project as the Council is considered to be an excellent national example of a planning authority. He expressed his hope that they take home positives from their experience with us and of the Scottish planning system. 2. Declarations of Interest There were no Declarations of Interest made in terms of the Councillors Code of Conduct. 3. Minutes The minute of meeting of the Planning and Placemaking Committee of 3 September 2025 was submitted and approved as a correct record. 4. Deputations In terms of Standing Order 13, the Committee agreed to hear deputations in relation to the following planning applications: Planning Application No. Item No. 24/01558/FLM 5(2)(i) 25/00277/FLL 5(3)(i) 3 Page 7 of 240
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5. Applications For Determination (1) Section 37 Consultation (i) 25/00918/ECU37 - Cambushinnie 400kV Overhead Line Tie In (ECU00005074), Shindour, Feddal Hill Wood, Braco (Report No. 25/252) Mr S Panton introduced the report and advised members of a minor error at paragraph 23 where it states that it is not an EIA development. Mr Panton confirmed that, as stated elsewhere in the report, this is an EIA development. Resolved: Offer no objection to the proposal and request the imposition of the following suggested conditions: Suggested Conditions 1. The development shall be implemented in accordance with approved plans and requirements of this section 37 consent. Except as otherwise required by the terms of the section 37 consent and deemed planning permission, the development hereby approved shall be undertaken in accordance with the application and other documentation lodged in support of the application unless as may otherwise be agreed in writing by the relevant Planning Authority. Reason: To ensure that the Development is carried out in accordance with the approved details. Decommissioning Scheme 2. In the event that the line, after the Date of Final Energisation, fails to transmit electricity for a continuous period of 1 year a Decommissioning Scheme shall be submitted to and for the further approval in writing by the relevant Planning Authorities. The scheme shall include details about the removal of all elements of the Development, relevant access tracks and all cabling, including where necessary details of: (a) Justification for retention of any relevant elements of the Development; (b) The treatment of disturbed ground surfaces; (c) Management and timing of the works; (d) Environmental management provisions, including species protection plans; (e) The removal of all components of the line from the site for recycling or disposal; (f) A traffic management plan to address any traffic impact issues during the decommissioning period; and (g) Details of financial provisions to ensure the scheme to be approved can be implemented in full. Page 8 of 240
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Thereafter the Decommissioning Scheme shall be implemented in accordance with the approved details and timetable. Reason: To ensure that should the line no longer be required or no longer benefit from Section 37 consent, than an appropriate mechanism is in place for decommissioning of the Development. Construction Environment Management Plan 3. There shall be no commencement of development unless and until a Construction Environmental Management Plan (CEMP) containing site specific details of all on-site construction works, post-construction reinstatement, drainage and mitigation, together with details of their timetabling, has been submitted to, and approved in writing by, the relevant Planning Authorities. The CEMP shall be informed by the site and ground investigation works and best practice guidance. The CEMP shall provide: (a) A Pollution Prevention and Incident Plan incorporating a Pollution Prevention Plan, Pollution Incident Plan and a Pollution Control Monitoring Plan, this shall include measures to protect watercourses, groundwater, management of natural surface hydrological flows (flushes, springs, etc.) and protection of peatland/soils, arrangements for the storage and management of oil and fuel and other chemicals on the site and sewage disposal and treatment; (b) Details of soil storage and management including outline quantities, locations, (other than peat and other carbon rich soils) and management of long term storage of construction generated soils to facilitate future site restoration; (c) A drainage management strategy, demonstrating how all surface and waste water arising during and after construction is to be managed and prevented from impacting on the water environment and to mitigate flood risk using the most up to date SEPA flood extent map; (d) A surface water and groundwater management and treatment plan, including details of the separation of clean and dirty water drains, and location of settlement lagoons for silt laden water; (e) Details of the construction of the access into the site, including associated drainage (f) Site-specific Construction Method Statements for the following: i. Watercourse crossings including full details and plans of the and specification of all new and upgraded watercourse crossings to be constructed, ensuring continuous flow and fish passage with no hanging culverts, noting all Page 9 of 240
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crossings shall(comprise open culverts or bridges designed to take the 1 in 200 plus climate change flood flows; ii. All permanent roads/tracks to be altered/formed and retained for the operation of the development; including their width, likelihood of widening or passing places, means of drainage (which shall have regard to SUDS principles), means of construction, and edge reinstatement including verge width. The specification shall be accompanied by relevant plans at a sufficient scale; (g) Details of post-construction restoration/reinstatement of the working areas not required during the operation of the Development; (h) A wetland ecosystems survey and mitigation plan; (i) A written scheme which details the methodology for dealing with any revisions to any of the documents required under this part (3). Any revised documents will require to be submitted to and approved in writing by the Planning Authority prior to the revisions being implemented on site. The Development shall be implemented in accordance with the CEMP approved under part (1) unless otherwise approved in advance in writing by the Planning Authority. Reason: To ensure that all construction operations are carried out in a manner that minimises their impact on road safety, amenity and the environment, and that the mitigation measures contained in the EIA Report accompanying the application, or as otherwise agreed, are fully implemented. Traffic Management Plan 4. There shall be no Commencement of Development until a Traffic Management Plan has been submitted to and approved in writing by the relevant Planning Authority in consultation with the Roads Authority. The Traffic Management Plan shall provide: (a) The routing of all traffic associated with the development including phasing and timescales; (b) Measures to ensure that the specified routes are adhered to, including monitoring procedures; (c) Details of all, signage and lining arrangements to be put in place; (d) Provisions for emergency vehicle access; (e) Identification of a nominated person to whom any road safety issues can be referred; (f) A plan for access by vehicles carrying abnormal loads and any off-site works, including new or extended passing places, required to facilitate such vehicle movements. Prior to the movement of any abnormal load, any measures required on the trunk road network to accommodate the size or length of Page 10 of 240
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the loads being transported, including the removal of street furniture, junction widening and traffic management must be approved and implemented to the satisfaction of the Planning Authority, in consultation with Transport Scotland. Any additional signing or temporary traffic control measures deemed necessary on the trunk road network must be undertaken by a recognised QA traffic management consultant, to be approved by Transport Scotland. (g) Provision for the submission and agreement of a roads condition survey pre-and post-construction accompanied by an appropriate agreement between the relevant Planning Authority and the Company to ensure the delivery of any post-construction public road restoration that may be required. The approved Traffic Management Plan shall thereafter be implemented in full unless otherwise agreed in advance in writing with the relevant Planning Authority. Reason: In the interests of road safety and to ensure that abnormal loads access the site in a safe manner. Temporary Site Access 5. There shall be no vehicle site access permitted to the sites area until details of alterations to the verge of the affected public road has been submitted to and approved in writing by the relevant Planning Authority, in consultation with the Roads Authority. The details shall include but not be limited to the following information: (a) A suitably scaled plan showing the location, layout and formation details for the site access(es);(Details regarding timescales for the opening up and closure of any temporary access together with the time period over which the temporary access will be used; (b) A detailed specification of the materials, including layer depths to be used in the construction of the site accesses; (c) Proposed signing and traffic management measures; and (d) Details including materials for the reinstatement of temporary construction site access. Thereafter the development shall be undertaken in accordance with the approved details. Reason: To ensure an acceptable form of development in terms of the arrangements to manage traffic during construction works at the site(s), in the interest of maintaining a safe and serviceable road network and to preserve amenity. Access Tracks 6. No access tracks shall be formed or upgraded in the planning authority areas until the precise location and extent of all works to form new sections of tracks or Page 11 of 240
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upgrade access tracks have been submitted to and approved in writing by the relevant Planning Authority. Thereafter the development shall be undertaken in accordance with the approved details. Reason: In order that the relevant Planning Authority may verify the acceptability of all works elating to access tracks. Construction Hours 7. Construction work, which is audible from any noise- sensitive receptor, shall only take place between the hours of 07.00 to 19.00 on Mondays to Fridays inclusive and 07.00 to 16.00 on Saturdays, with no construction work taking place on Sundays or on local public holidays. Outwith these specified hours, only maintenance works, emergency works, and limited construction works on the site as specified; concrete pours, dust suppression, and the testing of plant and equipment are permissible (unless otherwise approved in advance in writing by the relevant Planning Authority). Reason: In the interests of protecting residential amenity. 8. HGV movements to and from the site (excluding abnormal loads) during construction of the development shall be limited to 07.00 to 19.00 Mondays to Fridays, and 07.00 to 16.00 on Saturdays, with no HGV movements to or from site taking place on Sundays or on local public holidays (unless otherwise approved in advance in writing by the relevant Planning Authority). Reason: In the interests of local amenity. Construction Compound Details 9. There shall be no construction compounds formed within the Planning Authority areas until the following details have been submitted to and approved in writing by the relevant Planning Authority: (a) A compound phasing plan; (b) The precise location and extent of the compound; (c) Details of screening to mitigate impact of activities within the compound on the amenity of the surrounding area and occupants of nearby property; and (d) Details of artificial lighting and measures and controls to mitigate impact of light pollution on the amenity of the surrounding area and occupants of nearby property. Thereafter the compounds shall be formed and operated in accordance with the approved details and each compound shall be restored to its pre- construction condition no later than 2 months following the expiry of the demobilisation date for that compound as detailed in the compound phasing plan. Reason: In order that the relevant Planning Authority may verify the acceptability of the specified details in the Page 12 of 240
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interests of amenity and to ensure restoration of the compound sites. Biodiversity and Natural Environment 10. The conclusions and recommended action points within the supporting Landscape and Habitat Management Plan shall be adhered to and implemented in full. Reason: In the interests of protecting environmental quality and of biodiversity. 11. No site clearance or removal of vegetation, including trees and shrubs will take place between 1st March and 31st August inclusive unless a competent ecologist has undertaken a careful and detailed check of vegetation for active birds' nests immediately before the vegetation is to be cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting birds on site. Any such written confirmation must be submitted to the planning authority prior to commencement of works. Reason: In the interest of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 12. The conclusions and recommended action points within the supporting Peat Management Plan shall be adhered to, respected and implemented in full during the entire duration of the construction phase of the proposed development Reason: To ensure the effective and safe management of peat excavation on – site Drainage and Flooding 13. Storm water drainage from all paved surfaces, including the access, shall be disposed of by means of suitable a Sustainable Urban Drainage System to meet the requirements of best management practices. Prior to works commencing on site, details of the proposed drainage management scheme shall be submitted for approval, and the agreed scheme fully implemented thereafter. Reason: To ensure the provision of effective drainage for the site. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Page 13 of 240
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(2) Major Application (i) 25/00751/42M - S42 application to amend condition 4 (sustainable urban drainage system) of permission 23/02134/IPM, 2 Sisters Food Group, George Street, Coupar Angus, Blairgowrie, PH13 9LU (Report No. 25/253) Resolved: Grant, subject to the following terms, conditions and informatives: Conditions 1. Application for the approval required by a condition imposed on this Planning Permission in Principle shall conform with the requirements of Regulation 12 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 and of Section 59 (2) and (3) of the Town and Country Planning (Scotland) Act 1997 as amended by Section 21 of the Planning etc. (Scotland) Act 2006 and, in particular, must be made before whichever is the latest of the following: (i) the expiration of 5 years from the date of the granting of permission (ii) the expiration of 6 months from the date on which an earlier application for the requisite approval was refused, or (iii) the expiration of 6 months from the date on which an appeal against such refusal was dismissed. Reason: In accordance with the terms of Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended by Section 21 of the Planning etc. (Scotland) Act 2006. 2. Plans and particulars of the matters listed below shall be submitted for consideration by the planning authority, in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). No work shall begin until the written approval of the Planning Authority has been given, and the development shall be carried out in accordance with that approval. For the avoidance of doubt, no approval is hereby given to the layout shown in the illustrative development framework which forms part of the application for planning permission in principle. The specified matters include: a) a site development layout and phasing plan showing a phased implementation programme, including: the location/position of all uses within the site; the proposed built form (including orientation of buildings); movement around and through the site, including pedestrian and cycle links and landscape provision; Page 14 of 240
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b) for each phase of the development, a plan detailing the siting, design and height of development, including the design of all external features; c) design and configuration of public and open spaces, all external materials and finishes; d) car and cycle parking, access, road layouts and alignment, classification of streets, and servicing areas; e) footpaths and cycle routes, including proposed multi- use paths, the designs shall detail pedestrian and cyclist priority junctions at the proposed vehicular access points along the shared use cycleway on the A94 and right turn ghost island facilities into the site; f) details of safe pedestrian crossing points at all vehicle entrances over core path COUP/139; g) waste management and recycling facilities; h) surface water and drainage arrangements; i) a detailed levels survey (existing and proposed) and cross sections showing proposed finished ground and floor levels of all buildings forming part of the development phase, relative to existing ground levels and a fixed datum point; j) full details of sustainability measures in accordance with LDP2 Policy 32: Embedding Low and Zero Carbon Generating Technology in New Development; k) hard and soft landscaping details, including: i. the type and location of new trees, shrubs and hedges; ii. a schedule of plants to comprise species, plant size and proposed number/density; iii. programme of completion and subsequent maintenance including a separate maintenance plan for the SuDS areas; iv. existing and proposed services such as cables, pipelines, substations; v. other artefacts and structures including street furniture, lighting columns and fittings; and vi. details of phasing of these works in relation to implementation and phasing of the development. Reason: To ensure that the matters referred to within this Planning Permission is Principle are given full consideration and to accord with the requirements of Section 59 Town and Country Planning (Scotland) Act 1997 (as amended). 3. Development shall not commence until the developer has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Archaeological Investigation (WSI) which has been submitted by the developer and agreed in writing by the Council as Planning Authority, in consultation with Page 15 of 240
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Perth and Kinross Heritage Trust (PKHT). Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented including that all excavation, preservation, recording, recovery, analysis, publication and archiving of archaeological resources within the development site is undertaken. Should the archaeological works, as required by the WSI, identify a requirement for post-excavation analysis, the development as approved shall not be occupied or brought into use until a Post-Excavation Research Design (PERD) has been submitted to and agreed in writing by the Council as Planning Authority, in consultation with PKHT. The PERD shall be carried out in complete accordance with the approved details. Furthermore, the developer shall afford access at all reasonable times to PKHT or a nominated representative and shall allow them to observe work in progress. Reason: To ensure archaeological monitoring is carried out to safeguard and record any archaeological remains within the development area. 4. Development shall not commence on site until a detailed sustainable urban drainage system (SUDS) has been submitted for the further 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 reduce flood risk. 5. In pursuance of Condition 2(i), the finished floor level(s) shall be set a minimum of 600mm above the 1 in 200 AEP event including 39% climate change flood level expected adjacent to the built development. The Phase 1 minimum FFL is 52.31mAOD and Phase 2 is 52.87mAOD. In addition, the finished floor levels shall be set a minimum of 150mm above adjacent ground levels. Reason: In the interests of flood prevention. 6. Prior to the commencement of development of each phase, details of a temporary surface water treatment facility shall be submitted to the Council as Planning Authority for approval. Thereafter, concurrent with the initiation of the development hereby approved and for the duration of construction, the approved temporary surface water treatment facility shall be implemented on site and maintained for the duration of the approved development works. The temporary surface water treatment facility shall remain in place until the permanent surface water Page 16 of 240
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drainage scheme is implemented unless otherwise agreed in writing by the Council as Planning Authority. Reason: In the interests of flood prevention. 7. All matters regarding: access, car parking, public transport facilities, walking and cycling facilities, the road layout, design, and specification (including the disposal of surface water) shall be in accordance with the standards required by the Council as Roads Authority (as detailed in the National Roads Development Guide) and to the satisfaction of the Planning Authority. Reason: To ensure the roads and accesses are developed to an acceptable standard. 8. As part of any application for the Approval of Matters Specified by Condition (AMSC), the applicant shall include a updated transport assessment (relating to the different land uses) scoped to include the means of access to the site from the wider public road network to include all modes of transport (walking, cycling, public transport, private car and HGV movements), to the satisfaction of and approved in writing by the Council as Planning Authority. Reason: In the interests of road safety. 9. As part of any application for the Approval of Matters Specified by Condition (AMSC), a Stage 1 Road Safety Audit shall be submitted to and approved in writing by the Council as Planning Authority. The road safety audit shall also include an assessment of the need for a revision to the national speed limit, informed by a traffic speed survey along the A94. Reason: In the interests of road safety. 10. As part of any application for the Approval of Matters Specified by Condition (AMSC), the applicant shall provide detailed designs for the pedestrian and cyclist connectivity to the development to the North of the site and to the Co-Op store in George Street. Reason: In the interests of road safety and in the interest of promoting walking and cycling as sustainable modes of travel. 11. As part of any application for the Approval of Matters Specified by Condition (AMSC), the applicant shall detail adequate parking facilities for each class of use in accordance with the National Roads Development Guide. HGV parking and EV Parking for the factory shall also be included as part of any detailed application. Reason: To provide a suitable parking provision for the development. 12. As part of any application for the Approval of Matters Specified by Condition (AMSC), the applicant shall provide a detailed design for the upgrading of existing bus stops on George Street, or another location as agreed with the Public Transport Unit. Coupar Angus bound, the applicant shall provide a detailed design for Page 17 of 240
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the supply and installation of a new enclosed bus shelter set back from footpath. Perth bound, the applicant shall provide a detailed design for the supply and installation of a reverse cantilever bus shelter. The applicant shall provide a detailed design for the supply and installation of Real Time Passenger Information (RTPI) mountings, cabling, and displays for Bus Shelters serving both directions. Thereafter, prior to the occupation or bringing into use of the development, the agreed details shall be implemented in full. Reason: In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 13. Prior to the commencement of the development hereby approved, the applicant shall submit for the further written agreement of the Council as Planning Authority, in consultation with the Roads Authority (Structures), a Construction Traffic Management Scheme (TMS) which shall include the following: a) restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; b) timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events; c) a code of conduct for HGV drivers to allow for queuing traffic to pass; d) arrangements for liaison with the Roads Authority regarding winter maintenance; e) emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown; f) arrangements for the cleaning of wheels and chassis of vehicles to prevent material from construction sites associated with the development being deposited on the road; g) arrangements for cleaning of roads affected by material deposited from construction sites associated with the development; h) arrangements for signage at site accesses and crossovers and on roads to be used by construction traffic in order to provide safe access for pedestrians, cyclists and equestrians; 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; Page 18 of 240
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m) the provision and installation of traffic counters at the applicant's expense at locations to be agreed prior to the commencement of construction; n) monitoring, reporting and implementation arrangements; o) arrangements for dealing with non-compliance; and p) details of HGV movements to and from the site. The TMS as approved shall be strictly adhered to during the entire site construction programme. Reason: In the interests of proper site management. 14. No part of the residential development shall be occupied until a Residential Travel Plan (RTP), aimed to encourage more sustainable means of travel, has been submitted to and agreed in writing by the Council as Planning Authority. The RTP will have particular regard to provision for walking, cycling and public transport access to and within the site and will identify the measures to be provided, the system of management, monitoring, review, reporting and the duration of the plan. Reason: To promote sustainable transport options. 15. All plant or equipment associated with the commercial units and residential units 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 protecting residential amenity. 16. As part of any application for the Approval of Matters Specified by Condition (AMSC) relating to the commercial uses, the applicant shall submit for approval a Noise Impact Assessment demonstrating that the sound insulation and sound transmission properties of the structure and finishes of the commercial units shall be such that any airborne noise from the operations within the premises does not constitute a statutory noise nuisance as determined by the local Planning Authority. Reason: In the interests of protecting residential amenity. 17. For each phase of development, a Lighting Plan shall be submitted for approval to the Council as Planning Authority, to ensure that 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. Prior to the first occupation or uptake of the use of the relevant development phase, the approved Lighting Plan shall be installed and maintained in perpetuity thereafter. Reason: In the interests of protecting residential amenity. Page 19 of 240
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18. Noise from operations of the commercial units shall not exceed L A90,1 hour (0700 – 2300) or exceed L A90,15 mins (2300 – 0700) background noise level plus 5dB (A), including any relevant penalties for tonality, impulsivity, intermittency, or other sound characteristics when measured at any residential property in accordance with BS4142:2014+A1:2019. Reason: In the interests of protecting residential amenity. 19. At approval of matters stage for the new poultry processing facility or any other phase of development for uses within Use Class 4, 5 or 6, full details of an acoustic fence designed to protect residential amenity shall be submitted for approval of the Council as Planning Authority. Prior to the occupation or uptake of the use of the relevant development phase, the approved acoustic fence shall be installed, and maintained in perpetuity thereafter. Reason: In the interests of protecting residential amenity. 20. For each phase of development, an updated Ecological Impact Assessment (EcIA) shall be undertaken by suitably qualified and experienced persons shall be submitted. The EcIA must include the woodland in the north, bats in buildings, bat roost potential of trees to be felled/within 30m of works, Schedule 1 breeding birds and inclusion of pre-commencement walk over surveys in the mitigation measures. Reason: In the interests of protecting environmental quality. 21. At least two months prior to the commencement of development, a site specific, Construction Environment Management Plan (CEMP), shall be submitted for the further written agreement of the Council Planning Authority. Thereafter the CEMP will be updated to reflect the phasing of the development and strictly adhered to during the entirety of the construction phases. Measures to be included within the CEMP comprise: • The use of British Standards Best Practice Guidelines to reduce disturbance resulting from noise, surface run-off and vibration during works; • Scottish Environment Protection Agency (SEPA) Pollution Prevention Guidelines (PPG), incorporating procedures for emergency environmental incidents such as pollution events and encountering protected species. A review plan for the PPGs is currently underway, resulting in a replacement guidance series, with new branding and title "Guidance for Pollution Prevention" (GPPs). It is recommended that the following PPG and GPP are considered: − PPG1: Understanding your environmental responsibilities - good environmental practices; − GPP5: Works and maintenance in or near water; Page 20 of 240
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− PPG6: Working at construction and demolition sites; − GPP21: Pollution incident response planning; and − GPP 22: Dealing with spills. • Pollution prevention measures including procedures for oils and chemicals to prevent the release of any accidental spillages and effects associated with contaminated surface run-off; • Supervision of delivery of fuel and oils with pipelines and fuelling points protected from vandalism and unauthorised interference, including being turned off and locked when not in use to prevent effects associated with the encroachment of construction vehicles and plant and contaminated surface run-off; • Use of drip trays when filling smaller containers from tanks or drums to avoid drips and spills from entering the ground or drainage systems and watercourses to prevent effects associated with contaminated surface run-off; • Measures to minimise noise, vibration and dust; and • Limiting construction works to daylight hours only where possible, or having a suitable lighting strategy in place, in order to minimise effects to nocturnal faunal species. Furthermore, the Construction Environmental Management Plan (CEMP) shall include potential constraints and mitigation with regard to potential or confirmed ecological features identified in the updated Ecological Impact Assessment. Reason: to control pollution of air, land and water and.to mitigate the adverse impact of development traffic on the safe and efficient operation of the trunk road. 22. Development shall not commence until a detailed Construction Environmental Management Plan (CEMP) detailing environmental mitigation measures, including biodiversity and the control of dust and noise, shall be submitted for the further written agreement of the Council as Planning Authority. Thereafter the CEMP will be strictly adhered to during the entirety of the construction phases. Reason: In the interests of protecting environmental quality. 23. Prior to the commencement of works on each development phase, 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 Page 21 of 240
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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. 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. 24. The development shall be in accordance with the requirements of Perth & Kinross Council’s Developer Contributions and Affordable Housing Supplementary Guidance 2023 in line with Policy 20: Affordable Housing of the Perth & Kinross Local Development Plan 2 (2019), or such subsequent Guidance and Policy which may replace these. Reason: To ensure the development is in accordance with the terms of the Perth and Kinross Local Development Plan 2 (2019) and to comply with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023. 25. The development shall be in accordance with the requirements of Perth & Kinross Council’s Developer Contributions and Affordable Housing Supplementary Guidance 2023 in line with Policy 5: Infrastructure Contributions of the Perth & Kinross Local Development Plan 2 (2019) with particular regard to primary education infrastructure, or such subsequent Guidance and Policy which may replace these. Reason: To ensure the development is in accordance with the terms of the Perth and Kinross Local Development Plan 2 (2019) and to comply with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023. 26. At least two months prior to the commencement of the development, an independent and suitably qualified ecologist shall be appointed by the developer at their expense as the ‘Ecological Clerk of Works’ (ECOW) for the site. This appointment shall be subject to the prior written approval of the Planning Authority and detail the extent of inspections to be undertaken by the ECOW and how this relates to the delivery of the development phases. The ECOW shall oversee, on behalf of the Page 22 of 240
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Planning Authority, the implementation of all ecology related planning conditions and how this relates to the phase of development being constructed. The ECOW shall undertake a watching brief throughout the construction of the development phase and shall have the authority to stop operations or to alter construction methods should there be any works occurring which are having an adverse impact on natural heritage. The ECOW shall have responsibility for the following: a) Monitoring compliance with the mitigation works related to the development as set out in the Construction Environment Management Plan. b) Advising the developer on adequate protection of nature conservation interest on the site, including altering construction practices if existing practices are having an adverse impact on the natural heritage of the site. c) If any protected species are found on site, the Ecological Clerk of Works will ensure that work is suspended at that location and that a protected species protection plan is implemented. The ECOW is required to notify the Planning Authority: a) If there has been a requirement to stop or alter works in relation to this condition. b) They are required to submit a report on their inspection (frequency to be agreed) for the review of the Planning Authority in consultation with Scottish Environment Protection Agency where necessary, during construction operations. c) They will have the power to amend the CEMP, where required, with any amendments and measures to mitigate submitted to the Planning Authority. Reason: In order to ensure that an ECOW is appointed and is suitability qualified and has a suitable job description and powers to oversee all salient ecological matters affecting the Construction phases of the development. 27. As part of any application for the Approval of Matters Specified by Condition (AMSC) a Site Biodiversity Action Plan including biodiversity enhancement measures shall be submitted for approval of the Council as Planning Authority. Thereafter, the approved Action Plan will be implemented in full prior to the first occupation or uptake of the use of the relevant development phase. Reason: In the interests of protecting and enhancing biodiversity. 28. As part of any application for the Approval of Matters Specified by Condition (AMSC), a tree protection plan, Arboricultural Impact Assessment and Arboricultural Method Statement shall be submitted for approval of the Council as Planning Authority. Thereafter, the approved Page 23 of 240
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Action Plan will be implemented in full prior to the first occupation or uptake of the use of the relevant development phase. Reason: In the interests of protecting environmental quality and of biodiversity. 29. As part of any application for the Approval of Matters Specified by Condition (AMSC) a detailed landscaping and planting scheme including details of the species, height, size, location, density and maintenance regime of trees and shrubs to be planted, shall be submitted. The scheme must illustrate that adequate compensatory tree planting for lost trees will be achieved with at least 3 trees planted for every tree lost. Reason: In order to justify the loss of any trees and to ensure that adequate landscaping is provided for the development. 30. As part of each application for the Approval of Matters Specified by Condition (AMSC) details of the specific measures for the installation and operation of low and zero-carbon generating technologies reduce energy to demand and emissions from the development shall be submitted. Reason: in the interests of reducing carbon emissions. 31. Before work commences on site, details of the compensatory storage measures, the design of which will be supported by appropriate modelling, shall be submitted to and approved in writing by the Council as Planning Authority. The approved details shall be implemented before the development is occupied. The operator of the development shall ensure that the compensatory storage measures continue to provide the required storage and act as a flood flow route for the lifetime of the development. Reason: To ensure the development is safe and does not increase flood risk to others. 32. Before work commences on site, details of a flood evacuation plan shall be submitted to and approved in writing by the Council as Planning Authority. Thereafter the recommendations of the flood evacuation plan shall be fully implemented prior to occupation of the development and maintained in perpetuity. Reason: To ensure the development is safe. 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 Page 24 of 240
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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. Additional groundwater monitoring should be carried out over a full calendar year to include both summer and winter periods. 2. If there is any proposal to alter a route of an existing core path or right of way a further legal procedure is required. The granting of planning permission does not stop the continued right of public access along the existing core path or right of way. An order under the Town and Country Planning (Scotland) Act 1997, Section 208 or an amendment of the Core Path Plan under the Land Reform (Scotland) Act 2003 should be sought. 3. The applicant is advised that the granting of planning consent does not guarantee a connection to Scottish Water's assets. The applicant must make a separate application to Scottish Water Planning & Development Services team for permission to connect to the public wastewater system and/or water network and all their requirements must be fully adhered to. 4. Where necessary, no work shall be commenced until an application for building warrant has been submitted and approved. 5. The applicant is advised that any proposed signage will require a further application to be submitted for advertisement consent, unless it benefits from express consent as per the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. 6. 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. 7. Advice on the disposal of surface water should be sought at the initial stages of design from Scottish Water and SEPA. (ii) 25/00778/AMM - Erection of 4 dwellinghouses and changes to boundary treatment (plots 54 and 55) (approval of matters specified in conditions of 02/01482/IPM), land to the North of A912 at Oudenarde, Bridge of Earn, Perth (Report No. 25/254) Page 25 of 240
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Resolved: Grant, subject to the following terms, conditions and informatives: Conditions General 1. The development hereby approved must be carried out in accordance with the approved drawings and documents, unless otherwise provided for by conditions imposed by this decision notice. Reason: To ensure the development is carried out in accordance with the approved drawings and documents. Roads and Transport 2. Prior to the occupation of any dwellinghouse, all matters regarding access, car parking, road layout, design, and specification, including the disposal of surface water, shall be in accordance with the standards required by the Council as Roads Authority. Reason: In the interest of vehicle and pedestrian safety and in accordance with the policies of the adopted Development Plan. 3. Prior to the occupation of any dwellinghouse within this consent, details of the specification including materials of all footpaths and cycleways shall be submitted to the Council as Planning Authority for written approval. All footpaths and cycleways, in accordance with the agreed detail, shall thereafter be implemented within the timescales agreed. Reason: In the interest of pedestrian and cycle safety. 4. Prior to the commencement of the development within Phase 2 hereby approved, the developer shall provide and install on appropriate hard stand asphalt areas, within the existing lay-bys on the A912 (east of the roundabout entrance junction) two 3 Bay enclosed bus shelters (Cairngorm style) with 24/7 electrical power supply to a Haldo pillar adjacent to each shelter to facilitate LED lighting and RTPI display. The developer shall supply and install mountings and associated cabling to support a 28in Ultra-Wide Display Screen for RTPI (this can be included in the bus shelter specification) for both shelters to a design and specification to the satisfaction of the Planning Authority in consultation with the Public Transport Unit. Reason: In the interest of sustainable travel. 5. The details submitted and as agreed as part of condition 5 of planning permission 23/00145/AMM (drawing number 30) and planning permission 23/00146/AMM (drawing number 27) with regards to the site boundary openings forming new accesses onto the spine road, shall be implemented in full accordance with the agreed details prior to the occupation of any residential plot. Page 26 of 240
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Reason: In order to ensure that the associated roads infrastructure is suitably upgraded in order to adequately accommodate the impact of the development proposed. 6. The details submitted and agreed as part of condition 6 of planning permission 23/00145/AMM (drawing number 31) and planning permission 23/00146/AMM (drawing number 28) with regards to the Construction Traffic Management Scheme (CTMS), shall be adhered to at all times to the satisfaction of the Council as Planning Authority, unless otherwise agreed in writing by the Council as Planning Authority. The CTMS is to remain a fluid document and will be required to be updated where necessary. Reason: In the interest of protecting environmental quality. 7. No more than 348 residential dwellings at Oudenarde shall be constructed prior to the completion of modifications to the existing M90 / A912 priority- controlled interchange, generally as illustrated on TA Millard Drawing No. 3167/03/418 and 3167/03/419, unless otherwise agreed in writing with the Planning Authority, following consultation with Transport Scotland. The number of residential dwellings covered by this application, together with the number of residential dwellings previously approved in terms of consent reference 05/00410/ FUL (75 dwellings), 08/01458/FUL (75 dwellings) and 16/02156/AMM (159 dwellings) and constructed, shall not exceed that aforementioned 348 residential dwellings threshold applying in terms of this aforementioned Modified IPM Decision. Reason: To ensure provision of adequate road infrastructure improvement works, in the interest of pedestrian and road safety. 8. The details submitted and agreed as part of condition 8 of planning permission 23/00145/AMM (drawing numbers 32 and 33) and planning permission 23/00146/AMM (drawing numbers 29 and 30) with regards to a Residential Travel Plan, shall be implemented in accordance with the subsequently approved plans prior to the completion of the development. Reason: To promote sustainable transport options and to meet advice within PAN 75 Planning for Transport. 9. No obstruction of any kind shall be placed, including fencing or vegetation, within adoptable service strips, for the lift of the development. Reason: In the interests of the ability to maintain services. 10. Prior to commencement of works, a revised street lighting design to reflect any proposed layout alterations must be submitted for the further written agreement of the Council as Planning Authority, in consultation with Perth & Kinross Council’s Street Lighting Partnership. The scheme shall include details of light spill, brightness of Page 27 of 240
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the lighting and the proposed hours of operation. The agreed lighting scheme shall be implemented prior to the occupation of the first dwellinghouse and maintained in full accordance with the agreed scheme. Reason: In the interests of road safety and to ensure suitable lighting. Landscape 11. Prior to the commencement of the development hereby approved, an updated detailed landscaping and planting scheme together with a tree planting plan 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 in line with the agreed specification. Reason: In the interests of visual amenity; to ensure a satisfactory standard of local environmental quality and in pursuance of suitably satisfying placemaking policy criteria of the adopted Development Plan. 12. Any planting failing to become established within five years shall be replaced in the following planting season with others of similar sizes and species. Reason: In the interests of visual amenity; to ensure a satisfactory standard of local environmental quality and in pursuance of suitably satisfying placemaking policy criteria of the adopted Development Plan. 13. All existing trees and hedgerows shown to be retained shall be protected by suitable fencing in accordance with BS5837 2012 (Trees in Relation to Construction), unless otherwise agreed in writing by the Planning Authority. The details of the protective fencing and its location as shown in the Tree Protection Fencing Plan, approved under planning reference 21/00615/AMM, drawing number 30, must be installed prior to the commencement of development. No materials, supplies, plant, machinery, soil heaps, changes in ground levels or construction activities shall be permitted within the protected areas without the written agreement of the Council as Planning Authority and no fire shall be lit in the position where the flames could extend to within 5 metres of foliage, branches, or trunks. Page 28 of 240
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Reason: To ensure adequate protection for the trees on the site during the construction, in the interests of the visual amenity of the area. Biodiversity 14. No removal of hedgerows, trees or shrubs or works to or demolition of any buildings or structures that may be used by breeding birds shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to and verified by the Council as Planning Authority. Reason: In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 15. Where it is intended to create semi-natural habitats, all species used in the planting proposals detailed in the approved plans shall be locally native species of local provenance unless otherwise agreed in writing with the Council as Planning Authority. Reason: In the interests of enhancing environmental quality and biodiversity. 16. Prior to the occupation of each dwelling a hedgehog highway shall be installed in garden fences by providing access gaps of 13cm x 13cm at ground level to allow free movement of animals. Reason: In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 17. Prior to the commencement of development all road gullies within 500m of the SUDS pond shall have Wildlife Kerbs installed adjacent to it to allow amphibians to pass safely. Reason: In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 18. Bat and bird nesting boxes shall be installed in accordance with the detail hereby approved, shown on drawing number 13, prior to the occupation of the relevant residential unit. Reason: In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 19. Measures to protect animals from being trapped in open excavations and/or pipe and culverts shall be Page 29 of 240
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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. 20. The conclusions and recommended action points within the supporting ecological appraisal submitted and hereby approved (drawing number 07 relates) shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason: In the interests of protecting environmental quality and of biodiversity. Drainage 21. The details submitted and agreed as part of condition 19 of planning permission 23/00145/AMM (drawing numbers 40-46 (inclusive)) and 23/00146/AMM (drawing numbers 38-45 (inclusive)) with regards to drainage, shall be implemented in full and be operational prior to the bringing into use of the development. Reason: To ensure the provision of effective drainage for the site. Environmental Impact 22. The Sustainability Design Statement hereby approved (drawing number 11), shall be implemented in full prior to the occupation of each dwellinghouse. Reason: In the interest of protecting the environment and sustainability. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives 1. Applicants are advised that the development granted under this Approval of Matters Specified in Conditions must be commenced not later than 25 years from the date on which Planning Permission in Principle (02/01482/IPM) was granted which was in this case 8 September 2016. 2. 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 Page 30 of 240
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123(1) of that Act, which may result in enforcement action being taken. 3. 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. 4. 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: • 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. 5. The developer is advised to contact Perth and Kinross Heritage Trust (tel 01738 477027), to discuss terms of reference for work required. 6. The applicant is advised that in terms of Sections 21 of the Roads (Scotland) Act 1984 he/she/they must obtain from the Council as Roads Authority Road Construction Consent (RCC) to construct a new road prior to the commencement of roadworks. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. Please note that a fee is chargeable for the processing of RCC applications. 7. Application for a new postal address should be made via the Street Naming and Numbering page on the Perth & Kinross Council website at www.pkc.gov.uk/snn. Please note there is a charge for this service and submission cannot be made until the relevant Building Warrant has been approved. 8. The applicant is advised that the granting of planning permission does not guarantee a connection to Scottish Water’s assets. The applicant must make a separate application to Scottish Water Planning & Development Services team for permission to connect to the public wastewater system and/or water network and all their requirements must be fully adhered to. 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 Page 31 of 240
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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. No work shall be commenced until an application for building warrant has been submitted and approved. 11. The applicant is reminded that this site is still subject to a Section 75 Legal Agreement, securing Developer Contribution requirements and other matters, as secured as part of planning permission 02/01482/IPM. This permission continues to be tied by this legal agreement and the associated requirements will continue to apply. A copy is available to view on the Council’s Public Access portal. 12. 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(or four months in the case of a major application) to consider the information. You should therefore submit the required information more than two months (or four months) before your permission expires. We cannot guarantee that submissions made within two months (or four months) of the expiry date of your permission will be able to be dealt with before your permission lapses. 13. The applicant is reminded to discuss with the Council's Transport Unit the supply of a bus service and public transport infrastructure to ensure an adequate public transport provision for the site. 14. The applicant is advised that technical approval will be required for all street lighting apparatus within adoptable areas, including the access road onto the A912, and should contact the Street Lighting Partnership to obtain technical approval prior to the submission of a Road Construction Consent application. 15. Refuse collection vehicle will only enter the site during development where there is clear access, adequate turning and a suitable road surface with no raised ironworks. This means that Waste Services may not be able to provide a full kerbside recycling service to residents whilst the build is ongoing and bins may have to be emptied from a collection point, specified by the area Community Waste Adviser, until full access is made available for refuse collection vehicles. The developer Page 32 of 240
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must contact the Community Waste Team to discuss bin collection as the site progresses. 16. The applicant should be aware of the requirements of the Council's Environment and Regulatory Services in relation to waste collection from the site and should ensure adequate measures are provided on site to allow for the collection of waste. 17. The applicant is advised that Perth and Kinross Council have a charging scheme for recycling and waste bins for new build properties and newly created dwellings. Further information can be found at: https://www.pkc.gov.uk/binrequests 18. 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. (3) Local Application (i) 25/00753/FLL - Installation of barrier, Burleigh Sands Car Park, Kinross (Report No. 25/255) Resolved: Grant, subject to the following terms, conditions and informatives: Conditions 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. Prior to the commencement of development a plan detailing the set back of the barrier from the edge of the carriageway shall be submitted to and agreed in writing by the Council as Planning Authority in consultation with Transport Planning. The details as agreed shall be implemented as part of the development hereby approved. Reason: In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Page 33 of 240
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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. (ii) 25/00927/IPL - Residential development (in principle), land 80 metres east of Newlands House, 2 Dunsinnan Road, Wolfhill, Perth, PH2 6TL (Report No. 25/256) Dr M Taylor, objector, followed by Mr G Dimeck, agent for the applicant, addressed the committee, and answered Members questions. Councillor B Brawn proposed an amendment to refuse the application, seconded by Councillor K Allan. (The Committee took a 20 minute recess and then reconvened) Following discussion and advice on competency, Councillor Brawn withdrew his proposed amendment. Resolved: 1. This planning permission in principle will last only for five 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 Principle in terms of Section 59 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2. The development shall not commence until the following specified matters have been the subject of a formal planning application for the approval of the Council as Planning Authority: the siting, design and external appearance of the development, the hard and soft landscaping of the site, all means of enclosure, means of access to the site, vehicle parking and turning facilities, levels, drainage and waste management provision. Reason: This is a Planning Permission in Principle in terms of Section 59 of the Town and Country Planning Page 34 of 240
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(Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 3. Further to condition 2 above, measures for each residential unit to maximise environmental sustainability through design, orientation and planting or any other means shall be submitted for the written agreement of the Council as Planning Authority. These measures shall include a scheme that demonstrates how current carbon emissions reduction set by the Scottish Buildings Standards will be met through the installation and operation of low and zero-carbon technologies, specifying what these technology types are, their location and ongoing operation and maintenance. All works shall be carried out in accordance with the agreed scheme and be operational prior to the occupation of each residential unit. Reason: In order to clarify the terms of the permission which is granted in principle only. 4. Notwithstanding the details shown on the drawings hereby approved, no permission is granted for the submitted layout or the number of plots. Reason: In order to clarify the terms of the permission which is granted in principle only. 5. The dwellinghouses shall be of single storey proportions and appearance with any upper level accommodation being wholly contained within the roof space. Reason: In the interests of visual and residential amenity; to ensure a satisfactory standard of local environmental quality; to reserve the rights of the Planning Authority. 6. All existing trees and hedging on the site shall be retained and their retention or proposed lopping, topping or felling shall be shown in the submission of the matters specified in Condition 2 above. Reason: In order to clarify the terms of the permission which is granted in principle only. 7. No trees or hedge on the site shall be felled without the prior written agreement of the Council as Planning Authority. Any detailed application shall be accompanied by a detailed tree survey carried out by a qualified and independent arborist indicating the type, age, condition, location and accurate canopy spread of all the trees and hedge on and affected by the site and including a tree and hedge management report with details of the tree and hedge protection measures to be employed during construction in accordance with BS 5837 2012: Trees in Relation to Design, Demolition and Construction. Reason: In order to clarify the terms of the permission which is granted in principle only. 8. Further to condition 2 above, a detailed landscaping and planting scheme for the site shall be submitted to and approved in writing by the Council as Planning Authority. The scheme shall include details of the height and slopes Page 35 of 240
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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 order to clarify the terms of the permission which is granted in principle only. 9. Further to condition 2 above, the development shall not commence until the following specified matters have been the subject of a formal planning application for the approval of the Council as Planning Authority: All matters regarding access, junction visibility, vehicle parking and turning facilities, public transport facilities, walking and cycling facilities ,and the road layout, design and specification (including the disposal of surface water), and waste management provision shall be in accordance with the standards required by the Council as Roads Authority (as detailed in the National Roads Development Guide) and to the satisfaction of the Planning Authority. Reason: This is a Planning Permission in Principle in terms of Section 59 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 10. As part of the first application for the Approval of Matters Specified by Condition (AMSC) or detailed application, a detailed design showing the full visibility splays along the channel line shall be provided to the left and right of the access, at a set-back of 2.4 metres measured 1.05 metres above the road level to the standard and specification required by the Council as Roads Authority to the satisfaction of the Planning Authority. The visibility splays shall be physically formed on the ground and any existing fences, walls, hedges or other means of enclosure or obstructions within the splays greater than 1.05 metres in height shall be removed and relocated outwith the splays. Once formed, the visibility splays shall be permanently retained thereafter, and no visual obstruction above 1.05 metres of any kind shall be permitted within the visibility splays so formed. The visibility splays, as approved in writing, shall be implemented in accordance with the approved details to the satisfaction of the Council as Planning Authority and undertaken prior to the commencement of construction associated with the AMSC or detailed application. Page 36 of 240
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Reason: In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 11. As part of the first application for the Approval of Matters Specified by Condition (AMSC) or detailed application, a detailed design showing the footway along the frontage of the site connecting with the junction of Caroline Place/Birnam Wood Way to provide a connection to the bus stop for local bus and school transport. The detailed design shall include the works at the bus stop at Dunsinnan Road (NaPTAN Code: 73742686), which shall be upgraded to a three bay enclosed bus shelter by the developer to provide and install on appropriate hard stand asphalt areas a bus shelter with a 3 bay enclosed bus shelter supplied (Cairngorm style) and installed with passenger information board, community information board, LED spotlights (one per bay), a 28in Ultra-Wide Display Screen for Real Time Passenger Information installed on the approach side of the shelter and a 24/7 electrical power supply to a Haldo pillar adjacent to the shelter to provide power for the LED lighting and Real Time Passenger Information display. The bus shelter and footway as approved in writing, shall be implemented in accordance with the approved details to the satisfaction of the Council as Planning Authority and undertaken prior to the occupation of the first dwellinghouse associated with the AMSC or detailed application. Reason: In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 12. The asserted right of way (37/14) and core path (BURR/14, 13/14) must not be obstructed during building works or on completion of the development. Any damage done to the route and/or the associated signage during building works must be made good before the development is completed or brought into use, whichever is the earlier. Reason: To ensure continued public access to the public paths and in the interests of public safety within the site. 13. Further to condition 2 above, a detailed sustainable urban drainage system (SUDS) shall be 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. Page 37 of 240
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Reason: To ensure the provision of effective drainage for the site. 14. Storm water drainage from all paved surfaces, including the access, shall be disposed of by means of suitable Sustainable Urban Drainage Systems to meet the requirements of best management practices. Reason: To ensure the provision of effective drainage for the site. 15. A preliminary ecological appraisal shall be submitted for written approval by the Council as Planning Authority with further detailed applications. This shall outline biodiversity protection and enhancement measures. The conclusions and recommendations set out in the report shall be fully adhered to, respected and undertaken to the satisfaction of the Council as Planning Authority. Reason: In the interests of protecting environmental quality and of biodiversity. 16. The development shall be in accordance with the requirements of Perth & Kinross Council’s Developer Contributions and Affordable Housing Supplementary Guidance 2023 in line with Policy 20: Affordable Housing of the Perth & Kinross Local Development Plan 2 (2019), or such subsequent Guidance and Policy which may replace these. Reason: To ensure the development is in accordance with the terms of the Perth and Kinross Local Development Plan 2 (2019) and to comply with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023. 17. The development shall be in accordance with the requirements of Perth & Kinross Council’s Developer Contributions and Affordable Housing Supplementary Guidance 2023 in line with Policy 5: Infrastructure Contributions of the Perth & Kinross Local Development Plan 2 (2019) with particular regard to primary education infrastructure, or such subsequent Guidance and Policy which may replace these. Reason: To ensure the development is in accordance with the terms of the Perth and Kinross Local Development Plan 2 (2019) and to comply with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023. 18. The development shall be in accordance with the requirements of Perth & Kinross Council’s Developer Contributions and Affordable Housing Supplementary Guidance 2023 in line with Policy 5: Infrastructure Contributions of the Perth & Kinross Local Development Plan 2 (2019) with particular regard to transport infrastructure, or such subsequent Guidance and Policy which may replace these. Reason: To ensure the development is in accordance with the terms of the Perth and Kinross Local Page 38 of 240
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Development Plan 2 (2019) and to comply with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives 1. 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 Environment Protection Agency. 2. The applicant should be advised that in terms of Section 21 of the Roads (Scotland) Act 1984 he/she/they must obtain from the Council as Roads Authority consent to construct a new road prior to the commencement of roadworks. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. 3. 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 4. The applicant is advised that Perth and Kinross Council have a charging scheme for recycling and waste bins for new build properties and newly created dwellings. Further information can be found at: https://www.pkc.gov.uk/binrequests 5. The applicant should take note of the information and advice contained within the consultation response from Scottish Water. 6. The applicant is advised that the granting of planning permission does not guarantee a connection to Scottish Water's assets. The applicant must make a separate application to Scottish Water Planning & Development Services team for permission to connect to the public wastewater system and/or water network and all their requirements must be fully adhered to. 7. The applicant should be aware of the requirements of the Council's Environment and Regulatory Services in relation to waste collection from the site and should ensure adequate measures are provided on site to allow for the collection of waste. Page 39 of 240
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8. This application was varied prior to determination, in accordance with the terms of Section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. The variations incorporate changes to the site plans to show the existing hedgerow. 6. Proposal of Application Notices (PoAN) (i) 25/00010/PAN - Residential development and associated infrastructure, land 100 metres north of Clayton Road, Burnbank, Bridge of Earn (Report No. 25/257) Councillor D Illingworth requested that due consideration be given to the provision of health services; the plan for construction traffic; flooding prevention; education provision; the fact that this land in not in the Local Development Plan 2; and water and sewage provision. The contents of the Report by the Development Management and Building Standards Service Manager, were noted. (ii) 25/00011/PAN - Residential development and associated infrastructure (allocated site H13), land 120 metres west of Burr Cottage, St Martins Road, Balbeggie, Perth, PH2 6EX (Report No. 25/258) The contents of the Report by the Development Management and Building Standards Service Manager, were noted. (iii) 25/00012/PAN - Residential development and associated infrastructure, British Car Auctions, Kinross, KY13 8EN (Report No. 25/259) Councillor E Drysdale requested that due consideration be given to ensuring that vehicular access is allowed to and from the car park at Loch Leven. Bailie C McLaren requested that due consideration be given to the local voice requesting no more housing in Kinross. Councillor D Cuthbert requested that due consideration be give to the route through the site to the Loch Leven car park and the public right of way that was previously diverted around the site; concerns regarding whether the infrastructure in Kinross can cope with new housing; impact on the availability of employment land; and whether there was consent issued for the removal of the previous building. The contents of the Report by the Development Management and Building Standards Service Manager, were noted. Page 40 of 240
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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. 5(1)(i) Page 41 of 240
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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. Page 42 of 240
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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, Page 43 of 240
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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 Page 44 of 240
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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 Page 45 of 240
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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. Page 46 of 240
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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 Page 47 of 240
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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. Page 48 of 240
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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 Page 49 of 240
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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 Page 50 of 240
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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. Page 51 of 240
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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 Page 52 of 240
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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. Page 53 of 240
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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. Page 54 of 240
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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. Page 55 of 240
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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. Page 56 of 240
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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. Page 57 of 240
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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. Page 58 of 240
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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. Page 59 of 240
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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 Page 60 of 240
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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 Page 61 of 240
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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. Page 62 of 240
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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. Page 63 of 240
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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. Page 64 of 240
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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. Page 65 of 240
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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. Page 66 of 240
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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. Page 67 of 240
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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. Page 68 of 240
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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 Page 69 of 240
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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. Page 70 of 240
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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. Page 71 of 240
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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; Page 72 of 240
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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. Page 73 of 240
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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 Page 74 of 240
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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 Page 75 of 240
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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. Page 76 of 240
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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. Page 77 of 240
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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. Page 78 of 240
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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: Page 79 of 240
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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 Page 80 of 240
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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 Page 81 of 240
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Ü © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 5 November 2025 24/00731/FLM 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 at Scone Palace, Queen’s Drive, Old Scone Scale 1:25,000 5(1)(i) Page 83 of 240
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Ü © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. Planning and Placemaking Committee - 5 November 2025 24/00731/FLM 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 at Scone Palace, Queen’s Drive, Old Scone Scale 1:10,000 5(1)(i) Page 85 of 240
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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. 25/281) PROPOSAL: Erection of 24 dwellinghouses and associated works (change of house type and plot layout) (approval of matters specified in conditions of 22/02223/AMM) (Phase 2) LOCATION: Scone North, Scone, Perth Ref. No: 25/00672/AMM Ward No: P2- Strathmore Summary This report recommends approval of a Matters Specified in Conditions (AMSC) application for the erection of a total of 24 dwellinghouses within the site referred to as ‘Scone North’. This Report concludes that the proposal is consistent with the Development Plan, the existing Planning Permission in Principle (PPP) consent (Ref: 16/02127/IPM) and other relevant material planning considerations. Background and Description of Proposal 1 The application site extends to an area of approximately 1.25 ha and forms part of the development site known as ‘Scone North’, which extends to 63 ha and is identified within the Local Development Plan 2 (LDP2) as H29, a residential led (up to 700 dwellings) urban expansion. Planning Permission in Principle (PPP) Ref: 16/02127/IPM and an associated Section 75 legal agreement relates, with further detailed approvals in place for other phases. 2 Detailed designs have been approved through previous AMSC applications for Phases 1A and 1B. Phase 1A is complete and the development of 1B is nearing completion. 3 In addition, detailed approval has been granted for erection of 210 dwellinghouses on phase 2A (22/02223/AMM), which forms part of the area that this application comprises and remains extant. Some of the conditions of the PPP have been agreed under that consent and, due to the similarities with the current application, do not require to be revisited. The current application for AMSC will be required to be implemented concurrently with certain matters 5(1)(ii) Page 87 of 240
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previously approved under 22/02223/AMM. These matters are detailed in the assessment section of the report. 4 The developer for the previous AMSC was A & J Stephen. Persimmon Homes has since sought to acquire some sections of the Phase 2A element, thereby requiring some amendments to the previous approval to reflect the different house types now proposed, alongside some other relatively minor changes to the layout. Persimmon has previously received approval for a change of house type and plot layout of a section of Phase 2A to the south of this proposal (24/01483/AMM). 5 The development phase will be carried out under Persimmon’s Charles Church brand. The 24 units comprise a mix of detached and semi-detached dwellinghouses. The numbers and tenure mix are: • 6 x three-bedroom semi-detached dwellinghouses; • 15 x four-bedroom detached dwellinghouses; and • 3 x five-bedroom detached dwellinghouses. 6 All of the properties will have access to a private external amenity area and be finished in white render, with buff coloured fyfestone features and basecourses. The roof tiles will be grey and the windows, doors and fascia boards will be anthracite and the rainwater goods will be black upvc. Site History 7 15/00017/PAN On 8 December 2015 PKC agreed a Proposal of Application Notice for Residential development and associated infrastructure, access, landscaping, SUDS, and open space. 8 16/00762/SCRN On 2 May 2016 an EIA screening opinion was issued by PKC advising that residential development at Scone North was EIA development. 9 16/00995/SCOP On 11 July 2016 a Scoping Opinion was issued by PKC for an EIA Report associated to a residential development at Scone North and associated infrastructure, access, landscaping, drainage, SUDS, and open space. 10 16/02127/IPM Planning Permission in Principle was approved on 18 April 2018 for Scone North’s residential development with open space, landscaping, drainage and associated infrastructure (in principle). 11 18/00758/ADV Advertisement Consent was approved on 22 June 2018 for display of signs. 12 18/00759/ADV Advertisement Consent was approved on 22 June 2018 for display of signs. Page 88 of 240
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13 18/02231/AMM Approval of Matters Specified in Conditions related to 16/02127/IPM was approved on 30 August 2019, allowing for the erection of 42 dwellinghouses, landscaping and associated works (Phase 1a). 14 19/01478/ADV Advertisement Consent was approved on 5 November 2019 for the display of a sign. 15 20/00382/FLL Full Planning Permission was approved on 8 July 2020 for the erection of 5 dwellinghouses (revised design - change of house types at plots 28, 29, 33, 34 and 35) within Phase 1a. 16 20/01416/FLL Full Planning Permission was approved on 18 November 2020 for the erection of a dwellinghouse and marketing suite (revised design - plot 3) within Phase 1a. 17 20/01614/ADV Advertisement Consent was approved on 2 December 2020 for display of a sign. 18 20/01752/FLL Full Planning Permission was approved on 12 July 2021 for Erection of 2 dwellinghouse (revised design - change of house types - plots 26 and 27) within Phase 1a. 19 21/00484/FLL Full Planning Permission was approved on 12 July 2021 for the erection of a dwellinghouse and garage (change of house type at plot 41) within Phase 1a. 20 21/00609/AMM Approval of Matters Specified in Conditions related to 16/02127/IPM was approved on 24 September 2021 for the erection of 58 dwellinghouses and 3 detached garages, landscaping, and associated works (Phase 1b). 21 21/02147/FLL Full Planning Permission was approved on 1 February 2022 for erection of a dwellinghouse (revised design - plot 39) within Phase 1a. 22 21/02196/FLL Full Planning Permission was approved on 9 February 2022 for Erection of 9 dwellinghouses (revised design - plots 45, 46, 51, 93, 95, 96, 98, 101 and 104) within Phase 1b. 23 22/00742/FLL Full Planning Permission was approved on 10 June 2022 for the erection of 6 dwellinghouses and associated works (revised design - change of house type to include sunrooms for plots 57, 60-61 and 75-77) within Phase 1b. 24 22/02223/AMM was approved on 13 December 2023 for the erection of 210 dwellinghouses, formation of landscaping, SUDS, and associated works (approval of matters specified in conditions of 16/02127/IPM) (phase 2A). 25 24/01483/AMM was Approved on 14 May 2025 for erection of 42 dwellinghouses and associated works - phase 2 (change of house type and plot layout of 22/02223/AMM). Page 89 of 240
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26 25/00674/AMM was submitted on 24 June 2025 for erection of 64 dwellinghouses and associated works – phase 2 (change of house type and plot layout) (approval of matters specified in conditions of 22/02223/AMM). Environmental Impact Assessment 27 The impact of the wider development site was screened for EIA (16/00762/SCRN) and it was determined that the proposal does constitute EIA development. As such an EIA Report was submitted as part of the application for planning permission in principle. Pre-Application Consultation 28 Pre application Reference: 15/00017/PAN. Development Plan 29 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 30 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. 31 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 6: Forestry, Woodland and Trees • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 15: Local Living and 20 Minute Neighbourhoods • Policy 16: Quality Homes • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 21: Play, Recreation and Sport • Policy 22: Flood Risk and Water Management Page 90 of 240
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Perth and Kinross Local Development Plan 2019 32 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. 33 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 1D: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 20: Affordable Housing • Policy 25: Housing Mix • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 53E: Water Environment and Drainage: Water Supply • Policy 56: Noise Pollution • Policy 57: Air Quality • Policy 58A: Contaminated and Unstable Land: Contaminated Land • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 34 • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) Page 91 of 240
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Other Material Considerations PKC Non Statutory Guidance 35 • Planning Guidance - Delivery of Development Sites • Planning Guidance - Planning & Biodiversity National Guidance 36 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 37 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 40 Development Management • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 69 Planning and Building standards Advice on Flooding • PAN 75 Planning for Transport Creating Places 2013 38 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. Designing Streets 2010 39 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 40 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. Page 92 of 240
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Consultations 41 As part of the planning application process the following bodies were consulted: External 42 Perth and Kinross Heritage Trust (PKHT): The area has already been archaeologically evaluated in 2022 and no further works are required as part of this phase. 43 Transport Scotland: No objection. 44 Scottish Environment Protection Agency (SEPA): SEPA initially sought clarification on finished floor levels and the road deck level. However, the area referred to already has planning permission for the levels shown and this cannot be revisited in the consideration of this application. Internal 45 Environmental Health (Contaminated Land): No objection. A Site Investigation Report has identified the need for remedial works to ensure the wider site is suitable for the proposed use. Condition required. 46 Environmental Health (Noise Odour): No objection. 47 Transportation and Development: No objection. 48 Structures and Flooding: No objection. Representations 49 No representations were received. Additional Statements 49 Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Design Statement submitted Report on Impact or Potential Impact eg Flood Risk Assessment • Drainage Layout • Design Statement • Sustainability Statement • Travel Pack • CEMP Page 93 of 240
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Appraisal 51 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. Principle 52 The principle of the proposal has been established through the site’s allocation as H29 in LDP2 for a residential development. Planning permission in Principle (PPP) (16/02127/IPM) has also been granted for the development of the site for residential use, reflective of that LDP2 allocation. 53 An extant Approval of Matters Specified in Conditions (AMSC) (22/02223/AMM) is also in place for this phase of the development. In terms of density and layout, the current proposal is substantially similar to the extant AMSC for this area, and the principle of the proposal is acceptable subject to compliance with the PPP, relevant development plan policies and other material considerations. These matters are considered in detail below. Design and Layout 54 Policy 14: Design, Quality and Place, Policy 15: Local Living and 20 Minute Neighbourhoods and Policy 16: Quality Homes of NPF4 are relevant; as are LDP2 Policy 1: Placemaking, Policy 14B: Open Space within New Developments, Policy 17: Residential Areas and Policy 25: Housing Mix. In association, various PPP conditions also apply. 55 The layout is substantially similar to that of the extant AMSC, with the main change seeking approval for the Persimmon house types. The layout continues to follow the principles set down by approved masterplan. The proposed dwellings all seek to provide an active frontage with the majority of the houses oriented to overlook roads and public areas. 56 The use of white render, buff Fyfestone and grey roof tiles is appropriate within the context of the area and will complement the adjacent residential development, which is of similar finishes. 57 Overall, the proposed layout, design, scale and massing are considered to comply with the Council’s placemaking policies, providing a logical and coherent development. The proposals therefore are considered to accord with the terms of PPP and the relevant NPF4 and LDP2 policies. Page 94 of 240
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Residential Amenity 58 Residential amenity requires to be considered under NPF4 Policy 16: Quality Homes and LDP2 Policy 1: Placemaking and Policy 17: Residential Areas as well as PPP conditions. Privacy, Daylight and Overshadowing 59 The location and orientation of the proposed dwellinghouses is such that there will be no unacceptable loss of privacy or daylight or overshadowing. This is relevant to both the proposed units and the existing/approved residential properties. Noise and Vibration 60 The applicant has submitted a Construction Environment Management Plan (CEMP) with the application, which includes methods on how noise, vibration and dust will be controlled during the construction phase to ensure the residential amenity of existing properties is not adversely affected. This includes hours of working with are in line with PKC’s guideline hours for construction and vibration monitoring. Environmental Health has confirmed that they have no adverse comments subject to conditions to control construction noise and adherence to the CEMP (Condition 2). Contaminated Land 61 There is an outstanding contaminated land condition applied to the in-principle application for the wider Scone North development, which includes the portion of the site that this application relates to. The Site Investigation Report has identified an area within the wider Scone North development that requires ground gas protection. A Remediation Statement is required to address the remedial proposals for the site as a whole and should highlight the areas impacted. A condition is required to ensure the necessary investigations and works undertaken (Condition 6). Roads and Access 62 The proposed road layout is the same as that approved under the extant AMSC. PKC Transportation and Development initially requested clarification on the size of the proposed parking bays, visitor parking and crossing points. Following the clarification of these matters by the applicant, PKC Transportation and Development has no further objections, subject to the requirement for a Construction Traffic Management Plan (CTMP) (Condition 2). Drainage and Flooding 63 The parameters agreed within the Flood Risk Assessment for the previous approval are not changed by the amended site design. Therefore, the previous FRA for the site remains relevant, and this matter does not need to be revisited in Page 95 of 240
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the consideration of this application. PKC Flooding and Structures has confirmed that the changes to house types and plot layouts have not impacted on the drainage layout and calculations and have no objection to the proposal. Waste Collection 64 The PPP seeks to ensure appropriate waste and recycling provision is identified and secured as part of MSC applications. In this regard, there is considered to be adequate provision proposed to accommodate requirements, satisfying the conditional terms of the PPP. Archaeology and Conservation Considerations 65 NPF4 Policy 7: Historic Assets and Places; LDP2 Policies 26B: Archaeology and 29: Gardens and Designed Landscapes and conditions attached to the PPP application apply. 66 Archaeological trenching and investigation has been undertaken as part of the previous AMSC, with findings reported back to Perth and Kinross Heritage Trust (PKHT). PKHT has confirmed that the proposed development does not raise any significant issues and no further archaeological mitigation is required in this instance. 67 In addition, it has been established previously that the wider 2A development phase will not conflict with, or cause adverse impact on, the Historic and Designed Landscape of Scone Palace. Natural Heritage and Biodiversity 68 In relation to natural heritage and biodiversity, NPF4 Policies 1: Tackling the Climate and Nature Crisis, 2: Climate Mitigation and Adaptation and 3: Biodiversity apply along with LDP2 Policy 41 Biodiversity. In association, several conditions attached to the PPP applications cover these issues. 69 NPF4 advises that development proposals for national or major development will only be supported where it can be demonstrated that significant biodiversity enhancements are provided, in addition to any proposed mitigation. 70 The recommendations made in the ecology and tree survey reports including the Arboricultural Impact Assessment must be adhered to in full (Condition 9). 71 Similarly, a Biodiversity Action Plan was submitted in support of 22/02223/AMM and all actions outlined in the Plan should be adhered to in full (Condition 10). Low and Zero Carbon Generating Technologies 72 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 Page 96 of 240
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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, 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. In this instance, a Sustainability Statement has been submitted in support of the application. The Statement advises that the requirements will be met through the fabric energy efficiency of the development being designed to reduce heat demand and energy needs through providing high levels of insulation and low air permeability, with consideration for thermal bridging junctions. Photovoltaic roof panels will also be installed on all properties. The proposal therefore complies with the relevant policies. Developer Contributions and Affordable Housing 73 Under the previous AMSC, this area of the site did not include any affordable housing units. As the affordable homes are to be provided on other phases of the development, there is on requirement for them to be provided for this application for changing house types. 74 A Section 75 legal agreement covers the 16/02127/IPM permission to ensure necessary infrastructure is delivered, including: • Community Facility Delivery • Contribution towards Sports Facilities, including provision towards Sports pitches and pavilion. • Open Space Provision and Maintenance • Compensatory Tree Planting • Public Transport Improvement • Affordable Housing • Structure Planting Delivery 75 The legal agreement in place adequately secures these elements and no further changes are required. Economic Impact 76 During the construction period, jobs will be created and sustained, supporting indirect employment and revenue that this volume of construction activity will generate from employees spending on local goods and services. Longer term, additional residents to the area will support existing local employment and services in the area. Planning Obligations and Legal Agreements 77 None required. Page 97 of 240
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Direction By Scottish Ministers 78 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 79 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. The development must be begun not later than the expiration of three years beginning with the date on which this approval of matters specified in condition is granted. If development has not begun at the expiration of this period, the approval of matters specified in condition lapses. Reason - In order to ensure the development to which this approval of matters specified in conditions relates is commenced timeously and in accordance with Section 41(1)(c) of the Town and Country Planning (Scotland) Act 1997. 2. The Construction Environment Management Plan (CEMP) submitted to satisfy Condition 19 of planning permission 16/02127/IPM shall be implemented concurrent with the development. The CEMP will remain a dynamic document throughout the duration of construction and until the completion of development. The CEMP can be amended as necessary to meet best practice in terms of environment or ecology. Any amended document shall be submitted to the Planning Authority for written approval as soon as reasonably practicable citing the relevant amendment and appropriate guidance. Reason - In the interest of protecting environmental quality and of biodiversity. 3. All road gullies within 500m of a waterbody or Sustainable Urban Drainage (SUDS) pond shall have wildlife kerbs installed adjacent to the gully. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). Page 98 of 240
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4. All trees identified for retention and any peripheral trees bounding the site, which may be affected by any element of the approved development and its associated construction, (including land within the blue site area) shall be protected in full accordance with BS 5837: 2012 'Trees in relation to design, demolition and construction'. Reason - In the interest of tree protection in the interests of biodiversity and amenity of the area. 5. The detailed landscaping and planting proposal specifications as hereby approved shall be undertaken and delivered commensurate with the residential development elements and thereafter maintained to the satisfaction of the Council as planning authority. Any planting failing to become established within five years shall be replaced in the following planting season with others of similar sizes and species to the satisfaction of the Council as Planning Authority. Reason - In the interests of visual amenity; to ensure a satisfactory standard of local environmental quality and in pursuance of satisfying placemaking policy criteria of the adopted LDP. 6. Development shall not commence on site until an evaluation for the potential of the site to be affected by contamination by a previous use has been undertaken and, as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) has been submitted for consideration and accepted by the Council as Planning Authority. If the preliminary risk assessment identifies the need for further assessment, an intrusive investigation shall 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 measures to decontaminate the site shall be fully implemented in accordance with the scheme subsequently agreed by the Council as Planning Authority. Verification 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. 7. Storm water drainage from all paved surfaces, including the access, shall be disposed of by means of suitable Sustainable Urban Drainage Systems to meet the requirements of best management practices. Reason - To ensure the provision of provide effective drainage for the site. Page 99 of 240
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8. Concurrent with the initiation of the development hereby approved and for the duration of construction, a temporary surface water treatment facility shall be implemented on site and maintained for the duration of the approved development works. The temporary surface water treatment facility shall remain in place until the permanent surface water drainage scheme is implemented unless otherwise agreed in writing by the Council as Planning Authority. Reason - To ensure the appropriate management of construction surface water run-off to minimise flooding and avoid discharge of sediment/pollution to the local water environment or neighbouring property, in the interests of residential and environmental amenity. 9. The conclusions and recommended action points within the supporting ecology and tree survey reports including the Arboricultural Impact Assessment submitted and approved as part of 22/02223/AMM shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason - In the interests of protecting environmental quality and of biodiversity. 10. Prior to the completion or occupation of the building(s) hereby approved, whichever is the earlier, all biodiversity enhancement measures in the Scone North Phase 2A Biodiversity Action Plan (submitted for 22/02223/AMM) must be provided in full. Thereafter, the agreed scheme shall be maintained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. 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. 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 Page 100 of 240
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amended, and Regulation 41 of the Development Management Procedure (Scotland) Regulations 2013, as amended. 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: a. Displayed in a prominent place at or in the vicinity of the site of the development b. Readily visible to the public c. Printed on durable material. 4. The applicant is advised that in terms of Sections 21 of the Roads (Scotland) Act 1984 they must obtain from the Council as Roads Authority Road Construction Consent (RCC) to construct a new road prior to the commencement of roadworks. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. Please note that a fee is chargeable for the processing of RCC applications. 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 Environment 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, permission 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 applicant should be advised to contact Perth & Kinross Council Street Lighting Department to obtain technical approval for all street lighting provision. 8. The applicant is reminded that, should any protected species be present a licence may be required from NatureScot to disturb a protected species. Failure to obtain a licence may constitute a criminal act under the Habitats Regulations and penalties are severe for non-compliance. 9. 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. The applicant should be aware of the requirements of the Council's Environment and Regulatory Services in relation to waste collection from the site and should ensure adequate measures are provided on site to allow for the collection of waste, including construction phasing. Page 101 of 240
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11. There is a continued requirement for a Section 75 legal obligation associated with Planning Permission in Principle 16/02127/IPM, relating to: • Community Facility delivery • Contribution towards Sports Facilities, including provision towards sports pitches and pavilion • Open Space provision and maintenance • Compensatory Tree planting • Public Transport movement • Affordable Housing • Structure Planting delivery. A copy is available to view on the Council's Public Access portal. 12. The applicant is advised to refer to Perth & Kinross Council's Flood Risk and Flood Risk Assessments Supplementary Guidance, and the CIRIA SuDS manual as it contains advice relevant to your development. 13. This approval 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. 14. The applicant is advised that any proposed signage will require a further application to be submitted for advertisement consent unless it benefits from express consent as per the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. Background Papers Letters of representation 0 Authors Name Designation Contact Details Alex Gudgeon Planning Officer (Majors) 01738 475300 developmentmanagement@pkc.gov. Page 102 of 240
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Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 20 October 2025 Page 103 of 240
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Ü Erection of 24 dwellinghouses and associated works (change of house type and plot layout) (approval of matters specified in conditions of 22/02223/AMM) (Phase 2) at Scone North, Scone 25/00672/AMM Scale 1:25,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(1)(ii) Page 105 of 240
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Ü Erection of 24 dwellinghouses and associated works (change of house type and plot layout) (approval of matters specified in conditions of 22/02223/AMM) (Phase 2) at Scone North, Scone 25/00672/AMM Scale 1:10,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(1)(ii) Page 107 of 240
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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. 25/282) PROPOSAL: Erection of 64 dwellinghouses and associated works - phase 2 (change of house type and plot layout of 22/02223/AMM) LOCATION: Scone North, Scone, Perth Ref. No: 25/00674/AMM Ward No: P2- Strathmore Summary This report recommends approval of a Matters Specified in Conditions (AMSC) application for the erection of a total of 64 dwellinghouses within the site referred to as ‘Scone North’. This Report concludes that the proposal is consistent with the Development Plan, the existing Planning Permission in Principle (PPP) consent (Ref: 16/02127/IPM) and other relevant material planning considerations. Background and Description of Proposal 1 The application site extends to an area of approximately 2.18 ha and forms part of the development site known as ‘Scone North’, which extends to 63 ha and is identified within the Local Development Plan 2 (LDP2) as H29, a residential led (up to 700 dwellings) urban expansion. Planning Permission in Principle (PPP) Ref: 16/02127/IPM and an associated Section 75 legal agreement relates, with further detailed approvals in place for other phases. 2 Detailed designs have been approved through previous AMSC applications for Phases 1A and 1B. Phase 1A is complete and the development of 1B is nearing completion. 3 In addition, detailed approval has been granted for erection of 210 dwellinghouses on phase 2A (22/02223/AMM), which forms part of the area that this application comprises and remains extant. Some of the conditions of the PPP have been agreed under that consent and, due to the similarities with the current application, do not require to be revisited. The current application for AMSC will be required to be implemented concurrently with certain matters 5(1)(iii) Page 109 of 240
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previously approved under 22/02223/AMM. These matters are detailed in the assessment section of the report. 4 The developer for the previous AMSC was A & J Stephen. Persimmon Homes has since sought to acquire some sections of the Phase 2A element, thereby requiring some amendments to the previous approval to reflect the different house types now proposed, alongside some other relatively minor changes to the layout. Persimmon has previously received approval for a change of house type and plot layout of a section of Phase 2A to the south of this proposal (24/01483/AMM). 5 The 64 dwellings comprise a mix of detached, semi-detached and terraced dwellinghouses. The development will provide 37 affordable homes and 27 market homes. The numbers and tenure mix are: 6 Affordable housing • 8 x one-bedroom flats • 8 x two-bedroom flats • 7 x two-bedroom terraced dwellinghouses; • 10 x three-bedroom end-terraced dwellinghouses; • 2 x four-bedroom semi-detached dwellinghouses; and • 2 x four-bedroom detached dwellinghouses. 7 Market housing • 12 x three-bedroom semi-detached dwellinghouses; • 3 x three-bedroom detached dwellinghouses; • 7 x three-bedroom with study detached dwellinghouses; and • 5 x five-bedroom with study detached dwellinghouses. 8 All of the properties will have access to a private external amenity area and be finished in white render, with a grey brick basecourse and sills and grey roof tiles. The windows will be white upvc, the doors and fascia boards will be anthracite and the rainwater goods will be black upvc. Site History 9 15/00017/PAN On 8 December 2015 PKC agreed a Proposal of Application Notice for Residential development and associated infrastructure, access, landscaping, SUDS, and open space. 10 16/00762/SCRN On 2 May 2016 an EIA screening opinion was issued by PKC advising that residential development at Scone North was EIA development. 11 16/00995/SCOP On 11 July 2016 a Scoping Opinion was issued by PKC for an EIA Report associated to a residential development at Scone North and Page 110 of 240
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associated infrastructure, access, landscaping, drainage, SUDS, and open space. 12 16/02127/IPM Planning Permission in Principle was approved on 18 April 2018 for Scone North’s residential development with open space, landscaping, drainage and associated infrastructure (in principle). 13 18/00758/ADV Advertisement Consent was approved on 22 June 2018 for display of signs. 14 18/00759/ADV Advertisement Consent was approved on 22 June 2018 for display of signs. 15 18/02231/AMM Approval of Matters Specified in Conditions related to 16/02127/IPM was approved on 30 August 2019, allowing for the erection of 42 dwellinghouses, landscaping and associated works (Phase 1a). 16 19/01478/ADV Advertisement Consent was approved on 5 November 2019 for the display of a sign. 17 20/00382/FLL Full Planning Permission was approved on 8 July 2020 for the erection of 5 dwellinghouses (revised design - change of house types at plots 28, 29, 33, 34 and 35) within Phase 1a. 18 20/01416/FLL Full Planning Permission was approved on 18 November 2020 for the erection of a dwellinghouse and marketing suite (revised design - plot 3) within Phase 1a. 19 20/01614/ADV Advertisement Consent was approved on 2 December 2020 for display of a sign. 20 20/01752/FLL Full Planning Permission was approved on 12 July 2021 for Erection of 2 dwellinghouse (revised design - change of house types - plots 26 and 27) within Phase 1a. 21 21/00484/FLL Full Planning Permission was approved on 12 July 2021 for the erection of a dwellinghouse and garage (change of house type at plot 41) within Phase 1a. 22 21/00609/AMM Approval of Matters Specified in Conditions related to 16/02127/IPM was approved on 24 September 2021 for the erection of 58 dwellinghouses and 3 detached garages, landscaping, and associated works (Phase 1b). 23 21/02147/FLL Full Planning Permission was approved on 1 February 2022 for erection of a dwellinghouse (revised design - plot 39) within Phase 1a. Page 111 of 240
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24 21/02196/FLL Full Planning Permission was approved on 9 February 2022 for Erection of 9 dwellinghouses (revised design - plots 45, 46, 51, 93, 95, 96, 98, 101 and 104) within Phase 1b. 25 22/00742/FLL Full Planning Permission was approved on 10 June 2022 for the erection of 6 dwellinghouses and associated works (revised design - change of house type to include sunrooms for plots 57, 60-61 and 75-77) within Phase 1b. 26 22/02223/AMM was approved on 13 December 2023 for the erection of 210 dwellinghouses, formation of landscaping, SUDS, and associated works (approval of matters specified in conditions of 16/02127/IPM) (phase 2A). 27 24/01483/AMM was Approved on 14 May 2025 for erection of 42 dwellinghouses and associated works - phase 2 (change of house type and plot layout of 22/02223/AMM). 28 25/00672/AMM was submitted on 24 June 2025 for erection of 24 dwellinghouses and associated works (change of house type and plot layout) (approval of matters specified in conditions of 22/02223/AMM) (Phase 2). Environmental Impact Assessment 29 The impact of the wider development site was screened for EIA (16/00762/SCRN) and it was determined that the proposal does constituted EIA development. As such an EIA Report was submitted as part of the application for planning permission in principle. Pre-Application Consultation 30 Pre application Reference: 15/00017/PAN. Development Plan 31 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 32 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. 33 The Council’s assessment of this application has considered the following policies of NPF4: • Policy 1: Tackling the Climate and Nature Crises Page 112 of 240
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• Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 6: Forestry, Woodland and Trees • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 15: Local Living and 20 Minute Neighbourhoods • Policy 16: Quality Homes • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 21: Play, Recreation and Sport • Policy 22: Flood Risk and Water Management Perth and Kinross Local Development Plan 2019 34 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. 35 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 1D: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 20: Affordable Housing • Policy 25: Housing Mix • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 53E: Water Environment and Drainage: Water Supply • Policy 56: Noise Pollution • Policy 57: Air Quality • Policy 58A: Contaminated and Unstable Land: Contaminated Land Page 113 of 240
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• Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 36 • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non Statutory Guidance 37 • Planning Guidance - Delivery of Development Sites • Planning Guidance - Planning & Biodiversity National Guidance 38 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 39 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 40 Development Management • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 69 Planning and Building standards Advice on Flooding • PAN 75 Planning for Transport Creating Places 2013 40 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. Page 114 of 240
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Designing Streets 2010 41 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 42 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. Consultations 43 As part of the planning application process the following bodies were consulted: External 44 Perth and Kinross Heritage Trust (PKHT): With respect to archaeology and the planning process, as outlined by NPF4, the proposed development does not raise any significant issues. No archaeological mitigation is required in this instance. 45 Transport Scotland: No objection. 46 Scottish Water: No comments. There is currently sufficient capacity in the Perth Water Treatment Works to service the development. The response to the previous application advised that there was capacity at Scone wastewater treatment works 47 Scottish Environment Protection Agency (SEPA): No objections. Internal 48 Environmental Health (Contaminated Land): No objection. A Site Investigation Report has identified the need for remedial works to ensure the wider site is suitable for the proposed use. Condition required. 49 Environmental Health (Noise Odour): No objection. 50 Transportation and Development: Initially requested some further clarification. This has subsequently been received, and Transportation and Development offer no objection subject to conditions. 51 Structures and Flooding: No objection. Page 115 of 240
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52 Housing Strategy: No objection. This phase of the Scone North development comprises 64 units, and was originally envisaged as being 100% affordable. It is proposed that 27 affordable housing credits, accrued by A & J Stephen, will be utilised in this phase, therefore 27 private houses will now be provided. The balance of 37 nr. units will remain as new affordable units. Representations 53 No representations were received. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Design Statement submitted Report on Impact or Potential Impact eg Flood Risk Assessment • Drainage Layout • Design Statement • Statement of Community Benefit • Sustainability Statement • Construction Management Plan • Travel Pack • CEMP Appraisal 54 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. Principle 55 The principle of the proposal has been established through the site’s allocation as H29 in LDP2 for a residential development. Planning permission in Principle (PPP) (16/02127/IPM) has also been granted for the development of the site for residential use, reflective of that LDP2 allocation. 56 An extant Approval of Matters Specified in Conditions (AMSC) (22/02223/AMM) is also in place for this phase of the development. In terms of density and layout, the current proposal is substantially similar to the extant AMSC for this area, and Page 116 of 240
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the principle of the proposal is acceptable subject to compliance with the PPP, relevant development plan policies and other material considerations. These matters are considered in detail below. Design and Layout 57 Policy 14: Design, Quality and Place, Policy 15: Local Living and 20 Minute Neighbourhoods and Policy 16: Quality Homes of NPF4 are relevant; as are LDP2 Policy 1: Placemaking, Policy 14B: Open Space within New Developments, Policy 17: Residential Areas and Policy 25: Housing Mix. In association, various PPP conditions also apply. 58 The layout is substantially similar to that of the extant AMSC, with the main change seeking approval for the Persimmon house types. The layout continues to follow the principles set down by approved masterplan. The proposed dwellings all seek to provide an active frontage with the majority of the houses oriented to overlook roads and public areas. 59 Parking courts will reduce on-street parking creating a less cluttered and welcoming street scene for pedestrians and cyclists. 60 The use of render and brick is an appropriate within the context of the area and will complement the adjacent residential development, which is of similar finishes. 61 Overall, the proposed layout, design, scale and massing are considered to comply with the Council’s placemaking policies, providing a logical and coherent development. The proposals therefore are considered to accord with the terms of PPP and the relevant NPF4 and LDP2 policies. Residential Amenity 62 Residential amenity requires to be considered under NPF4 Policy 16: Quality Homes and LDP2 Policy 1: Placemaking and Policy 17: Residential Areas as well as PPP conditions. Privacy, Daylight and Overshadowing 63 The location and orientation of the proposed dwellinghouses is such that there will be no unacceptable loss of privacy or daylight or overshadowing. This is relevant to both the proposed units and the existing/approved residential properties. Noise and Vibration 64 The applicant has submitted a Construction Environment Management Plan (CEMP) with the application, which includes methods on how noise, vibration and dust will be controlled during the construction phase to ensure the residential amenity of existing properties is not adversely affected. This includes hours of Page 117 of 240
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working with are in line with PKC’s guideline hours for construction and vibration monitoring. Environmental Health has confirmed that they have no adverse comments subject to conditions to control construction noise and adherence to the CEMP (Condition 2). Contaminated Land 65 There is an outstanding contaminated land condition applied to the in-principle application for the wider Scone North development, which includes the portion of the site that this application relates to. The Site Investigation Report has identified an area within the wider Scone North development that requires ground gas protection. A Remediation Statement is required to address the remedial proposals for the site as a whole and should highlight the areas impacted. A condition is required to ensure the necessary investigations and works undertaken (Condition 6). Roads and Access 66 The proposed road layout is the same as that approved under the extant AMSC. PKC Transportation and Development initially requested clarification on the size of the proposed parking bays, visitor parking and crossing points. Following the clarification of these matters by the applicant, PKC Transportation and Development has no further objections, subject to the requirement for a Construction Traffic Management Plan (CTMP) to be included within the CEMP (Condition 2). Drainage and Flooding 67 The parameters agreed within the Flood Risk Assessment for the previous approval are not changed by the Persimmon site design. Therefore, the previous FRA for the site remains relevant, and this matter does not need to be revisited in consideration of this application. PKC Flooding and Structures has confirmed that the changes to house types and plot layouts have not impacted on the drainage layout and calculations and have no objection to the proposal. Similarly, SEPA has offered no objections to the proposal. Waste Collection 68 The PPP seeks to ensure appropriate waste and recycling provision is identified and secured as part of MSC applications. In this regard, there is considered to be adequate provision proposed to accommodate requirements, satisfying the conditional terms of the PPP. Archaeology and Conservation Considerations 69 NPF4 Policy 7: Historic Assets and Places; LDP2 Policies 26B: Archaeology and 29: Gardens and Designed Landscapes and conditions attached to the PPP application apply. Page 118 of 240
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70 Archaeological trenching and investigation has been undertaken as part of the previous AMSC, with findings reported back to Perth and Kinross Heritage Trust (PKHT). PKHT has confirmed that the proposed development does not raise any significant issues and no further archaeological mitigation is required in this instance. 71 In addition, it has been established previously that the wider 2A development phase will not conflict with, or cause adverse impact on, the Historic and Designed Landscape of Scone Palace. Natural Heritage and Biodiversity 72 In relation to natural heritage and biodiversity, NPF4 Policies 1: Tackling the Climate and Nature Crisis, 2: Climate Mitigation and Adaptation and 3: Biodiversity apply along with LDP2 Policy 41 Biodiversity. In association, several conditions attached to the PPP applications cover these issues. 73 NPF4 advises that development proposals for national or major development will only be supported where it can be demonstrated that significant biodiversity enhancements are provided, in addition to any proposed mitigation. 74 The recommendations made in the ecology and tree survey reports including the Arboricultural Impact Assessment must be adhered to in full (Condition 9). 75 Similarly, a Biodiversity Action Plan was submitted in support of 22/02223/AMM and all actions outlined in the Plan should be adhered to in full (Condition 10). Low and Zero Carbon Generating Technologies 76 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, 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. In this instance, a Sustainability Statement has been submitted in support of the application. The Statement advises that the requirements will be met through the fabric energy efficiency of the development being designed to reduce heat demand and energy needs through providing high levels of insulation and low air permeability, with consideration for thermal bridging junctions. Photovoltaic roof panels will also be installed on all properties. The proposal therefore complies with the relevant policies. Developer Contributions and Affordable Housing 77 Under the previous AMSC, this area of the site was to provide 64 affordable homes. The current proposal will still deliver 37 affordable homes, but will also Page 119 of 240
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utilise 27 affordable housing credits, accrued by A & J Stephen, to provide 27 market homes. PKC Housing Strategy has confirmed that this approach is acceptable and raise no concerns with the proposals. 78 A Section 75 legal agreement covers the 16/02127/IPM permission to ensure necessary infrastructure is delivered, including: • Community Facility Delivery • Contribution towards Sports Facilities, including provision towards Sports pitches and pavilion. • Open Space Provision and Maintenance • Compensatory Tree Planting • Public Transport Improvement • Affordable Housing • Structure Planting Delivery 79 The legal agreement in place adequately secures these elements and no further changes are required. Economic Impact 80 During the construction period, jobs will be created and sustained, supporting indirect employment and revenue that this volume of construction activity will generate from employees spending on local goods and services. Longer term, additional residents to the area will support existing local employment and services in the area. Planning Obligations and Legal Agreements 81 None required. Direction By Scottish Ministers 82 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 83 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. Page 120 of 240
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Recommendation Approve the application subject to the following conditions: Conditions and Reasons for Recommendation 1. The development must be begun not later than the expiration of three years beginning with the date on which this approval of matters specified in condition is granted. If development has not begun at the expiration of this period, the approval of matters specified in condition lapses. Reason - In order to ensure the development to which this approval of matters specified in conditions relates is commenced timeously and in accordance with Section 41(1)(c) of the Town and Country Planning (Scotland) Act 1997. 2. The Construction Environment Management Plan (CEMP) submitted to satisfy Condition 19 of planning permission 16/02127/IPM shall be implemented concurrent with the development. The CEMP will remain a dynamic document throughout the duration of construction and until the completion of development. The CEMP can be amended as necessary to meet best practice in terms of environment or ecology. Any amended document shall be submitted to the Planning Authority for written approval as soon as reasonably practicable citing the relevant amendment and appropriate guidance. Reason - In the interest of protecting environmental quality and of biodiversity. 3. All road gullies within 500m of a waterbody or Sustainable Urban Drainage (SUDS) pond shall have wildlife kerbs installed adjacent to the gully. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 4. All trees identified for retention and any peripheral trees bounding the site, which may be affected by any element of the approved development and its associated construction, (including land within the blue site area) shall be protected in full accordance with BS 5837: 2012 'Trees in relation to design, demolition and construction'. Reason - In the interest of tree protection in the interests of biodiversity and amenity of the area. 5. The detailed landscaping and planting proposal specifications as hereby approved shall be undertaken and delivered commensurate with the residential development elements and thereafter maintained to the satisfaction of the Council as Planning Authority. Any planting failing to become established within five years shall be replaced in the following planting season with others of similar sizes and species to the satisfaction of the Council as Planning Authority. Page 121 of 240
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Reason - In the interests of visual amenity; to ensure a satisfactory standard of local environmental quality and in pursuance of satisfying placemaking policy criteria of the adopted LDP. 6. Development shall not commence on site until an evaluation for the potential of the site to be affected by contamination by a previous use has been undertaken and, as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) has been submitted for consideration and accepted by the Council as Planning Authority. If the preliminary risk assessment identifies the need for further assessment, an intrusive investigation shall 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 measures to decontaminate the site shall be fully implemented in accordance with the scheme subsequently agreed by the Council as Planning Authority. Verification 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. 7. Storm water drainage from all paved surfaces, including the access, shall be disposed of by means of suitable Sustainable Urban Drainage Systems to meet the requirements of best management practices. Reason - To ensure the provision of provide effective drainage for the site. 8. Concurrent with the initiation of the development hereby approved and for the duration of construction, a temporary surface water treatment facility shall be implemented on site and maintained for the duration of the approved development works. The temporary surface water treatment facility shall remain in place until the permanent surface water drainage scheme is implemented unless otherwise agreed in writing by the Council as Planning Authority. Reason - To ensure the appropriate management of construction surface water run-off to minimise flooding and avoid discharge of sediment/pollution to the local water environment or neighbouring property, in the interests of residential and environmental amenity. 9. The conclusions and recommended action points within the supporting ecology and tree survey reports including the Arboricultural Impact Assessment submitted and approved as part of 22/02223/AMM shall be fully adhered to, respected and undertaken as part of the construction phase of development. Page 122 of 240
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Reason - In the interests of protecting environmental quality and of biodiversity. 10. Prior to the completion or occupation of the building(s) hereby approved, whichever is the earlier, all biodiversity enhancement measures in the Scone North Phase 2A Biodiversity Action Plan (submitted for 22/02223/AMM) must be provided in full. Thereafter, the agreed scheme shall be maintained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. 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. 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, as amended. 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: a. Displayed in a prominent place at or in the vicinity of the site of the development b. Readily visible to the public c. Printed on durable material. 4. The applicant is advised that in terms of Sections 21 of the Roads (Scotland) Act 1984 they must obtain from the Council as Roads Authority Road Construction Consent (RCC) to construct a new road prior to the commencement of roadworks. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. Please note that a fee is chargeable for the processing of RCC applications. Page 123 of 240
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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 Environment 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, permission 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 applicant should be advised to contact Perth & Kinross Council Street Lighting Department to obtain technical approval for all street lighting provision. 8. The applicant is reminded that, should any protected species be present a licence may be required from NatureScot to disturb a protected species. Failure to obtain a licence may constitute a criminal act under the Habitats Regulations and penalties are severe for non-compliance. 9. 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. The applicant should be aware of the requirements of the Council's Environment and Regulatory Services in relation to waste collection from the site and should ensure adequate measures are provided on site to allow for the collection of waste, including construction phasing. 11. There is a continued requirement for a Section 75 legal obligation associated with Planning Permission in Principle 16/02127/IPM, relating to: • Community Facility delivery • Contribution towards Sports Facilities, including provision towards sports pitches and pavilion • Open Space provision and maintenance • Compensatory Tree planting • Public Transport movement • Affordable Housing • Structure Planting delivery. A copy is available to view on the Council's Public Access portal. Page 124 of 240
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12. The applicant is advised to refer to Perth & Kinross Council's Flood Risk and Flood Risk Assessments Supplementary Guidance, and the CIRIA SuDS manual as it contains advice relevant to your development. 13. This approval 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. 14. The applicant is advised that any proposed signage will require a further application to be submitted for advertisement consent unless it benefits from express consent as per the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. Background Papers Letters of representation 0 Authors Name Designation Contact Details Alex Gudgeon Planning Officer (Majors) 01738 475300 developmentmanagement@pkc.gov. Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 20 October 2025 Page 125 of 240
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Ü Erection of 64 dwellinghouses and associated works - phases 2B (change of house type and plot layout of 22/02223/AMM) at Scone North, Scone 25/00674/AMM Scale 1:25,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(1)(iii) Page 127 of 240
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Ü Erection of 64 dwellinghouses and associated works - phases 2B (change of house type and plot layout of 22/02223/AMM) at Scone North, Scone 25/00674/AMM Scale 1:10,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(1)(iii) Page 129 of 240
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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. 25/283) PROPOSAL: Erection of 18 dwellinghouses and associated works (change of house types, plot layouts and removal of private driveway for plots 135 -152 of 23/01941/AMM) LOCATION: Land 200 Metres West of Blairgowrie and Rattray Cottage Hospital, Perth Road, Blairgowrie Ref. No: 25/00883/AMM Ward No: P3- Blairgowrie and Glens Summary This report recommends approval of the application for a development comprising the erection of 18 dwellinghouses and associated works (change of house types, plot layouts and removal of private driveway for plots 135 -152 of 23/01941/AMM). The development is considered to continue to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh this conclusion. Background and Description of Proposal 1. The application site is located to the immediate north of Dunkeld Road to the north of Blairgowrie. The site slopes gently from a point of 94m AOD on its northern boundary to approximately 74m AOD near the southern boundary. Galabank footpath lies within the site boundary to the west and north, linking to core path (BLAI/31) and connects users from Dunkeld Road to Newton Street. 2. The settled edge of Blairgowrie lies to the east and south with existing private gardens, relating to the properties on Dunkeld Road, lying immediately adjacent to the wider site’s southern boundary. A further line of properties on Dunkeld Road is located to the west of the wider site. 3. Craighall Rattray, a Garden and Designed Landscape is located approximately 1.9km north of the wider site. There are a mixture of category A, B and C listed 5(1)(iv) Page 131 of 240
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buildings in close proximity to the site including Newton Castle (category A listed building) which is located to the north of the application site. 4. The site is allocated within the Perth and Kinross Local Development Plan 2 (2019) (LDP2) as MU5 for mixed use development (residential, employment and education). Planning permission in principle (PPP) for a mixed-use development (employment, retail, residential, community and education) for the entire MU5 allocation was approved in December 2018. 5. The site is to be delivered in phases with Phase 1A for the erection of two retail units (Class 1), a neighbourhood centre comprising three retail units (Class 1), parking areas, landscaping, SUDS pond and associated works having been approved in January 2020 (Ref: 19/00163/AMM). 6. Planning application 22/00060/AMM for a residential development comprising 71 dwellinghouses and 32 flats (phases 1B and 2A) was approved in March 2023. This phase of development will deliver 73 affordable housing units, which represents a large proportion of the requirement for the wider site. The affordable housing tenures will be 34 Social Rent and 39 Mid-Market Rent properties. 7. Planning permission was approved in December 2024 for a residential development comprising of 152 dwellinghouses (23/01941/AMM). This forms phase 3 of the wider MU5 site. There is one access into the site which utilises the existing open field entrance. Dunkeld Road, which runs in an east-west direction, bisects the site with the SUDS to be located on the south side. Car parking is to be provided through a mixture of parking courts, in curtilage parking and off- street parking. Construction works have commenced. 8. This proposal seeks planning permission for a change of house type for 18 dwellinghouses at plots 135-152 (as approved under 23/01941/AMM) including revisions to plot layouts, site levels, finished floor levels (FFL), boundary treatments and the removal of the private access located to the west of plots 135-137. Site History 9. 14/00008/PAN Mixed use development for employment use, residential use, retail use and education was considered sufficient in November 2014. 10. 14/01768/SCRN Proposed mixed use development. EIA required January 2015. 11. 17/00939/IPM Mixed use development comprising residential development, employment land, education/recreation/community facilities, infrastructure including roads, footpaths, landscaping, drainage, open space and associated works. Approved in December 2018. 12. 19/00163/AMM Erection of 2 retail units (Class 1), a neighbourhood centre comprising 3 retail units (Class 1), formation of parking areas, landscaping, Page 132 of 240
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SUDS pond and associated works (approval of matters specified by conditions 17/00939/IPM) (Phase 1A - MU5). Approved in January 2020. 13. 22/00060/AMM Erection of 71 dwellinghouses and 32 flats (approval of matters in conditions of 17/00939/IPM) (Phases 1B and 2A - MU5). Approved in March 2023. 14. 23/01941/AMM Erection of 152 dwellinghouses and associated works (approval of matters specified by conditions (17/00939/IPM). Approved in December 2024. 15. 24/01529/ADV Advertisement Consent for display of signs. Approved in January 2025. 16. 25/00593/FLL for Erection of a sales office (for a temporary period). Application returned. Environmental Impact Assessment 17. The impact of the wider development site was screened for EIA (14/01768/SCRN) and it was determined that the proposal does constitute an EIA development. An EIA Report was submitted as part of the application for planning permission in principle. Pre-Application Consultation 18. Pre application Reference: 14/00008/PAN 19. The proposed development is classed as a Major development in terms of the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009. However, as the proposal is an AMSC application, further pre-application consultation (PAC) is not necessary beyond that already undertaken for the planning permission in principle. Development Plan 20. 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 21. 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. 22. The Council’s assessment of this application has considered the following policies of NPF4: Page 133 of 240
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Policy 1: Tackling the Climate and Nature Crises Policy 2: Climate Mitigation and Adaptation Policy 3: Biodiversity Policy 4: Natural Places Policy 6: Forestry, Woodland and Trees Policy 7: Historic Assets and Places Policy 13: Sustainable Transport Policy 14: Design, Quality and Place Policy 15: Local Living and 20 Minute Neighbourhoods Policy 16: Quality Homes Policy 18: Infrastructure First Policy 19: Heating and Cooling Policy 20: Blue and Green Infrastructure Policy 22: Flood Risk and Water Management Policy 23: Health and Safety Perth and Kinross Local Development Plan 2019 23. 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. 24. The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 6: Settlement Boundaries • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 17: Residential Areas • Policy 20: Affordable Housing • Policy 25: Housing Mix • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 27A: Listed Buildings • Policy 28A: Conservation Areas: New Development • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 34A: Sustainable Heating & Cooling: Heat Networks, Major Development and LDP Site Allocations • Policy 38A: Environment and Conservation: International Nature Conservation Sites • Policy 39: Landscape Page 134 of 240
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• 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 45A: Lunan Lochs Catchment Area • Policy 47: River Tay Catchment Area • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 53E: Water Environment and Drainage: Water Supply • Policy 58A: Contaminated and Unstable Land: Contaminated Land • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 25. • Supplementary Guidance - Air Quality (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 - Landscape (adopted in 2020) • Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non Statutory Guidance 26. • Planning Guidance - Delivery of Development Sites • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity • Conservation areas • Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 27. 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. Page 135 of 240
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Planning Advice Notes 28. The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 2/2010 Affordable Housing and Housing Land Audits • PAN 3/2010 Community Engagement • PAN 1/2011 Planning and Noise • 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 77 Designing Safer Places • PAN 79 Water and Drainage Creating Places 2013 29. 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. Designing Streets 2010 30. 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 31. 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 32. 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 lies within ‘Name of’ Blairgowrie and Rattray Local Place Plan. The LPP raises no issues in respect of the consideration of this application. Consultations 33. As part of the planning application process the following bodies were consulted: Page 136 of 240
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External 34. Historic Environment Scotland: No objection. 35. Blairgowrie and Rattray Community Council: No comments. 36. Scottish Water: No objection. 37. Perth and Kinross Heritage Trust: No objection. Internal 38. Conservation Team: No objection. 39. Structures and Flooding: No objection. 40. Environmental Health (Noise Odour): No objection. 41. Environmental Health (Contaminated Land): No objection, subject to condition. 42. Transportation and Development: No objection, subject to condition. 43. Development Contributions: Officer: No comments. 44. Commercial Waste Team: No objection. Informative recommended. 45. Biodiversity: No objection. 46. Community Greenspace: No comments. Representations 47. No representations were received. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal completed AA not required Design Statement or Design and Access Statement submitted Report on Impact or Potential Impact eg Flood Risk Assessment not required Page 137 of 240
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Appraisal 48. 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 49. The principle of the proposal has been established through the site’s allocation as MU5 in LDP2 for a mixed-use development, including residential. The LDP2 allocation advises that the residential capacity of the site is 179-280 units. Planning permission in principle (ref: 17/00939/IPM) has previously been approved for the phased development of the site and planning permission for Phase 3 was approved in December 2024 for 152 residential units (23/01941/AMM relates). 50. The principle of development is acceptable provided the proposals are compatible with relevant policies of the development plan. Design and Layout 51. Policy 14: Design, Quality and Place, Policy 15: Local Living and 20 Minute Neighbourhoods and Policy 16: Quality Homes of NPF4 are relevant as are LDP2 Policy 1: Placemaking, Policy 14B: Open Space within New Developments, Policy 17: Residential Areas, Policy 25: Housing Mix and Policy 42: Green Infrastructure. 52. The matters specified in Condition 3 of the PPP sets the required detail in respect of the layout and design considering: topography, siting, design, height and external materials of the buildings and structures. The PPP also requires further detail in respect of landscaping and open space, SUDS, car parking and boundary treatments. 53. The layout broadly remains similar to that already approved in this section of the site providing a range of 3-bedroom, two storey detached and semi-detached homes. The housing mix remains the same as previously approved. The main revisions are with plots 135-138 and plots 151 and 152 which propose a change of house type and plot layout and the remainder of the revisions relate to FFLs, site levels and resultant revisions to retaining walls, albeit minor and some revisions to boundary fencing. 54. The revised designs remain to be commensurate with the remainder of the development and will not appear out of place. The external finishing materials are also consistent and as such will integrate well within the rest of the development. Page 138 of 240
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55. All of the houses will have a private garden area and in-curtilage parking. Boundary treatments comprise of timber fencing, masonry walls and a combination of both. 56. Perth and Kinross Council Placemaking Guide 2020, page 39 specifies for off- street parking that parking within the plot should not dominate the front garden of houses. Similarly Designing Streets specifies that car parking should be level with, or behind the main building line which is more aesthetically pleasing in streetscape terms. It further references that parking within the front curtilage should generally be avoided as it breaks up the frontage, can be unsightly and restricts informal surveillance. 57. Parking remains the same as previously approved with the exception of 2 plots (formerly 136-137) which had a private access. This is to be removed, increasing the size of the open space and parking is to be provided to the sides of the dwellinghouses to reflect the revised layout. 58. Overall, the general layout, house designs and materials proposed are acceptable. The proposed development continues to contribute positively to the quality of the surrounding built and natural environment providing an inherently sustainable development and as such is in compliance with relevant NPF4 and LDP2 policies. Affordable Housing 59. The Council’s LDP2 Affordable Housing Policy requires that 25% of the total number of houses, above a threshold of 5 units, for which planning consent is being sought is to be in the form of affordable housing. 60. There is an existing S75 Agreement in place for this site in connection with the Planning Permission in Principle consent ref: 17/00939/IPM. 61. Approval of matters specified in conditions application has also gained consent since then, Phase 1A (19/00163/AMM) and Phases 1B and 2A (22/00060/AMM). The current application relates to Phase 3. 62. It is acknowledged that Phase 2, application 22/0060/AMM is approved on the basis that 73 new affordable homes will be delivered. 63. Notwithstanding, clause 5.2 of the S75 Agreement requires that prior to the submission of the first Application for Approval of a Condition in each development area, the relevant owner shall in either case following consultation with the relevant Council and statutory undertakers, submit a draft Affordable Housing Scheme to the Council for approval. An Affordable Housing Scheme has previously been submitted which satisfies the S75 requirement. 64. There is no requirement for affordable housing to be provided within this phase of the wider MU5 site as this is provided for in other phases as noted above. Page 139 of 240
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Landscape and Visual Amenity 65. In terms of the impact on visual amenity of the area, the proposal will not significantly alter the visual appearance from what has already been approved. 66. The landscaping scheme has been agreed under application 23/01941/AMM which remains applicable and is considered to be acceptable, however, an updated landscaping plan will be required to reflect the revised layout. Conditional control will be re-applied to ensure this is implemented accordingly (condition 18). 67. The design and layout of the site, along with the proposed landscaping is considered to be acceptable and will not cause any unacceptable visual impacts. 68. The proposal meets the objectives of Policies 4, 6 and 14 of NPF4 and LDP2 Policies 1, 39 and 40B. Residential Amenity 69. NPF4 Policy 14(c), NPF4 Policy 23 and LDP2 Policy 1A, 1B, 17, 56 and 57 require any development to not detrimentally impact on residential amenity and to ensure any occupiers of new development have an adequate level of residential amenity. Privacy, Daylight and Overshadowing 70. The Council's guidance generally seeks to ensure there is a minimum distance of 9m from windows to boundaries in order to mitigate overlooking from new development. Given the location of the development and the layout proposed there are not considered to be any overlooking concerns from the proposed dwellings. Each dwelling has a minimum of 9m deep rear gardens. 71. The location of the proposed dwellinghouses relevant to existing residential properties is such that there will be no loss of privacy or loss of daylight or overshadowing. Similarly, the new properties are adequately spaced out to prevent any impact on amenity in terms of loss of privacy, daylight or overshadowing. 72. As such, the proposal accords with the intent of NPF4 Policy 14(c): Design, Quality and Place and LDP2 Policies 1A and 1B, Placemaking and Policy 17 Residential Areas in respect of residential amenity. Noise 73. Condition 26 of the PPP requires a noise assessment to be submitted to demonstrate acceptable internal noise levels of 35 dB within all dwellings taking into account any acoustic mitigation proposed. An updated noise impact assessment was submitted with planning application 23/01941/AMM which required mitigation measures to be put in place. Page 140 of 240
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74. These plots were included in the updated noise impact assessment (NIA) undertaken by KSG Acoustics, dated 02 September 2024 (rev 5). Whilst noise mitigation measures were required for a number of plots within the proposed development, these measures do not relate to plots 135 – 152. Dust 75. A detailed Air Quality Impact Assessment (AQIA), which included a cumulative assessment with other large-scale development in Blairgowrie, was assessed as part of the PPP. Environmental Health had no objection to the assessment within the PPP and no further appraisal is required. Therefore, there are no conflicts with LDP2 Policy 57. The AQIA included dust control measures to be put in place throughout the construction of the development. The recommended measures are required to be implemented via Condition 9 of the PPP and will remain enforceable for the duration of the construction. 76. Therefore, subject to conditions, the proposal meets the terms of the PPP and the above noted policies. Roads and Access 77. Condition 3(iv) of the PPP specifies details required for roads, footpaths, cycleways and path connections. NPF4 Policy 13: Sustainable Transport seeks to encourage developments that prioritise sustainable travel while LDP2 Policy 60 Transport Standards and Accessibility Requirements requires consideration of transport and accessibility. A supporting Transport Statement was assessed by the Council’s Transportation and Development Team for the previous planning application 23/01941/AMM, who did not object to the scale of development and parking requirements were considered adequate. 78. The applicant is proposing to change the layout of 18 properties within the site. The parking at the properties is to an acceptable level, each plot will be provided with 2 parking spaces. The applicant shall be aware that any changes to this layout will require the Road Construction Consent layout to be updated and including any streetlighting. 79. Due to the nature of this proposal, there will be no changes to the traffic demand on site. 80. Subject to the conditions being re-applied from 23/01941/AMM (conditions 5-7), the proposal meets the terms of the PPP, NPF4 Policy 13: Sustainable Transport and LDP2 Policy 60: Transport Standards and Accessibility Requirements. Drainage and Flooding 81. PPP Condition 3(ix) requires details of the proposed foul and surface water Drainage to be provided. Conditions 10 and 11 support Condition 3(ix) and specify the approach to flood risk assessment and surface water drainage arrangements. The supporting Flood Risk Assessment (FRA) and Drainage Page 141 of 240
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Impact Assessment (DIA) submitted with planning approval 23/01943/AMM were assessed by the Council’s Structures and Flooding team. Subject to conditions, flood risk and surface water drainage arrangements were acceptable. 82. As previously noted, this application proposed a change of house type and layout including revisions to site levels. The Structures and Flooding team have been consulted and advised that the revisions do not meaningfully alter the flood risk or drainage strategy for the site as a whole. 83. Overall, the proposal complies 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 84. The Council’s Community Waste Advisers have been consulted and have provided information on what provision should be made for waste and recycling. The dwellings will receive the 4-bin system. An informative note is recommended regarding waste collection and will be attached to the permission (Informative 6). Conservation Considerations 85. Colleagues with conservation expertise have been consulted and have advised that the proposed development does not raise any concerns in respect to any significant impact on the Blairgowrie Conservation Area or any listed building due to their being adequate separation distance. 86. As such the proposal complies with NPF4 Policy 7 and LDP2 Policies 27 and 28. Archaeology 87. The wider site lies within an area that is considered to have archaeological potential, however, Perth and Kinross Heritage Trust (PKHT) have been consulted and advised that this proposed development does not raise any concerns. 88. As such, the proposal complies with NPF4 Policy 7: Historic Assets and Places and LDP2 Policy 26: Scheduled Monuments and Archaeology. Natural Heritage and Biodiversity 89. The consideration of natural heritage and biodiversity is integral to the layout, design and landscaping detail required by the PPP. NPF4 Policy 1: Sustainable Places, Policy 3: Biodiversity, Policy 4: Natural Places and Policy 6: Forestry Woodland and Trees are relevant considerations as are LDP2 Policies 38: Environment and Conservation, 40: Forestry, Woodland and Trees, Policy 41: Biodiversity and Policy 45: Lunan Lochs Catchment Area. Page 142 of 240
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90. The Ecological Appraisal and detailed landscape proposals submitted with planning approval 23/01941/AMM have been previously assessed by the Council’s Biodiversity/Tree Officer. Re-consultation has been carried out on this application, however, due to the nature of the application, no objection has been received. 91. It is concluded that the proposal adequately provides for and enhances natural heritage and biodiversity and thereby complies with the relevant policies of NPF4 and LDP2. Conditions for 23/01941/AMM will be re-applied (conditions 10-16). Contamination 92. NPF4 Policy 9 Brownfield, vacant and derelict land and empty buildings and LDP2 Policy 58A: Contaminated and Unstable Land are relevant considerations. 93. A Site Investigation Report produced by Bayne Stevenson Associates Ltd dated November 2021 was submitted with the previous approval and reviewed by colleagues in Environmental Health. No objections were received or conditions recommended. The report covers Phase 2C & 3 of the wider development and has not identified any constraints with regards to contaminated land. Colleagues in Environmental Health have been reconsulted and whilst no objection has been raised, recommend a condition be applied insofar as any imported material sampling should be verified in a Verification Report prior to the occupation of any units. It is not, however, considered appropriate at this stage in the process to apply such a condition, however, an informative will be added instead (informative 18). 94. It is concluded that, the proposal complies with the relevant policies of NPF4 and LDP2. Developer Contributions 95. 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 where the development exacerbates impacts or generates additional need. 96. The proposed application represents a change in house type/design/layout with no overall change in unit numbers. There are no additional developer contribution requirements. 97. As such the proposal complies with LDP2 Policy 5. Local Living and 20 Minute Neighbourhoods 98. NPF4 Policy 15 requires that development proposals contribute to local living where the majority of people can meet their daily needs within reasonable distance of their home. The proposed development is located within an allocated site, within an existing residential area and is easily accessible by sustainable Page 143 of 240
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modes of transport including public transport, walking, wheeling and cycling networks. The development of the site would provide private homes in a location which is well served by local shops, schools, parks and open space within easy walking and wheeling distance and is therefore considered to meet the requirements of Policy 15 of NPF4. Low and Zero Carbon Generating Technologies 99. 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 buildings, 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. 100. The previous submission refers to Solar PV panels and improved insulation on each home. The energy statement submitted stated that the proposed design provides opportunities for passive and natural energy sources in order to create a low-energy development. The energy statement further stated that through sustainable design, building practices and the incorporation of micro-renewable technologies into the dwellinghouses, they can achieve the carbon reduction targets set within LDP2. A condition was placed on 23/01941/AMM to ensure compliance with Policy 32 and subsequently agreed, however, to ensure continued compliance an appropriately worded condition will be re-applied (condition 9). Economic Impact 101. During the construction period, jobs will be created and sustained, supporting in- direct employment and revenue that this volume of construction activity will generate from employees spending on local goods and services. Longer term, additional residents to the area will also support existing local employment and services in the area. Planning Obligations and Legal Agreements 102. A Section 75 agreement has been secured for the 17/00939/IPM planning permission to secure necessary infrastructure improvements and contributions. The agreement in place continues to meet the objectives of the PPP and LDP2 Policy 5. An upfront payment was received towards the maintenance of the play area at Lochy Park for planning approval 23/01941/AMM. No further contribution is required. Direction By Scottish Ministers 103. Under the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, regulations 30 – 33 there have been no directions Page 144 of 240
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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 104. 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 General 1. The development hereby permitted shall be commenced no later than the expiration of two years from the date of this consent or from the date of subsequent approval of matters specified in conditions, or three years from the date of planning permission in principle, whichever is the later. 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. Phasing and Delivery 2. The details submitted and agreed as part of condition 3 of planning permission 23/01941/AMM (drawing number 122) with regards to the phasing and delivery plan, shall be implemented in accordance with the agreed delivery plan and landscaping carried out concurrent with development. Reason - In order to ensure the satisfactory implementation and completion of the development. Drainage and Flooding 3. The developer shall ensure all SUDS features are fit for purpose and appropriately control, treat and discharge surface water up to and including their design standard. Reason - To ensure the provision of effective drainage for the site. Page 145 of 240
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4. Concurrent with the initiation of the development hereby approved and for the duration of construction, a temporary surface water treatment facility shall be implemented on site and maintained for the duration of the approved development works. The temporary surface water treatment facility shall remain in place until the permanent surface water drainage scheme is implemented unless otherwise agreed in writing by the Council as Planning Authority. Reason - To ensure the appropriate management of construction surface water run-off to minimise flooding and avoid discharge of sediment/pollution to the local water environment or neighbouring property, in the interests of residential and environmental amenity. Roads and Access 5. The details submitted and agreed as part of condition 10 of planning permission 23/01941/AMM (drawing numbers 125 and 126) with regards to the Construction Traffic Management Scheme (CTMS), shall be adhered to at all times. The CTMS is to remain a fluid document and will be required to be updated where necessary. Reason - In the interests of road safety 6. Prior to commencement of any development on site, the street lighting design must be submitted for the further written agreement of the Council as Planning Authority, in consultation with Perth & Kinross Council's Street Lighting Partnership for the public road network. The scheme shall include details of light spill, brightness of the lighting and the proposed hours of operation for both the public road network and the private areas, and timescales for delivery. The agreed lighting scheme shall be implemented and maintained in full accordance with the agreed scheme. Reason - In the interests of road safety 7. The details submitted and agreed as part of condition 17 of planning permission 23/01941/AMM (drawing number 130) with regards to a Residential Travel Plan, shall be implemented in accordance with the approved plan prior to the completion of the development. Reason - To promote sustainable transport options and to meet advice within National Planning Framework on Transport. Core Paths 8. All existing rights of way, core paths within or adjacent to the completed development shall at all times be protected and remain operational during the construction phases. Reason - In the interest of sustainable transportation. Page 146 of 240
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Environmental Impact 9. The energy statement submitted and agreed as part of condition 19 of planning permission 23/01941/AMM (drawing number 128) shall be implemented in full prior to the occupation of each dwellinghouse. Reason - To embed low and zero-carbon technologies within the development in the interest of environmental sustainability. Biodiversity 10. The details submitted and agreed as part of condition 20 of planning permission 23/01941/AMM (drawing number 125) with regards to the Construction Environmental Management Plan CEMP shall be adhered to at all times. Further, prior to the commencement of development of each phase an updated CEMP must be submitted for the approval of the Planning Authority. Subsequently, 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. 11. The conclusions and recommended action points within the supporting Ecological Survey and Biodiversity Enhancement Plan submitted and approved under planning permission 23/01941/AMM (document numbers 61 and 113) 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. 12. An updated ecological survey will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the survey approved as part of this permission. The updated survey shall be submitted to the Council as Planning Authority for written agreement and works shall not commence until after such written agreement has been issued by the Council. Reason - In the interests of protecting environmental quality and of biodiversity. 13. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, wildlife kerbs shall be installed adjacent to all road gullies within 500metres of a SUDS pond or watercourse. Thereafter, the kerbs shall be retained in a reasonable condition for the life of the development, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. 14. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, hedgehog highways shall be created by providing access gaps in wooden fences on each plot at least 13cm x 13cm at ground level, to allow for the free movement of hedgehogs. Thereafter, the hedgehog Page 147 of 240
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highways shall be retained in a reasonable condition for the life of the development, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. 15. 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 the interests of protecting environmental quality and of biodiversity. 16. Prior to the commencement of development, an updated Planting Plan shall be submitted to show the locations of the bird boxes and swift/bat bricks for the written agreement of the Planning Authority. The scheme as subsequently agreed shall be implemented prior to the occupation of each relevant residential unit. Thereafter, they should be maintained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. Trees and Landscape 17. All trees on site, other than those marked for felling on the approved plans, shall be retained. 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 the development hereby approved, an updated detailed landscaping and planting scheme, to reflect the revised layout, for the site shall be submitted for the written agreement of the Council as Planning Authority. 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. The approved scheme shall thereafter be maintained to the satisfaction of the Council as Planning Authority, with any planting which fails to become established within five years being replaced in the following planting season with others of a size and species as previously approved. Reason - In the interests of visual amenity and to ensure the satisfactory implementation of the proposed planting scheme. 19. All landscaped areas outwith the curtilages of the dwellings and shown on the approved drawings shall be permanently retained as such and shall at no time be used as private garden ground nor incorporated within the curtilage of any of the Page 148 of 240
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dwellings hereby approved without the express grant of planning permission by the Planning Authority. Reason - In the interests of the character and appearance of the development. 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 None 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. 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: • 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. 4. The applicant is advised that any proposed signage will require a further application to be submitted for advertisement consent unless it benefits from express consent as per the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. 5. The applicant is advised that Perth and Kinross Council have a charging scheme for recycling and waste bins for new build properties and newly created Page 149 of 240
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dwellings. Further information can be found at: https://www.pkc.gov.uk/binrequests 6. The applicant should be aware of the requirements of the Council's Environment and Regulatory Services in relation to waste collection from the site and should ensure adequate measures are provided on site to allow for the collection of waste. 7. Application for a new postal address should be made via the Street Naming and Numbering page on the Perth & Kinross Council website at www.pkc.gov.uk/snn. Please note there is a charge for this service and submission cannot be made until the relevant Building Warrant has been approved. 8. The applicant is advised that in terms of Sections 21 of the Roads (Scotland) Act 1984 he/she/they must obtain from the Council as Roads Authority Road Construction Consent (RCC) to construct a new road prior to the commencement of roadworks. Advice on the disposal of surface water must be sought at the initial stages of design from Scottish Water and the Scottish Environment Protection Agency. Please note that a fee is chargeable for the processing of RCC applications. 9. 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 Environment Protection Agency. 10. No work shall be commenced until an application for building warrant has been submitted and approved. 11. The applicant is advised that the granting of planning permission does not guarantee a connection to Scottish Water's assets. The applicant must make a separate application to Scottish Water Planning & Development Services team for permission to connect to the public wastewater system and/or water network and all their requirements must be fully adhered to. 12. 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 13. 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 Page 150 of 240
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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. 14. 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. 15. The applicant is advised that technical approval will be required for all street lighting apparatus within adoptable areas and should contact the Street Lighting Partnership to obtain technical approval prior to the submission of a Road Construction Consent application. 16. The granting of planning permission does not stop the continued right of public access along the existing core path BLAI/31. An order under the Town and Country Planning (Scotland) Act 1997, Section 208 or an amendment of the Core Path Plan under the Land Reform (Scotland) Act 2003 should be sought in advance of any works authorised by this planning permission being commenced. All relevant approvals should be in place prior to any stopping up and diversion of the core path taking place. 17. 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. 18. The applicant should take note of the information and advice contained within the consultation response from Perth and Kinross Council Environmental Health (Contaminated Land) Team. Background Papers Letters of representation 0 Authors Name Designation Contact Details Gillian Peebles Planning Officer (Majors) 01738 475300 developmentmanagement@pkc.gov. Page 151 of 240
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Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 20 October 2025 Page 152 of 240
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Ü Erection of 18 dwellinghouses and associated works (change of house types, plot layouts and removal of private driveway for plots 135 -152 of 23/01941/AMM) on land 200 metres West of Blairgowrie and Rattray Cottage Hospital, Perth Road, Blairgowrie 25/00883/AMM Scale 1:25,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(1)(iv) Page 153 of 240
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Ü Erection of 18 dwellinghouses and associated works (change of house types, plot layouts and removal of private driveway for plots 135 -152 of 23/01941/AMM) on land 200 metres West of Blairgowrie and Rattray Cottage Hospital, Perth Road, Blairgowrie 25/00883/AMM Scale 1:10,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(1)(iv) Page 155 of 240
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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. 25/284) PROPOSAL: Change of use, alterations and extension to office to form hotel LOCATION: Corner of High Street and Tay Street, Perth Ref. No: 24/01613/FLL Ward No: P12- Perth City Centre Summary This report recommends approval of Planning Permission for a change of use, extension and alterations to office to form a hotel. The development does not comply with flood risk policy within the Development Plan, however there are material planning considerations, including other relevant policies, which are felt justify a departure from the Development Plan. Notably this includes the economic benefit for Perth City Centre and bringing a vacant listed building back into active use. As there is an objection from a Statutory Consultee (SEPA) the application, if approved, would require to be notified to Scottish Ministers, in line with the requirements of the Town and Country Planning (Notification of Applications) (Scotland) Direction 2009. Background and Description of Proposal 1 The former municipal buildings comprising 1-5 High Street and 18-15 Tay Street occupy a prominent city centre corner site in the Perth Central Conservation Area, with parts overlooking the River Tay. The buildings are category B listed (LB 39320). 2 The buildings have been in use as council offices, including at various times the district court and registry office, but have been largely vacant since 2008. 3 The site boundary encompasses the original 19th century sections of the building on the corner of High Street and Tay Street, as well as a 2-storey 1930’s extension to the rear, a rear courtyard accessed via a pend from Tay Street, and a pitch-roofed garage block within the courtyard. The proposal is to repair, adapt and reuse the existing buildings to form a 74-bedroom hotel and associated back of house facilities. The 19th century sections will be retained and refurbished, whilst the 1930’s rear extension will be substantially remodelled, including the addition of a two-storey roof extension. 5(2)(i) Page 157 of 240
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4 An associated application for listed building consent, for the alterations and extension to facilitate the proposed hotel use is under separate consideration (24/01614/LBC). Site History 5 02/01067/NID Notice was accepted from the Council on 16 September 2002 for alterations to form a disabled entrance. 6 88/00129/FUL Full Planning Permission was approved on 24 June 1988 for floodlighting stained glass windows. 7 88/01740/FUL Full Planning Permission was approved on 19 December 1990 for stonework repairs and stone cleaning. 8 91/00948/FUL Full Planning Permission was approved on 17 February 1992 for alterations to a door. 9 96/01863/FUL Full Planning Permission was approved on 30 August 1996 for Formation of a disabled access ramp. 10 05/00704/LBC Listed Building Consent was approved on 28 April 2006 for replacement of 'Crittal' metal windows with double glazed 'Crittal' metal W20 windows 11 24/01614/LBC Listed Building Consent is currently pending consideration for associated alterations and extension to the building. Environmental Impact Assessment 12 The proposal is not an EIA development. Pre-Application Consultation 13 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 any formal pre-application consultation with the local community. 14 Pre application Reference: 24/00108/PREAPL. 15 The above related to the proposed hotel use, and the response set out that this was acceptable in principle, subject to acceptable details. Development Plan 16 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. Page 158 of 240
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National Planning Framework 4 17 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. 18 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 7: Historic Assets and Places • Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 18: Infrastructure First • Policy 22: Flood Risk and Water Management • Policy 30: Tourism Perth and Kinross Local Development Plan 2019 19 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. 20 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 11: Perth City Centre Secondary Uses Area • Policy 27A: Listed Buildings • Policy 28A: Conservation Areas: New Development • Policy 41: Biodiversity • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Page 159 of 240
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Statutory Supplementary Guidance 21 • Supplementary Guidance - Air Quality (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 - Placemaking (adopted in 2020) Other Material Considerations PKC Non Statutory Guidance 22 • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity • Conservation areas National Guidance 23 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 24 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 75 Planning for Transport Creating Places 2013 25 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. Designing Streets 2010 26 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 Page 160 of 240
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created to support the Scottish Government’s place-making agenda, alongside Creating Places. National Roads Development Guide 2014 27 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. Consultations 28 As part of the planning application process the following bodies were consulted: External 29 Perth and Kinross Heritage Trust – No objection. Advise that the area has archaeological potential and recommend conditions requiring associated monitoring and a standing building recording. 30 Scottish Environment Protection Agency – Object to the proposal as it is a change from a ‘least vulnerable’ land use to ‘highly vulnerable’ and the submitted information is not sufficient to determine the potential impact. The use of flood warning systems is not considered to be appropriate to justify or facilitate development, including change of use of existing buildings. As such, while the proposal lies behind the Perth Flood Protection Scheme, the site is at risk of residual flooding in a 200 year (plus climate change) flood event. The suggestion to remove sleeping accommodation from the ground floor level is made. 31 Scottish Water – No objection. There is currently sufficient capacity in the Perth Water Treatment Works. It is suggested that the applicant completes a Pre- Development Enquiry (PDE). Internal 32 Structures and Flooding – Object. The proposal is not in accordance with NPF4 Policy 22, as it has not been adequately demonstrated that the proposed ground floor accommodation is above the flood risk level or safe access/ egress can be achieved. 33 Development Contributions Officer – No objections. While the proposal is within the “Full” Transport Infrastructure contributions zone, no contributions are required in this instance in accordance with the Transport Infrastructure Developer Contributions Supplementary Guidance. 34 Environmental Health – No objection, subject to conditions relating to noise, lighting, submission of a Dust Management Plan and a Preliminary Risk Assessment in relation to contaminated land. Page 161 of 240
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35 Biodiversity – No objection. A condition is recommended for the provision of swift nest boxes on the proposed roof extension. 36 Transportation and Development – No objection subject to conditions relating to: provision of a ‘drop off area’, cycle storage, submission of a Construction Transport Management Statement and Staff Travel Plan. 37 Commercial Waste Team – No objection. Advise the proposed bin storage is sufficient for the proposed development. 38 Conservation Team – The planning case officer is a conservation officer, so no formal response has been issued. Representations 39 3 representations were received, two objecting to the proposal and one neutral. The main issues raised within the representations are: • Visual impact • Potential noise • Loss of view 40 These issues 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 AA not required Design Statement or Design and Access Statement • Design Statement • Heritage Assessment Report on Impact or Potential Impact eg Flood Risk Assessment • Ecology Survey Report • Tree Survey Report • Geo-environmental report • Transport Assessment • Flood Risk Assessment • Drainage Strategy • Air Quality Impact Assessment Appraisal 41 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. Page 162 of 240
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The relevant policy considerations are outlined in the policy section above and are considered in more detail below. 42 In this instance, section 14(2) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 places a duty on planning authorities in determining such an application as this to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Section 64(1) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 is relevant and requires planning authorities to pay special attention to the desirability of preserving or enhancing the character or appearance of the designated conservation area. Principle 43 The principally relevant policies are NPF4 Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings, and LDP2 Policy 11: Perth City Centre Secondary Uses Area. 44 In this regard the site is within an area of long-established mixed uses including retail, office and residential. LDP2 Policy 11 supports a mix of appropriate uses which will not adversely affect the amenity of existing surrounding property. In this case it is considered that use as a hotel is acceptable in this context and will contribute to improving the vitality and amenity of the area, which is currently adversely affected by the prominent, disused building. 45 NPF4 Policy 9 supports the sustainable reuse of brownfield land including vacant and derelict land or buildings. The proposed change of use of the building to a hotel meets with the policy intent, in that the proposal utilises an existing asset, conserving embodied energy and regenerating an urban site at risk of dereliction in the long term. 46 While the proposed development is contrary to NPF4 Policy 22 in relation to flood risk, as detailed in the relevant section below, and to recommend approval would be considered a departure from the development plan, it is considered that such an approach is justified by the potential benefit of the proposed development in relation to the economic impact and regeneration of the disused building. In this respect the Chief Planner for Scotland issued a letter on 13 October 2025 clarifying Policy 22 and its application in practice. This makes it clear that flood risk should be clearly understood by the decision maker; that applicants should provide accurate information to support planning applications; and that SEPA and local authorities have a duty to reduce overall flood risk. It should also be appreciated that flood risk accumulates over time. The Planning Authority should also consider all other relevant NPF4 and local development plan policies and material considerations, alongside SEPA advice. This continues the theme that policies within NPF4 should be read and applied as a whole and that some conflict between different policies is normal and to be expected. The planning system requiring decision makers to weigh up all relevant policies, as well as material considerations in applying balanced planning judgement. The flood risk conflict is discussed further below. Page 163 of 240
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Design and Layout 47 The property is a Victorian municipal building on the prominent corner junction of Tay Street and High Street, within the Perth Central Conservation Area. 48 The proposal seeks to refurbish it as a 74-bedroom hotel, with a landscaped rear courtyard and back of house facilities within the existing garage block. The existing rear 1930’s extension is to be remodelled internally, with two additional storeys added via a roof extension. 49 In accordance with LDP2 Policy 2, a Design Statement has been submitted detailing the evolution of the proposed design. 50 The existing 19th century sections of the building facing High Street and Tay Street are to be retained as existing and repaired as necessary. The existing internal layout lends itself well to the proposed hotel use, and no significant change is considered to be required. Principal rooms and historic internal fabric and architectural features are to be protected and incorporated into the proposed redevelopment. Existing basement jail cells, the courtroom and Council Chamber are proposed to be retained as a visitor attraction, with managed public access. 51 The 1930’s rear extension is to be remodelled and extended to contain the majority of the hotel bedrooms. The existing dressed stone façade will be retained and repaired as necessary, with new sections finished in render and aluminium cladding. New windows will match the existing metal framed “Crittal” style units. Final details of the proposed windows, external doors and render/ cladding colour and specification can be controlled by condition and via the associated Listed Building Consent application. 52 The rear section is visible from Tay Street, through the existing pend access, and this view will remain unchanged. The proposed roof extension will not be readily publicly visible from either High Street or Tay Street. 53 The proposal is considered consistent with the requirements of the relevant policies, in relation to design and placemaking, as it will preserve and enhance the existing building, ensuring that its significant contribution to the streetscape character and interest is retained via the introduction of a viable new use. Residential Amenity 54 NPF4 Policy 14: Design, Quality and Place sets out that development proposals will be supported where they are consistent with the six qualities of successful places: Healthy, pleasant, connected, distinctive, sustainable and adaptable. 55 In terms of noise and external lighting, conditions are attached to ensure that these are acceptable in relation to plant/ equipment, construction and deliveries. A Noise Impact Assessment has been submitted and sets out appropriate mitigation to ensure residential amenity is protected. The recommendations can be controlled via condition (Conditions 9-13). Page 164 of 240
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56 Representations raise concerns relating to loss of sunlight/ daylight and overlooking in relation to the proposed roof extension within the rear courtyard. A supporting Daylight and Sunlight report indicates that the majority of windows and rooms tested within the neighbouring buildings satisfy the Building Research Establishment (BRE) criteria in relation to light. While a small number of rooms fall below the BRE guidance, these appear to be bedrooms and kitchens, with reasonable levels of daylight distribution to the principal areas facing the proposals. The report concludes that the proposed development aligns with the principles of the BRE guidance and will not unacceptably/materially affect daylight or sunlight to existing residential properties. 57 An Air Quality Impact Assessment has been completed due to the site location in the Perth Air Quality Management Area and concludes that the development will have a negligible impact on air quality. A condition is attached requiring a Construction Dust Management Plan, related to control of dust during the construction phase (Condition 8). 58 As there is potential for asbestos containing or other hazardous materials in the existing building, further information is required by condition in relation to contaminated land (Condition 16). 59 The proposal is considered to be consistent with the requirements of NPF4 Policy 14 as it will ensure the sustainable reuse of a unique, historic, city centre building which is in an attractive location and well-connected to existing facilities. Roads and Access 60 NPF4 Policy 13; Sustainable Transport and LDP2 Policy 60B: Transport Standards and Accessibility are of relevance in consideration of roads and access. 61 NPF4 Policy 13 seeks to encourage development that prioritises walking, wheeling, cycling and public transport for everyday travel and reduces the need to travel unsustainably. Similarly, LDP2 Policy 60B supports development that encourages the use of sustainable transport modes over private vehicles. 62 The submitted Transport Statement provides details of available infrastructure and service provision and sets out that the proposed development seeks to minimise impacts on the surrounding road network. 63 The location is within an area with multiple sustainable transport options. There will be no dedicated vehicular access or parking, and the site is within an existing controlled parking zone with nearby long and short stay car parks. 64 Further details are required by condition in relation to cycle parking, a Staff Travel Plan, a Construction Traffic Management Plan, and agreement of a High Street drop off area. Overall, the principle of the proposal is compliant with the relevant transport policies, subject to the recommended conditions (Conditions 2, 3, 4 and 5). Page 165 of 240
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Drainage and Flooding 65 SEPA flood mapping, which gives a high-level position, indicates that the site is within an area at low likelihood of river flooding, as such a Flood Risk Assessment (FRA) and Drainage Strategy have been submitted. 66 Thie FRA looks in more detail at the flood risk situation and sets out that there is actually an increased risk of both surface water flooding and fluvial flooding and this takes it into the medium risk category. As per the discussion in the below paragraph. 67 The location of the site behind Perth Flood Prevention Scheme (PFPS) offers a level of protection from fluvial (river) flooding. The FRA states that since construction of the PFPS, the way in which flood risks are calculated by SEPA has increased in terms of the adjustments applied in relation to climate change - from a 20% addition to 53%. This means that the site is now considered to have a potential medium risk of river flooding during severe weather events. 68 The existing building is categorised in Table 1 of SEPA’s ‘Flood Risk and Land Use Vulnerability Guidance’ (July 2024) as a “Least Vulnerable” use (which includes Offices) based on its most recent use. Whereas the proposed hotel use moves up to the next category of “Highly Vulnerable” (which includes Hostels and Hotels). This highly vulnerable categorisation sits below the ‘Most Vulnerable’ level, which includes uses such as hospitals and schools. 69 The stated intent of NPF4 Policy 22 is to “strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding”. Section (a) provides 4 exceptions where development proposals which are at risk of flooding or in a flood risk area could be supported: I. Essential infrastructure where the location is required for operational reasons II. Water compatible uses. III. Redevelopment of an existing building or site for an equal or less vulnerable use. IV. Redevelopment of previously used sites in built up areas where the LDP has identified a need to bring these into positive use and where proposals demonstrate that long term safety and resilience can be secured in accordance with relevant SEPA advice. 70 SEPA and the Council’s Flood Team have objected to the proposal on the basis that it is contrary to Policy 22 of NPF4. While the proposal comprises redevelopment of an existing building, there is an increase in vulnerability to flooding due to bedroom accommodation on the ground floor. In accordance with criterion iv, the proposal includes positive reuse of a site within a built-up area. However, adequate long-term safety and resilience are not adequately demonstrated by the submitted information, including the potential for safe/ dry access and egress during a flood event. Page 166 of 240
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71 The applicant has provided additional supporting information, including an updated Drainage Strategy and Flood Evacuation Plan. While the revised Drainage Strategy meets concerns previously raised, concerns remained regarding bedroom accommodation on the ground floor and safe access and egress, and both SEPA and the Council’s Flood Team maintain objections. 72 Viability information has been submitted by the applicant to demonstrate that the proposed development maximises the potential floor area of the site, and that without overnight accommodation on the ground floor, the reduced number of bedrooms would make the proposal unviable. No other viable uses within the ‘Less vulnerable category’ have been identified. Indeed, the proposed use as a hotel appears to be the only realistic option. On this basis, if the building cannot be used as a hotel there is a significant likelihood that it will remain disused in the long term. 73 While the proposal is contrary to Policy 22 in this respect, and this is fully understood and mitigation is proposed, with the risks accepted. It is noted that substantial areas of Perth City Centre are at a similar risk of flooding in a severe weather event. The building has been vacant since 2008, and there is little demand for office space in the city centre. Any end use would require to be financially viable in the context of a significant conservation deficit, due to the overall scale of the project, and the specialist nature of works to bring a listed building back into use while ensuring that its architectural significance is protected. Options for potential reuse of the building for alternative uses are extremely limited, and from a viability perspective, residential use would see similar issues in respect of flood risk. 74 The proposed development otherwise meets the policy criteria, and it is considered in this case that the proposed change of use is acceptable on the basis of the proposed flood mitigation measures, and the positive economic impact of the development, including the retention and sustainable reuse of a prominent, long-term vacant listed building in the city centre. In line with the requirements of the Town and Country Planning (Notification of Applications) (Scotland) Direction 2009, should the application be approved by the Committee, then it would necessitate the application being notified to Scottish Ministers in order to ascertain whether they wish to ‘call-in’ the application for determination, or whether the application can progress for determination by the local authority. Waste Collection 75 The Council’s Commercial Waste team has been consulted and has confirmed that the arrangements set out in the application for bin storage are sufficient for the proposed development. Conservation Considerations 76 The site incorporates a category B listed building and is sited within the Perth Central Conservation Area. As such, Policy 7 of NPF4 and policies 27A and 28A of LDP2 apply. Page 167 of 240
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77 A Heritage Assessment has been submitted with the application, which sets out the significance of the building and how this has been taken into account during development of the proposals. It recognises that the area which will see most alteration (the later rear extension) is of least architectural and historic significance. 78 The assessment also recognises the principal rooms and internal features that contribute to the special interest of the building and are to be retained as existing. Most notably, the historic Council Chamber survives largely unaltered. This room is of local heritage significance, in addition to its architectural quality and interest. The applicant has agreed proposals to open the building to the public on specified days to ensure that this important element of Perth’s local history remains accessible, and a condition is attached to this effect (Condition 24). 79 The proposal adapts the existing building to facilitate use as a hotel, in the course of which there will be a degree of loss of historic fabric and minor alterations to the layout. The rear extension and courtyard will see the most change, with the existing principal views of the building from Tay Street protected. The building is currently vacant, and the longer it remains so, the more likely it is to suffer from disrepair, making any future efforts to reuse it more costly and complex. The proposed alterations have been designed with due consideration of the building’s character and interest and are considered proportionate to allow for the building to be actively reused and maintained in the long term. Conditions 19-21 seek to ensure that the appropriate level of detail is sought for design and materials. 80 The site is within an area of archaeological significance due to its location within the area associated to the medieval burgh of Perth. Conditions are attached to ensure that a detailed archaeological record is made of the existing building prior to commencement of works, and that appropriate archaeological mitigation in the course of works is agreed (Conditions 6 and 7). 81 For the reasons detailed above, the proposal is considered in accordance with the relevant built heritage policies. Natural Heritage and Biodiversity 82 In relation to natural heritage and biodiversity, NPF4 Policies 1: Tackling the climate and nature crisis, 2: Climate Mitigation and Adaptation and 3: Biodiversity apply, as does LDP2 Policy 41: Biodiversity. 83 An Ecological Impact Assessment has been submitted, setting out that the building has low suitability for roosting or hibernating bats, and the proposed works will not affect habitat that supports foraging or commuting bats. As such, no mitigation is required. 84 In accordance with NPF4 Policy 3, proposals for local development will include appropriate measures to conserve, restore and enhance biodiversity. As there is Page 168 of 240
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evidence of swift activity in the area, a condition is attached requiring swift boxes to be sited on the proposed roof extension (Condition 18). 85 A Tree Survey Report has been submitted in relation to a mature elm which, although the trunk is in a neighbouring courtyard adjacent, may be affected by the proposals due to branch spread into the site. The tree is protected due to its location in the Conservation Area, and is unusual survivor given the extensive loss of elm throughout the UK due to Dutch Elm Disease. While the Report notes that the tree is large for the confined space, its condition is adequate. The application does not require the removal of the Elm, although works will be required to facilitate the proposed roof extension. A standard condition has been added in relation to tree protection measures to ensure that the root protection area of the tree is not disturbed during construction works (Condition 15). 86 While the site has limited external space, a condition is attached requiring detailed landscaping proposals to ensure that appropriate consideration is given to biodiversity and visual enhancement of the courtyard areas (Condition 14). Developer Contributions 87 The Council Transport Infrastructure Developer Contributions Supplementary Guidance 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). 88 The proposal is primarily for a change of use and given the extant nature of the potential to use as offices, the building is considered to be ‘in use’ in terms of the Guidance. As such there is no contribution requirement. 89 An extension of floorspace is proposed, which has been assessed for any need of a contribution. This is considered under the ‘Other’ and ‘Employment’ categories in section 6 of the Guidance. 90 However, LDP2 Policy 5: Infrastructure Contributions, and the Supplementary Guidance both make provision for exemptions for defined categories of development, where no contributions will be required. These include development that ‘..would support Council objectives…’ (Policy 5); and cases where ‘… a proposal supports specific Council objectives, such as regeneration or significant economic benefit…’ (paragraph 6.11 of the Supplementary Guidance). 91 Taking the terms of the policy and Supplementary Guidance into consideration, the position recommended is that no Developer Contribution will be required for the extension of floorspace proposed. 92 This position is based on several factors, including Council objectives to identify and support measures that facilitate physical regeneration and economic development in the city centre – which may otherwise be prejudiced. Page 169 of 240
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Economic Impact 93 The proposed development provides the opportunity to bring a long-term vacant building of historic and architectural significance into active use, providing local employment and encouraging people into the city centre, contributing to the local economy. 94 NPF4 Policy 30 sets out that proposals for tourism related development will take into account factors such as the contribution made to the location economy, compatibility with the surrounding area and impacts on communities. The site is appropriately located to support regeneration and enhancement of the vitality and viability of the City Centre, including existing tourism-related facilities. It is also well served by sustainable transport links. Variation Of Application Under Section 32A 95 This application has not been varied prior to determination. Planning Obligations and Legal Agreements 96 None required. Direction By Scottish Ministers 97 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 98 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 significantly comply with NPF4, and the adopted Local Development Plan 2 (2019), with the exception of the change to a more vulnerable use within an area of flood risk. While the development is contrary to flood risk policies: NPF4 Policy 22 and LDP2 Policy 52. However, there are material considerations which are considered to justify a departure from these aspects of the development plan, notably the economic benefits for Perth City Centre and the retention and active use of a prominent vacant listed building. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve the application. Page 170 of 240
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Conditions and Reasons for Recommendation 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been 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 proposed drop off facility on the High Street as shown on drawing 50 is not approved. Prior to commencement of development, a suitable scheme for an accessible drop-off facility and Traffic Regulation Order (TRO) are to be agreed in writing with the Planning Authority, in consultation with the Roads Authority. The proposed TRO is subject to the necessary consultation period. The scheme, as approved in writing, shall be implemented prior to the development being brought into use. This planning permission, if granted, does not guarantee that the proposed TRO/drop off facility will be approved. Reason - In the interests of providing an accessible drop-off facility. 3. Prior to commencement of any development on site, a detailed design for the proposed secure, covered cycle parking facility in the courtyard, to accommodate a minimum of 19 cycles, shall be submitted for the further written approval of the Council as Planning Authority, in consultation with the Roads Authority. This approved cycle parking shall be implemented in accordance with the approved details prior to the development being brought into use. Reason - To encourage active travel and to meet advice within Scottish Planning Policy on transport. 4. Prior to the commencement of the development hereby approved, the applicant shall submit for the further written agreement of the Council as Planning Authority, in consultation with the Roads Authority (Structures), a Construction Traffic Management Scheme (TMS) which shall include the following: a) restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; b) timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events; c) a code of conduct for HGV drivers to allow for queuing traffic to pass; d) arrangements for liaison with the Roads Authority regarding winter maintenance; e) emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown; f) arrangements for the cleaning of wheels and chassis of vehicles to prevent material from construction sites associated with the development being deposited on the road; Page 171 of 240
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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 TMS as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interest of proper site management. 5. No part of the development shall be occupied until a Travel Plan, aimed to encourage more sustainable means of travel, has been submitted to and agreed in writing by the Council in consultation with Transport Planning. The Travel Plan will have particular regard to provision for walking, cycling and public transport access to and within the site and will identify the measures to be provided, the system of management, monitoring, review, reporting and the duration of the plan. Reason - To promote sustainable transport options and to meet advice within Scottish Planning Policy on transport. 6. Development shall not commence until the developer has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Archaeological Investigation (WSI) which has been submitted by the developer and agreed in writing by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust (PKHT). Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented including that all excavation, preservation, recording, recovery, analysis, publication and archiving of archaeological resources within the development site is undertaken. Should the archaeological works, as required by the WSI, identify a requirement for post-excavation analysis, the development as approved shall not be occupied or brought into use until a Post-Excavation Research Design (PERD) has been submitted to and agreed in writing by the Council as Planning Authority, in consultation with PKHT. The PERD shall be carried out in complete accordance with the approved details. Furthermore, the developer shall afford access at all reasonable times to PKHT or a nominated representative and shall allow them to observe work in progress. Page 172 of 240
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Reason - To ensure a programme of archaeological works is carried out to safeguard and record any archaeological remains within the development area. 7. Development shall not commence until the developer has secured an archaeological standing building survey, to be carried out by an independent and suitably qualified archaeological organisation. The scope of the archaeological standing building survey will be set by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust. The name of archaeological organisation retained by the developer shall be given to the Council as Planning Authority and PKHT in writing not less than fourteen days before the commencement date provided in the Notice of Initiation of Development. Copies of the resulting survey shall be deposited in the National Record of the Historic Environment and in the Perth and Kinross Historic Environment Record upon completion of the survey. Reason - To ensure an appropriate archaeological standing building survey is carried out and the resulting survey is recorded properly. 8. Prior to the commencement of the development a Construction Dust Management Plan shall be submitted for the approval of the Planning Authority. The CDMP shall include procedures and mitigation measures for the control of dust to prevent or minimise the release of dust during any stages of the construction period of the development. Reason - In order to safeguard the neighbouring residential amenity in the area. 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 order to safeguard the neighbouring residential amenity in the area. 10. Mitigation measures as described in Sections 7.4 of the Noise Impact Assessment undertaken by Sandy Brown dated 26.09.2024 (Document 27), shall be undertaken to ensure a satisfactory level of residential amenity can be achieved. Reason - In order to safeguard the neighbouring residential amenity in the area. 11. 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. Page 173 of 240
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12. Construction work shall be limited to Monday to Friday 0700 hours to 1900 hours and Saturday 0800 hours to 1300 hours with no noisy works out with these times or at any time on Sundays or bank holidays (as identified by Scottish Government). Reason - In order to safeguard the neighbouring residential amenity in the area. 13. Servicing of and deliveries to the premises shall be carried out between 0700 and 1900 Monday to Saturday only, with no servicing or deliveries permitted on Sundays. Reason - In order to safeguard the neighbouring residential amenity in the area. 14. 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. 15. Prior to the commencement of any works on site, all trees on site and those which have Root Protection Areas which fall within the site shall be retained and protected. Protection methods shall be strictly in accordance with BS 5837 2012: Trees in Relation to Design, Demolition and Construction. Protection measures, once in place, shall remain in place for the duration of construction. Reason - In the interests of protecting environmental quality and of biodiversity. 16. Development shall not commence on site until an evaluation for the potential of the site to be affected by contamination by a previous use has been undertaken and, as a minimum, a Preliminary Risk Assessment (Phase 1 Desk Study) has been submitted for consideration and accepted by the Council as Planning Authority. If the preliminary risk assessment identifies the need for further assessment, an intrusive investigation shall 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 Page 174 of 240
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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 measures to decontaminate the site shall be fully implemented in accordance with the scheme subsequently agreed by the Council as Planning Authority. Verification 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. 17. The conclusions and recommended action points within the supporting ecology survey report (Document 33) submitted and hereby approved shall be fully adhered to, respected and undertaken as part of the construction phase of development. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 18. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, a minimum of 8 swift nest boxes shall be provided on the proposed roof extension. Boxes should be positioned close together in accordance with the requirements set out in the PKC Planning for Nature Supplementary Guidance. Thereafter, the agreed scheme shall be maintained in a reasonable condition for the life of the development. Reason - In the interests of protecting environmental quality and of biodiversity. 19. Prior to the commencement of the development hereby approved, details of the specification of new or replacement windows and external doors, including elevation and section drawings, shall be submitted to and agreed in writing by the Council as Planning Authority. Reason - In order to protect the traditional character of the building and the appearance of the Conservation Area. 20. 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 order to protect the traditional character of the building and the appearance of the Conservation Area. 21. All new external and internal works and finishes and works of making good the retained fabric, shall match the existing adjacent work with regard to the methods used and to material, colour, texture and profile, unless shown otherwise on the Page 175 of 240
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drawings or other documentation hereby approved or required by any condition(s) attached to this consent. Reason - In order to protect the traditional character of the building and the appearance of the Conservation Area. 22. The development hereby approved shall be constructed so as to be flood resilient in order to reduce the extent of potential flood damage and thereby reduce repair costs and speed up building restoration should a flood event occur. Reason - In order to take account of the flood risk from the adjacent watercourse. 23. The measures identified in the Flood Risk Assessment (Document 24) to prevent flooding of the site, approved as part of this permission, shall be fully implemented. Verification that the scheme has been fully implemented must be submitted to the Council as Planning Authority prior to completion or the bringing into use of any part of the development, whichever is the earlier. Reason - In order to take account of the flood risk from the adjacent watercourse. 24. Prior to completion or occupation of the development hereby approved, whichever is the earlier, details of managed tours of the building to facilitate public access to the historic interior should be submitted to and agreed by the Council as Planning Authority. The details as agreed shall be implemented in full. Reason - To ensure public access is maintained in recognition of the local heritage significance of the building Justification The proposal is considered a minor departure from the Development Plan however there are material reasons which justify departing from the Development Plan. Procedural Notes SEPA has submitted a holding objection to the proposed development, in relation to flood risk. If the Planning and Placemaking Committee agree with the recommendation to approve the application, then the application will have to be referred to Scottish Ministers for authority to proceed. 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, Page 176 of 240
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which may result in enforcement action being taken. Please use the form attached herewith. 2. 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 3. 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. 4. The presence of protected species, and the extent to which they could be affected by the proposed development, should be established before works commence. Should protected species be identified within the site the developer should ensure that all appropriate measures required to comply with the relevant legislation are carried out. 5. 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. 6. 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. 7. 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. 8. This is approval of your application 24/01613/FLL for planning permission only. It does not include any approval for your related Listed Building Consent 24/01614/LBC. You should therefore not commence work until you have Page 177 of 240
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received Listed Building Consent. Carrying out alterations without Listed Building Consent is an offence. 9. No work shall be commenced until an application for building warrant has been submitted and approved. 10. The applicant is advised that any proposed signage will require a further application to be submitted for advertisement consent unless it benefits from express consent as per the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. 11. 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 Environment Protection Agency. 12. Guidance on the detailed design and positioning of the cycle storage can be sought from Transport Scotland's Cycling by Design 2021. 13. 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, permission 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. 14. The existing PKC Street lighting assets on exterior of building (High Street Side) are to remain. 15. The applicant is advised that the granting of planning permission does not guarantee a connection to Scottish Water's assets. The applicant must make a separate application to Scottish Water Planning & Development Services team for permission to connect to the public wastewater system and/or water network and all their requirements must be fully adhered to. Background Papers Letters of representation 3 Authors Name Designation Contact Details Diane Barbary Conservation Officer 01738 475300 developmentmanagement@pkc.gov. Page 178 of 240
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Approved Name Designation Date Kristian Smith Development Management and Building Standards Service Manager 22 October 2025 Page 179 of 240
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Ü Change of use, alterations and extension to form hotel at 3 - 5 High Street, Perth 24/01613/FLL Scale 1:15,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(2)(i) Page 181 of 240
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Ü Change of use, alterations and extension to form hotel at 3 - 5 High Street, Perth 24/01613/FLL Scale 1:5,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(2)(i) Page 183 of 240
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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. 25/285) PROPOSAL: Erection of dwellinghouse with integrated farm office, glasshouse and dairy, extension of access track and associated works LOCATION: Land 370 Metres North East Of 5 Flawcraig, Farm, Rait, Perth, PH2 7RY Ref. No: 24/01962/FLL Ward No: P1- Carse Of Gowrie Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1. The proposed development comprises a new farmhouse at Craighead Farm to support the ongoing management of the farming enterprise. The site is located to the west of Kinnaird within a larger area of agricultural land. 2. The applicants own and run Craighead Farm, a 21.37 hectare (ha) farming enterprise comprising of pasture, grazable woodland and agroforestry, including sheep (primarily Hebridean Sheep), Cattle (primarily Shetland Cattle) and Angora Goats. There are no properties on the farm and the applicants live off-site in rented accommodation in the Carse. 3. The applicants also own and operate neighbouring Guardswell Farm (to the east of Kinnaird) which is an agritourism business providing events space for weddings, markets and community occasions with interlinked accommodation comprising 3 houses and 3 cabins. These are used solely as short term holiday lets. With an annual occupancy level of 70%, the properties are run as a dedicated commercial enterprise and linked to the viability of Guardswell Farm. 4. The applicants are focused on sustainable living and a hyperlocal approach to the construction and day to day living. In addition to this the application has 5(2)(ii) Page 185 of 240
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been further supplemented to justify the need for the dwelling in relation to the existing farming operations. 5. The dwelling proposed is single storey and provides an office, store, kitchen, 3 bedrooms, a glass house (for domestic growing) and micro dairy (for domestic use). The design features compost heat exchange, water collection and solar PV alongside a ‘hyper local’ approach to sourcing building materials. Site History 6. 22/01993/FLL Full Planning Permission application was Withdrawn on 16 May 2023 for Erection of a dwellinghouse and outbuildings and associated works 7. 23/00862/PNA on 5 July 2023 for Erection of agricultural storage building 8. 23/00863/PNA on 5 July 2023 for Formation of agricultural track 9. 23/00864/PNA on 5 July 2023 for Erection of an agricultural shed 10. 23/01711/FLL Full Planning Permission was Approved on 25 January 2024 for Upgrading of existing vehicular access and formation of access track Pre-Application Consultation 11. Pre application Reference: 21/00445/PREAPP 12. 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 13. 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 14. 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. 15. The Council’s assessment of this application has considered the following policies of NPF4: • Policy 1: Tackling the Climate and Nature Crises Page 186 of 240
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• Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 5: Soils • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 17: Rural Homes Perth and Kinross Local Development Plan 2019 16. 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. 17. The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 15: Public Access • Policy 19: Housing in the Countryside • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 29: Historic Gardens and Designed Landscapes • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • 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 50: Prime Agricultural Land • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 18. • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Housing in the Countryside (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020) Page 187 of 240
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Other Material Considerations PKC Non Statutory Guidance • Planning Guidance - Planning & Biodiversity National Guidance 19. 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 20. The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 67 Housing Quality • PAN 75 Planning for Transport • PAN 77 Designing Safer Places Creating Places 2013 21. Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. National Roads Development Guide 2014 22. 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. Consultations 23. As part of the planning application process the following bodies were consulted: External 24. Historic Environment Scotland 25. No objection to the proposal. Page 188 of 240
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Internal 26. Development Contributions Officer 27. There are no developer contributions required. 28. Development Plans Team 29. No objection to proposal, assessment provided in relation to policy considerations detailed in policy appraisal section. 30. Environmental Health (Private Water) 31. No objection to proposal, informative required in relation to private water. 32. Community Greenspace 33. No objection to proposal, access through site discussed with applicant and a condition will be added so a formal plan is agreed. 34. Environmental Health (Noise Odour) 35. No objection to the proposal, standard conditions recommended in relation to noise and light. 36. Transportation and Development 37. No objection to proposal no conditions recommended. 38. Representations 39. 60 representations were received. 38 in support and 22 objections. The main issues raised within the representations are: 40. Support • Promotes self sufficiency • Environmentally friendly • Employment benefits • Provides a home for local family • Improves biodiversity • High quality sustainable design • Complies with Development Plan policy • Enhances character of area • Supports economic development • Results in environmental improvements Page 189 of 240
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41. Objection • Potential future plans • No adequate justification • Contrary to Development Plan policy • Out of character with the area • Inappropriate land use • Noise pollution • Traffic congestion, and road safety concerns • Light pollution • Detrimental impact on wider landscape character • Inappropriate design and density • Restricts public access • Adverse effect on visual amenity • Excessive height • Loss of open space • Over intensive development / Inappropriate housing density • Over looking 42. These issues are addressed in the Appraisal section of the report. 43. Additional issues have been raised which are not material planning considerations. 44. Comments on technical building standards and water standards would be considered in any building warrant or other regulatory processes. Additional Statements 45 Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report not applicable Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement submitted Report on Impact or Potential Impact eg Flood Risk Assessment submitted Appraisal 46. 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. 47. The Development Plan comprises NPF4, the Perth and Kinross Local Page 190 of 240
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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 48. The applicants desire to live as sustainably as they can and originally sought approval under Category 3.5 Houses for Sustainable Living of Policy 19 Housing in the Countryside of LDP2. In this regard a proposal assessed under this category could comply with NPF4 as Policy 9 Brownfield, vacant and derelict land and empty buildings b) supports the development of greenfield sites where explicitly supported by policies in the LDP. 49. The proposal focuses on ecological building principles in the configuration and layout of the house, the response to setting, material selection and includes a fabric first approach to energy efficiency, solar gain. Sustainability principles are carried through with the compost heat exchange, water collection and solar PV alongside a ‘hyper local’ approach to sourcing building materials. Whilst this approach is supported by the council it was considered that this was not fulfilling what Category 3.5 is seeking to achieve which is a one-off, bespoke single house at the forefront of sustainability. 50. The proposal is for a new house at the applicants’ farm at Craighead. There are no properties associated with the farm itself and the applicants currently live off-site. The majority of the applicants land is categorised as 3.2 in relation to the land capability for agriculture (anything 3.1 or above is considered ‘prime’) the application site is on a smaller area of the farm holding which is graded 5.1. The applicants also own and operate the neighbouring Guardswell Farm as an agritourism business. 51. The applicants land ownership lies each site of the settlement of Kinnaird which is defined by a settlement boundary. The application site is over 400m from the settlement boundary and does not adjoin the settlement and is therefore not considered against Policy 6 Settlement Boundaries of LDP2. 52. NPF policy 17: Rural Homes supports under part a) v.) houses which are demonstrated to be necessary to support the sustainable management of a viable rural business or croft, and there is an essential need for a worker to live permanently at or near their place of work. LDP2 Policy 19: Housing in the Countryside supports new houses in the open countryside on defined categories of sites as set out in Section 3 of the Supplementary Guidance (SG). The SG includes category 3.3 economic activity – new house to support an existing business. This category requires that applicants provide evidence that a new house is essential to the continued operation of the farm for animal welfare reasons. Page 191 of 240
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53. An independent SAC report has been submitted which concludes that, based on the current livestock farming activity, the estimated annual labour requirement for the farming operation is 1 labour activity unit. This justifies the provision of a single house. 54. The SG also sets out criteria which will be taken into account in assessing a proposal under this category: changes in the business over the last 5 years, distance of the house from animals or livestock, whether the size of the house is appropriate, and whether there is a likelihood of further applications for new housing. 55. Changes in the business could include the selling off of any houses or buildings which could instead have been renovated or converted to provide accommodation. The existing buildings at the neighbouring Guardswell Farm (where the applicants run their agritourism business) have all been renovated or converted to holiday or event accommodation. No other buildings are available leading the applicants to seek permission for completely new house on the Craighead part of their landholding. The applicants have submitted a comprehensive assessment of the 16 sites they considered before deciding on the site which is the subject of this planning application. 56. In relation to the other criteria, it is generally considered appropriate for a farm workers house to be located close to livestock, the scale of the proposed house is considered appropriate as a main farmhouse, and there are not considered to be any factors which would suggest a likelihood of further applications for new houses. 57. Whilst the applicants do already own properties at Guardswell Farm, these form part of an existing agritourism business. The independent assessment is that the level of existing livestock at Craighead is such that a full-time labour unit is required to operate the farm. Furthermore, a detailed site assessment was undertaken before deciding on the location for the new house. It is therefore considered in consultation with the Development Plans Teams that the proposal is in line with NPF policy 17: Rural Homes, and LDP2 Policy 19 and associated SG on Housing in the Countryside. Future Development 58. The letters of representation raise many issues around future potential uses and the potential impacts. It is important to note that future development is not being considered at this time and the application has been assessed on the details in the submission. It is clear that this is a house within a wider farm holding being justified under agricultural need. Planning permission is not required to establish a ‘farm’ and there is no change of use of land to farmland. Operations related to agriculture are acceptable within the site and if any other uses etc are proposed these may or may not need planning permission and the applicant could seek advice on this. Page 192 of 240
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Design and Layout 59. The site is contained to the east of the land holding with mature planting on 3 sides and a pond to the south. The site will connect to an existing track which has been formed through agricultural permitted development along with a shed both of which lie to the west. The farmhouse will be associated with wider land and the shed. The site is well contained and is within a small area of the only lower grade land within the holding. 60. The proposal is for a single storey farmhouse providing office, store, kitchen, 3 bedrooms, a glass house (for domestic growing) and micro dairy (for domestic use). The design has traditional proportions and features ecological building principles reflected in the configuration and layout of the house, material selection with energy efficiency and solar gain. Sustainability principles are further carried through with the compost heat exchange, water collection and solar PV alongside a ‘hyper local’ approach to sourcing building materials. 61. The site is large and would benefit (as discussed in a further section in relation to access rights) from a defined curtilage for the dwelling which could be agreed by condition (Condition 5) 62. As such, the proposal accords with NPF4 Policy 14 Design, quality and place, and LDP2 Policies 1A and 1B Placemaking and the supplementary placemaking guidance. Landscape 63. The site is not within a designated landscape (See later section related to Fingask HGDL) and is well contained/screened on three sides. It is accepted that the site is elevated but development along this ridgeline isn’t out of place the village of Kinnaird sits directly to the west rising up the hillside. 64. The siting of a single storey dwelling within the site is not considered to have a detrimental impact of the wider landscape character. 65. The proposal is therefore considered to comply with Policy 39 Landscape of LDP2 and Policy 4 Natural Places of NPF4. Residential Amenity 66. The dwelling is sited 400m from the nearest property. It is therefore considered that the interviewing distance is adequate to mitigate any of the usual impacts in relation to residential amenity such as overlooking/loss of privacy etc. 67. In relation to the dairy/battery storage/compost heat exchanger system etc. given the distance to residential properties out with the ownership of the applicant it is considered that noise should not detrimentally impact residential amenity. However the standard plant noise condition can be applied to ensure this. (Condition 2) Page 193 of 240
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68. In relation to the elevated position and to address concerns raised in relation to light pollution a condition will also be added to ensure that external lighting is sufficiently screened.(Condition 3) 69. As a consequence, the amenity of neighbouring properties is considered to be protected in accordance with the content of the relevant polices of LDP2 and NPF4. Access Issues 70. A number of representations have raised concerns with an ancient drover’s road and possible Right of Way which extends from the end of Willie’s Wynd, in the village of Kinnaird, up through the existing apple orchard which was planted by the applicants and leads to Fingask estate. It is also stated that in older maps this way links the farms of Flawcraig and Woodwell with a network of roads used for the movement of livestock to different pastures and farms. 71. The Councils Access Officer has been in discussion with the applicants and objectors and has also visited the site. It has been confirmed that there is no formal right of way and no designated core path through the site. It is therefore considered a general access rights issue, and the applicant is working with the council to find an acceptable solution for that. An access statement/plan and an east – west route for walkers within the red line boundary has been requested. The access statement/plan should address the concern about access e.g. by identifying an east - west route avoiding the area in front of the house and plans should also indicate the extent of garden ground or a privacy zone around the house where access rights would not apply. A privacy zone in The Land Reform Act refers to sufficient adjacent ground to enable those living there to have reasonable measures of privacy and to ensure that their enjoyment of their house is not unreasonably disturbed. A boundary on the ground can be helpful so that access takers are clear how close is too close when passing the house. 72. The Access Officer has no objection to the proposal, and a condition is recommended so that this can be formalised (Condition 5). The proposal is therefore considered to comply with polices in LDP2 and NPF4 in relation to access rights. Roads and Access 73. The vehicle access to the public road network for the property will be via the existing private track from the C401 into Craighead Farm, just south of Kinnaird. Within the site boundary the access track will be extended to the new dwellinghouse. 74. The site does not share an access with any other dwellings and the access is considered acceptable for the dwelling and associated farming uses. 75. Parking will be provided on site for two vehicles, which is in line with the requirements of the National Roads Development Guide. Page 194 of 240
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76. As such, the current proposal is acceptable in terms of roads and access, according with NPF4 Policy 13: Sustainable transport and LDP2 Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals. Drainage and Flooding 77. The applicant is not proposing connect to the Scottish Water Mains supply, and instead utilising rainwater stored in a 25,000L tank pumped to a secondary storage tank within the home. To ensure resilience they note a man-made pond which exists adjacent to the home, two groundwater spring with tanks to enable strip grazing and utilising a burn which runs across the farm. 78. Waste water and sewage will be managed using grey water recycling and a septic tank. 79. Concerns have been noted about the water supply however as previously detailed the applicants have submitted an SAC report to provide support the need for the dwelling this property is therefore not solely being assessed under Houses for Sustainable Living section of the policy. Therefore should connection to the mains be required they could investigate this. 80. As such, it is considered that the proposal accords with NPF4 Policy 22 Flood risk and water management and LDP2 Water Environment and Drainage Policies 53B Foul Drainage, 53C Surface Water Drainage, and 53E Water Supply. Conservation Considerations 81. The west boundary of Fingask Castle Historic Garden and Designed Landscape HGDL lies to the to the east of the site. Historic Environment Scotland have been consulted and have no comment on the proposal. It is therefore considered that the proposal is not considered to detrimentally impact the setting of the HGDL 82. The potential for archaeological interest in the site has been noted in representations. The submission has been reviewed by Perth and Kinross Heritage Trust and they confirm that the site is not on the Historic Environment Record (not on first or second edition). They note the Roy map they have evidenced in their submission document that there is a historic settlement in the vicinity. There is also a historic quarry too which may have impacted on it. PKHT consider the historic report provided is an interesting narrative into looking into the history of the site and then trying to avoid known heritage, which in turn is best practice for NPF4. They accept that it looks to have been an old farm/settlement there, the remains they found may be related, but there is nothing mapped by OS and most importantly they are avoiding it regardless of what it is. Therefore no archaeological mitigation is required. 83. The proposal is therefore considered to comply with Policy 26 and 29 of LDP2 and Policy 7 of NPF4. Page 195 of 240
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Natural Heritage and Biodiversity 84. The site selected is grassland, a large extent of the access track exists and there are no buildings on the site which are suitable for bats/barn owls. There is woodland on the edges of the site but no trees within the footprint of the development or the land surrounding the proposed dwelling. The surrounding area still retains connectivity for biodiversity and the applicant’s ethos is very much focused on biodiversity enhancement. The proposal includes a number of biodiversity enhancement which can be conditioned. (Condition 6) 85. The lack of a landscape plan has been raised and the proposal as noted in relation to access could benefit from the garden curtilage being defined which could involve a landscaping proposal. (Condition 5) 86. The proposal is therefore considered to comply with the Policy 41 of LDP2 and Policy 3 NPF4. Low and Zero Carbon Generating Technologies 87. 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, 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. In this instance, the proposal includes a large number of technologies that more than meet the requirement. The proposal therefore complies with the relevant policies. Developer Contributions 88. The Council Developer Contributions Supplementary Guidance requires a financial contribution towards increased primary school capacity in areas where a primary school capacity constraint has been identified. A capacity constraint is defined as where a primary school is operating at over 80% and is likely to be operating following completion of the proposed development, extant planning permissions and Local Development Plan allocations, at or above 100% of total capacity. 89. This proposal is within the catchment of Abernyte Primary School. Education & Children’s Services have no capacity concerns in this catchment area at this time. Economic Impact 90. The development would provide jobs during construction and provide a home for a family working locally in agricultural and agritourism. Page 196 of 240
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Variation of Application Under Section 32A 91. This application was not varied prior to determination. Supplementary information and justification were submitted to assist in policy assessment Planning Obligations and Legal Agreements 92. None required. Direction By Scottish Ministers 93. 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 94. 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. 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. Page 197 of 240
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3. 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 visual and residential amenity; to ensure a satisfactory standard of local environmental quality; to reserve the rights of the Planning Authority. 4. 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 the interests of protecting environmental quality and of biodiversity. 5. Prior to the commencement of development a plan which shows the curtilage of the dwelling (private garden ground) including a landscaping/planting/boundary treatment plan and access routes throughout the wider land holding shown in blue on associated plans shall be submitted to and agreed in writing by the council as Planning Authority in consultation with community green space. The scheme as agreed and implemented and completed prior to the occupation of the dwelling and shall thereafter be maintained to the satisfaction of the Council as Planning Authority. 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 - To ensure continued public access to the public paths and in the interests of public safety within the site. 6. The recommended action points in relation to biodiversity enhancements within the supporting statement submitted and hereby approved (document(s) 11; 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. 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 None Page 198 of 240
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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. No work shall be commenced until an application for building warrant has been submitted and approved. 4. The applicant is advised that Perth and Kinross Council have a charging scheme for recycling and waste bins for new build properties and newly created dwellings. Further information can be found at: https://www.pkc.gov.uk/binrequests 5. Application for a new postal address should be made via the Street Naming and Numbering page on the Perth & Kinross Council website at www.pkc.gov.uk/snn. Please note there is a charge for this service and submission cannot be made until the relevant Building Warrant has been approved. 6. 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. 7. The applicant shall ensure the private water supply for the dwellinghouse/ development complies with the Water Scotland Act 1980 (Section 63), The Private Water Supplies (Scotland) Regulations 2006 and The Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017. Detailed information regarding the private water supply, including the nature, location and adequacy of the source, any storage tanks/ pipework and the filtration and disinfection treatment proposed to ensure provision of an adequate and consistently wholesome water supply shall be submitted to Perth and Kinross Council Environmental Health in line with the above Act and Regulations. Background Papers Letters of representation 60 Page 199 of 240
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Authors Name Designation Contact Details Joanne Ferguson Planning Officer 01738 475300 developmentmanagement@pkc.gov. Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 16 October 2025 Page 200 of 240
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Ü Erection of dwellinghouse with integrated farm office, glasshouse and dairy, extension of access track and associated works on land 370 Metres North East Of 5 Flawcraig, Farm, Rait, Perth, PH2 7RY 24/01962/FLL Scale 1:25,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(2)(ii) Page 201 of 240
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Ü Erection of dwellinghouse with integrated farm office, glasshouse and dairy, extension of access track and associated works on land 370 Metres North East Of 5 Flawcraig, Farm, Rait, Perth, PH2 7RY 24/01962/FLL Scale 1:10,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(2)(ii) Page 203 of 240
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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. 5(2)(iii) Page 205 of 240
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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. Page 206 of 240
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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 Page 207 of 240
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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 Page 208 of 240
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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. Page 209 of 240
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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. Page 210 of 240
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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 Page 211 of 240
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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. Page 212 of 240
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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. Page 213 of 240
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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 Page 214 of 240
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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 Page 215 of 240
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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 Page 216 of 240
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Ü Erection of agricultural storage building on land 35 Metres West of Cala Sona, Ruthvenfield, Perth, PH1 3JP 25/00866/FLL Scale 1:15,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(2)(iii) Page 217 of 240
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Ü Erection of agricultural storage building on land 35 Metres West of Cala Sona, Ruthvenfield, Perth, PH1 3JP 25/00866/FLL Scale 1:5,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 5(2)(iii) Page 219 of 240
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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. 25/287) PROPOSAL: Residential development (allocated site H20) LOCATION: Land 180 Metres East of Latchburn Ford, Dunning, Perth, PH2 0QS Ref. No: 25/00013/PAN Ward No: P7- Strathallan Summary This report is to inform the Committee of a potential forthcoming planning application in respect of a major development for residential development (allocated site H20) on land 180 Metres East of Latchburn Ford, Dunning, Perth, PH2 0QS. The report also aims to highlight the key planning policies and the likely stakeholders who would be involved in the decision making process, and to offer a brief overview of the key planning issues which are likely to be relevant to the proposal. Background and Description 1. In accordance with the provisions of the Town & Country Planning (Scotland) Act 1997 (as amended), the applicants submitted a Proposal of Application Notice (PoAN) on 25 August 2025. The purpose of this report is to inform the Planning and Placemaking Committee of a forthcoming planning application in respect of a major development for a residential development (allocated site H20) on land 180 Metres East of Latchburn Ford, Dunning, Perth, PH2 0QS. Pre-application reports give the Committee an opportunity to raise issues which it would like to see addressed in the planning application. 2. This PoAN seeks to formally establish a major development. The exact range of uses, scale and design of the development will be arrived at during pre- application discussions. Environmental Impact Assessment (EIA) 3. Due to the scale of the proposal it will require to be screened as to whether the proposal is an EIA development under the EIA 2017 Regulations. It is noted that a screening opinion has already been submitted, reference 25/01359/SCRN, and is currently awaiting assessment. 6(i) Page 221 of 240
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Pre-Application Process 4. The PoAN (reference 25/00013/PAN) confirmed that two public exhibitions will be held at the Bowling Club, Station Road, Dunning. The first event on Wednesday 1st October 2025 between 3pm and 7pm and the second event on Tuesday 4th November 2025 between 3pm and 7pm. The Ward Councillors and Dunning Community Council have been notified. The results of the community consultation will be submitted with the planning application as part of the required Pre-Application Consultation (PAC) Report. 5. Please note that originally the consultation events were to be held in the Dunning Masonic Lodge, however, this venue was changed due to an access issue. Revised advertisements were placed in the local press and leaflet drops were carried out to notify the local community of the change. Development Plan 6. The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 7. 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. 8. NPF4 was adopted on 13 February 2023. 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 Crisis • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 6: Foresty, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 14: Design, Quality and Place • Policy 15: Local Living and 20 Minute Neighbourhood • Policy 16: Quality Homes • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 21: Play, Recreation and Sport • Policy 22: Flood Risk and Water Management Page 222 of 240
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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. 11. The principal relevant policies are, in summary: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 1D: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 17: Residential Areas • Policy 20: Affordable Housing • Policy 23: Delivery of Development Sites • Policy 24: Maintaining an Effective Housing Land Supply • Policy 25: Housing Mix • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 27A: Listed Buildings • Policy 28A: Conservation Areas: New Development • Policy 31: Other Historic Environment Assets • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • 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 52: New Development and Flooding • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53C: Water Environment and Drainage: Surface Water Drainage • 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 Page 223 of 240
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Statutory Supplementary Guidance 12. • Supplementary Guidance - Air Quality (adopted in 2020) • Supplementary Guidance - Delivering Zero Waste (adopted in 2020) • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2020) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) • Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) PKC Non-Statutory Guidance 13. The following non statutory guidance and documents are of particular importance in the assessment of this application: • Planning Guidance - Delivery of Development Sites • Planning Guidance - Planning & Biodiversity • Conservation areas National Guidance 14. The Scottish Government expresses its planning policies and guidance through the National Planning Framework, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Advice Notes 15. The following Scottish Government Planning Advice Notes are likely to be of relevance to the proposal: • PAN 1/2002 Planning and Noise • PAN 2/2011 Planning and Archaeology • PAN 3/2010 Community Engagement • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 73 Rural Diversification • PAN 75 Planning for Transport Planning Site History 16. 25/01359/SCRN for Residential development Page 224 of 240
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Consultations 17. As part of the planning application process the following would be consulted: External • Scottish Water • Historic Environment Scotland (HES) • Perth and Kinross Heritage Trust (PKHT) • Dunning Community Council • Health and Social Care Partnership (HSCP) National Health Service (NHS) Internal • Environmental Health (Noise/Odour), (Contaminated Land) • Development Plans • Development Contributions Officer • Community Greenspace including Access • Transportation and Development • Structures and Flooding • Waste Services • Biodiversity Officer • Tree Officer • Affordable Housing Enabler Key Issues Against Which A Future Application Will Be Assessed 18. The key considerations against which the eventual application will be assessed include: a. Visual Impact b. Scale, Design and Layout c. Relationship to Nearby Land Uses d. Natural Heritage and Ecology e. Landscape f. Water Resources and Soils g. Air Quality h. Transport Implications i. Tourism and Economy j. Impact on Agriculture k. Archaeology and Cultural Heritage Additional Statements Which Will Be Required 19. Should an EIA Report not be required the following supporting documents will need to be submitted with any planning application: • Planning Statement • Design and Access Statement • Pre-Application Consultation (PAC) Report Page 225 of 240
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• Transport Assessment • Flood Risk Assessment • Drainage Impact Assessment • Landscape and Visual Impact Assessment • Tree and Woodland Survey • Habitat Survey • Archaeological Assessment • Sustainability Assessment Conclusion and Recommendation 20. This report summarises the key issues which should be considered as part of the appraisal of any subsequent planning application which may be lodged in respect of this development and members are recommended to note these key issues and advise officers of any other issues which they consider should be included as part of the application and assessment. Authors Name Designation Contact Details Kirsty Strong Planning Support Officer 01738 475300 developmentmanagement@pkc.gov. Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 21 October 2025 Page 226 of 240
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Ü Residential development on land 180 metres East of Latchburn Ford, Dunning 25/00013/PAN Scale 1:25,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 6(i) Page 227 of 240
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Ü Residential development on land 180 metres East of Latchburn Ford, Dunning 25/00013/PAN Scale 1:5,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 6(i) Page 229 of 240
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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. 25/288) PROPOSAL: Installation of 49.9MW Battery Energy Storage System (BESS) and associated infrastructure and landscaping works LOCATION: Land 300 Metres North West of Jamesfield Garden Centre, Newburgh, Cupar, KY14 6EW Ref. No: 25/00014/PAN Ward No: P9- Almond and Earn Summary This report is to inform the Committee of a potential forthcoming planning application in respect of a major development for installation of 49.9MW Battery Energy Storage System (BESS) and associated infrastructure and landscaping works on land 300 Metres North West of Jamesfield Garden Centre, Newburgh, Cupar, KY14 6EW. The report also aims to highlight the key planning policies and the likely stakeholders who would be involved in the decision making process, and to offer a brief overview of the key planning issues which are likely to be relevant to the proposal. Background and Description 1. In accordance with the provisions of the Town & Country Planning (Scotland) Act 1997 (as amended), the applicants submitted a Proposal of Application Notice (PoAN) on 12 September 2025. The purpose of this report is to inform the Planning and Placemaking Committee of a forthcoming planning application in respect of a major development for installation of 49.9MW Battery Energy Storage System (BESS) and associated infrastructure and landscaping works on land 300 Metres North West Of Jamesfield Garden Centre, Newburgh, Cupar, KY14 6EW. Pre-application reports give the Committee an opportunity to raise issues which it would like to see addressed in the planning application. 2. This PoAN seeks to formally establish a major development. The exact range of uses, scale and design of the development will be arrived at during pre- application discussions. 6(ii) Page 231 of 240
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Environmental Impact Assessment (EIA) 3. Due to the scale of the proposal it will require to be screened as to whether the proposal is an EIA development under the EIA 2017 Regulations. A screening request is required to be submitted by the applicant. Pre-Application Process 4. The PoAN (reference 25/00014/PAN) confirmed that two public exhibition events will be held at Williamson Hall, Kirk Wynd, Abernethy. The first event on 9th October 2025 between 4pm and 7pm and the second event on 6th November 2025 between 4pm and 7pm. The Ward Councillors, MP, MSP and Abernethy Community Council have been notified. The results of the community consultation will be submitted with the planning application as part of the required Pre-Application Consultation (PAC) Report. Development Plan 5. The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 6. The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. 7. NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 8. The Council’s assessment of this application has considered the following policies of NPF4: • Policy 1: Tackling the Climate and Nature Crisis • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 5: Soils • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 11: Energy • Policy 13: Transport Standards and Accessibility Requirements • Policy 14: Design, Quality and Place • Policy 16: Quality Homes • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 22: Flood Risk and Water Management • Policy 23: Health and Safety • Policy 29: Rural Development Page 232 of 240
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Perth and Kinross Local Development Plan 2019 9. The Local Development Plan 2 (2019) (LDP2) sets out a vision statement for the area and states that, “Our vision is of a Perth and Kinross which is dynamic, attractive and effective which protects its assets whilst welcoming population and economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. The principal relevant policies are, in summary: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 6: Settlement Boundaries • Policy 8: Rural Business and Diversification • Policy 20: Affordable Housing • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments • Policy 31: Other Historic Environment Assets • Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy • Policy 35: Electricity Transmission Infrastructure • Policy 38C: Environment and Conservation: Local Designations • Policy 39: Landscape • Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 47: River Tay Catchment Area • Policy 50: Prime Agricultural Land • Policy 51: Soils • Policy 52: New Development and Flooding • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 53E: Water Environment and Drainage: Water Supply • Policy 54: Health and Safety Consultation Zones • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 58A: Contaminated and Unstable Land: Contaminated Land • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 10. • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2020) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) Page 233 of 240
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• 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 11. The following non statutory guidance and documents are of particular importance in the assessment of this application: • Planning Guidance - Planning & Biodiversity • Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 12. The Scottish Government expresses its planning policies and guidance through the National Planning Framework, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Advice Notes 13. The following Scottish Government Planning Advice Notes are likely to be of relevance to the proposal: • PAN 1/2011 Planning and Noise • PAN 2/2011 Planning and Archaeology • PAN 3/2010 Community Engagement • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 73 Rural Diversification • PAN 75 Planning for Transport Planning Site History 14. None. Consultations 15. As part of the planning application process the following would be consulted: External • Transport Scotland • Historic Environment Scotland • Health and Safety Executive • Perth and Kinross Heritage Trust (PKHT) • Abernethy Community Council • Scottish Gas Networks Plc (SGN) Page 234 of 240
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• Scottish Fire and Rescue Internal • Environmental Health (Noise/Odour), (Contaminated Land), (Private Water) • Development Plans • Development Contributions Officer • Transportation and Development • Structures and Flooding • Biodiversity Officer • Tree Officer Key Issues Against Which A Future Application Will Be Assessed 16. The key considerations against which the eventual application will be assessed include: a. Visual Impact b. Scale, Design and Layout c. Relationship to Nearby Land Uses d. Natural Heritage and Ecology e. Landscape f. Water Resources and Soils g. Air Quality h. Transport Implications i. Tourism and Economy j. Impact on Agriculture k. Archaeology and Cultural Heritage Additional Statements Which Will Be Required 17. Should an EIA Report not be required the following supporting documents will need to be submitted with any planning application: • Planning Statement • Design and Access Statement • Pre-Application Consultation (PAC) Report • Transport Assessment • Flood Risk and Drainage Assessment • Landscape and Visual Impact Assessment • Tree and Woodland Survey • Habitat Survey • Archaeological Assessment • Sustainability Assessment • Noise and Light Assessment • Construction Method Statement Page 235 of 240
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Conclusion and Recommendation 18. This report summarises the key issues which should be considered as part of the appraisal of any subsequent planning application which may be lodged in respect of this development and members are recommended to note these key issues and advise officers of any other issues which they consider should be included as part of the application and assessment. Authors Name Designation Contact Details Kirsty Strong Planning Support Officer 01738 475300 developmentmanagement@pkc.gov. Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 21 October 2025 Page 236 of 240
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Ü Installation of 49.9MW Battery Energy Storage System (BESS) and associated infrastructure and landscaping works on land 300 metres North West of Jamefield Garden Centre, Newburgh 25/00014/PAN Scale 1:25,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 6(ii) Page 237 of 240
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Ü Installation of 49.9MW Battery Energy Storage System (BESS) and associated infrastructure and landscaping works on land 300 metres North West of Jamefield Garden Centre, Newburgh 25/00014/PAN Scale 1:10,000 Planning and Placemaking Committee - 5 November 2025 © Crown copyright [and database rights] 2024 OS AC0000805756. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form. 6(ii) Page 239 of 240
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