24/00800/Fll
Perth and Kinross Council · 3 December 2025
Back to Planning and Placemaking Committee — 3 December 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Perth and Kinross Council Planning and Placemaking Committee – 3 December 2025 Report of Handling by Development Management and Building Standards Service Manager (Report No. 25/341) Proposal: Erection of a dwellinghouse Location: Land 50 Metres Southwest of Tigh Na Ba, Bridge of Cally Ref. No: 24/00800/FLL Ward No: P3- Blairgowrie and Glens Summary This report recommends approval of the application as the residential development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1. The proposal is for a one-and-a-half storey dwellinghouse with dormer windows on the south elevation and rooflights providing light into the roof space. Finishing materials include white wet dash render and a natural slate roof. A glazed link between the proposed dwellinghouse and an existing garage/workshop is proposed. 2. The application site is a plot with an existing garage/workshop located within a small cluster of houses at Craigton, 6.5km north of Bridge of Cally, on the west side of the A93 Old Military Road. The boundary with the Cairngorms National Park is 5.5km to the north at Glenshee. The site is bound to the south and west by a field access and beyond this to the south is an area of dense woodland. To the north and east are a cluster of buildings at Craigton including a converted byre (Planning Reference 11/01163/FLL) and to the northwest the site is partially bound by a belt of mixed native woodland. A small burn runs through the site and is culverted beneath the existing field access. Vehicular access will be taken via the existing shared access from the A93 public road. 3. In late 2016 an application for planning permission in principle was approved for the erection of a dwellinghouse within the plot. This permission was renewed in 2019.
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Site History 4. 15/01861/IPL application was withdrawn on 8 January 2016 for Erection of dwellinghouse (in principle) 5. 16/01733/IPL was approved on 15 December 2016 for Erection of a dwellinghouse (in principle) 6. 19/01867/IPL was approved on 20 December 2019 for Renewal of permission 16/01733/IPL (Erection of a dwellinghouse (in principle)) 7. 23/01018/FLL Full Planning Permission application was withdrawn on 11 October 2023 for Erection of a dwellinghouse Environmental Impact Assessment 8. The proposal is not EIA development. Pre-Application Consultation 9. Pre application Reference: None. 10. 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 11. 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 12. 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. 13. 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
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• 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 • Policy 20: Blue and Green Infrastructure • Policy 22: Flood Risk and Water Management Perth and Kinross Local Development Plan 2019 14. 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. 15. The principal relevant policies are, in summary: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 15: Public Access • Policy 19: Housing in the Countryside • Policy 26B: Archaeology • Policy 31: Other Historic Environment Assets • 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 47: River Tay Catchment Area • Policy 52: New Development and Flooding • 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 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 16. • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) • Supplementary Guidance - Housing in the Countryside (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020)
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Other Material Considerations PKC Non-Statutory Guidance 17. • 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 18. 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 19. 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 20. 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 21. 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 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.
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Local Place Plans 23. 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 is not located in an area with a Local Place Plan. Consultations 24. As part of the planning application process the following bodies were consulted: External 25. Perth and Kinross Heritage Trust - No objection, no issues raised. 26. Scottish Water - No objection. No Scottish Water infrastructure in the vicinity for water and wastewater. 27. Scottish Environment Protection Agency - No objection. Internal 28. Transportation and Development - No objection subject to conditions. 29. Development Contributions Officer - No contribution required. 30. Structures and Flooding - No objection, subject to conditions to ensure the recommendations of the FRA are implemented and a Suds design is submitted for written approval prior to the commencement of development. 31. Environmental Health (Noise Odour) - No objection, stove system informative recommended. 32. Environmental Health (Private Water) - No objection, informative recommended regarding water supply. 33. Community Greenspace - Core path MTBL/162 is within the application boundary but has not been noted anywhere within the planning application. Condition and informative recommended. Access along the core path cannot not be obstructed or deterred during construction or on completion of this development, should it be approved. 34. Biodiversity – initial comments highlighted the submitted information is not in accordance with legislation, policy and guidance. On review of ecological survey reports conditions are recommended and this includes a condition for a pre- works survey for red squirrel prior to works commencing on site.
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Representations 35. Nine (9) representations objecting to the proposals were received. The main issues raised within the representations are: • Height and scale of the proposed dwellinghouse • Negative impact on residential amenity – overlooking and loss of privacy • Lack of parking • Inappropriate housing density • Inappropriate land use • Out of character with area • Over intensive development • Plans show a staircase to an upper floor which could become additional rooms • Planting scheme on boundary • Flood risk • Foul drainage – capacity for dwellinghouse and proximity to private boundary • Private water supply insufficient to service an additional dwellinghouse • Detrimental impact on forest, wetland and wildlife habitat • Road safety, access to A93 36. These issues are addressed in the Appraisal section of the report. 37. Other issues raised which are not a valid material planning consideration 38. Land ownership relating to drainage – not a valid material planning consideration and a private legal matter. 39. Rights of access – not a valid material planning consideration and a private legal matter. 40. View of forest interrupted – loss of view is not a valid material planning consideration. 41. Small single-track road and access required at all times to private properties and adjacent fields belonging to local farmer. This is a private access road and blocking it during the construction phase or when the works are completed is a private legal matter and not a valid material consideration in the assessment of the application. 42. The applicant has not shown shared access routes, driveways, privately owned access tracks and public footpaths within the site boundaries or ensure that free and unhindered access to neighbouring properties and agricultural land and woodland will be respected. (Note: Forestry and Land Scotland have rights of access to Dalrulzion Forest through the proposed development). 43. Response - A condition is recommended to ensure access to the core path is protected at all times (Condition 6). Private access rights to surrounding land and
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neighbouring properties is a private legal matter and not a valid material planning consideration. 44. The applicant should also identify on the planning application the location of the septic tank serving Willowbank Cottage, and ensure there is unhindered access to this land for the purposes of cleaning and maintenance. 45. Response - An existing septic tank in the red line boundary of the application site is shown on Drawing 14 and this was submitted to replace Drawing 04 during the planning application process. Access to this land for the purposes of cleaning and maintenance of the tank is not a valid material planning consideration and is a private legal matter. Additional Statements 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 not required 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. 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, namely Housing in the Countryside (2020), Flood Risk and Flood Risk Assessments (2021), Placemaking (2020), Planning and Biodiversity Planning Guidance and matters raised in the representations received. Principle 47. NPF4 Policy 17 Rural Homes supports proposals for new homes in rural areas where the development is suitably scaled, sited and designed to be in keeping with the character of the area and the development meets one or more of eight criteria listed. From a review of historical records, and from the presence of the existing buildings, the site is brownfield and as such the proposal meets NPF4
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Policy 17 criterion (ii) ‘reuses brownfield land where a return to a natural state has not or will not happen without intervention’. 48. LDP2 Policy 19 Housing in the Countryside and related Housing in the Countryside Supplementary Guidance (2020) aligns with NPF4 Policy 17. The Supplementary Guidance Category 1 Building Groups supports a new house within building groups where it can be demonstrated that new housing will respect the character, scale and form of the existing group, and will be integrated into the existing layout and building pattern; new housing will not detract from the visual amenity of the group when viewed from the wider landscape and a high standard of residential amenity will be provided for both existing and new housing. 49. The application site had consent for a dwellinghouse (16/01733/IPL and 19/01867/IPL). This was granted on the basis that the site is relatively well- defined and the proposal conformed to the criteria for housing development within building groups in an earlier version of the Housing in the Countryside Supplementary Guidance (2012). This offered support for new developments within existing building groups providing the proposal does not detract from the character of the area and that the development will take place in a defined site with natural containment and a good landscape framework. 50. The principle of a dwellinghouse on the site is accepted given the site history. The proposed development will be integrated into the existing layout and building pattern and will not detract from the visual amenity of the group when viewed from the wider landscape. The siting, design and external appearance of the dwellinghouse are considered in more detail in the following sections of the report. Design and Layout and Visual Amenity 51. A one and a half storey dwellinghouse is proposed with a floor to ceiling window on the south elevation and a vaulted ceiling internally in the lounge space. In the roof two dormer windows are proposed on the south elevation with rooflights providing further amenity light into the upper-level space. A glazed link is proposed between the dwellinghouse and an existing garage/workshop which is to be lowered at eaves level with a reduced pitch. Finishing materials include white wet dash render walls and a natural slate roof and the finish of the garage/workshop is to match. 52. There are a mix of single storey and one and a half storey dwellinghouses in the building group at Craigton which includes a converted byre (11/01163/FLL). The floor plans show two bedrooms on the ground floor with storage space at the upper level. A representation highlighted that the upper-level could accommodate further bedrooms. This could be undertaken without the need for planning permission through Householder Permitted Development Rights (The Town and Country Planning (General Permitted Development) (Scotland) Order 1992.
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53. Revised drawings were submitted during the application process to include two dormer windows on the south elevation (away from other occupied property). This reflects the design of other buildings in the group. The position of the floor to ceiling windows on the south elevation and other window openings have been sensitively considered to remove any overlooking and privacy issues. The design and material finish of the proposed dwellinghouse reflects the finishes on the existing dwellinghouses in the building group. 54. The existing garage/workshop is a breeze block construction with a timber panel door and a steep pitched corrugated metal roof. The building has been on site for more than ten years. It is to be altered and lowered at eaves level with a reduced pitch with the external walls and roof finish to match the proposed dwellinghouse. A glazed link is proposed to connect the garage/workshop to the dwellinghouse. A condition is proposed to ensure the garage/workshop is used solely for purposes incidental to the domestic enjoyment of the dwellinghouse (Condition 11). 55. A revised site plan (Drawing 15) shows new tree and hedgerow planting in a wild garden on the east side of the new dwellinghouse. A post and wire fence is proposed around the boundaries of the site. 56. It is therefore considered that the development is suitably scaled, sited and designed to be in keeping with the character of the area. The proposal satisfies NPF4 Policy 14 Design, Quality and Place and NPF4 Policy 17 Rural Homes and LDP2 Policy 1 Placemaking and LDP2 Policy 19 Housing in the Countryside. Residential Amenity 57. Representations raised the negative impact on residential amenity and the loss of privacy and overlooking from the development. The location of the window openings and the position of the floor to ceiling windows on the south elevation ensures any potential overlooking and privacy issues have been carefully considered. The window openings are mainly south facing towards the forest. The garage/workshop is positioned between the application site and dwellinghouses to the north and northeast. There is an upper window proposed on the east elevation of the proposed dwellinghouse however the distance to the nearest property (east) is 45m. There are no residential amenity issues arising from the proposed development. 58. This application is for the erection of a dwellinghouse which will include the provision of a single woodburning stove and associated flue. Environmental Health (EH) note that the flue will terminate at roof ridge height which will aid the dispersion of emissions. They advise that smoke/odour could be further minimised using fuel recommended by the stove manufacturer. The residential amenity of neighbouring dwellinghouses should not be adversely affected by smoke/odour. EH recommend a standard informative is attached to any consent granted in respect of the operation of the stove (Informative 9).
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59. The proposal satisfies NPF4 Policy 14 Design, Quality and Place and NPF4 Policy 17 Rural Homes and LDP2 Policy 1 Placemaking and LDP2 Policy 19 Housing in the Countryside. Roads and Access 60. The vehicle access to the public road network for the property will be via the existing shared private vehicle track into the property. This track is taken off the A93 public road. Transport Planning raise no issues with this arrangement. The Council’s Roads Maintenance Partnership recommend that the vehicle access onto the A93 is sealed to formalise the access from the public road and to prevent the further discharge of surfacing aggregate onto the public road (Condition 7). 61. The consultation response from Transport Planning notes that the car parking for two cars on the proposed block plan meets the requirements of the National Roads Development Guide. Also, that there will be sufficient space for the vehicles to turn and manoeuvre within the site. 62. Representations highlighted the upper-level of the dwellinghouse could accommodate further bedrooms in addition to the two on the ground floor with no consideration of the impact this would have on the level of parking. The proposed block plan shows space in the curtilage of the proposed dwellinghouse for two cars and in addition there is garage space. This would be sufficient for a dwellinghouse with an increase on the currently proposed level of two bedrooms. 63. Within the redline boundary of the site is the core path MTBL/162. Access to the core path is to be protected and remain open for use during construction and on completion of the development (Condition 6). 64. The proposal satisfies NPF4 Policy 13 Sustainable Transport and NPF4 Policy 20 Blue and Green Infrastructure (Core Path) and LDP2 Policy 15 Public Access and LDP2 Policy 60B Transport and Accessibility. Drainage and Flooding Flood Risk 65. There is a watercourse running through the site and flood risk was identified through the historic applications. A Flood Risk Assessment (2024) was submitted for review (Document 12). The FRA is an update of an assessment undertaken in 2016. 66. The FRA reports that in the absence of flood risk there is no need for flood alleviation or drainage enhancement measures that would only tend to increase peak runoff from this small tributary. The report offered three recommendations with recommendation 1 stating the site can safely be approved for development without conditions.
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67. The Flooding Team were consulted, their initial consultation response dated 19 July 2024 recommended a standard condition to ensure that prior to the commencement of works, the measures identified in the Flood Risk Assessment to prevent flooding of the site shall be fully implemented in accordance with the scheme agreed by the Council as Planning Authority. 68. The requirement for this condition was followed up by Planning as three recommendations were outlined in the FRA. The Flooding Team confirmed in an email to Planning dated 29 July 2024 that they agreed with the FRA recommendation 1 which states: Based on the above conclusions it is recommended that no further formal flood risk assessment is necessary and the site can safely be approved for development without special conditions. 69. There is therefore no requirement for a standard condition to implement the recommendations of the FRA. The FRA design and analysis are sufficient and appropriate and confirm that the application site is not at risk of flooding. 70. The proposal satisfies NPF4 Policy 22a Flood Risk and Water Management and LDP2 Policy 52 New Development and Flooding. Drainage 71. Surface Water Drainage – a rainwater soakaway is shown on Drawing 15. The Flooding Team recommends a standard condition (Condition 9) for full details of SUDS to be submitted for approval in writing prior to the commencement of development. This is in line with NPF4 Policy 22c ii) Flood Risk and Water Management and LDP2 Policy 53C Surface Water Drainage. 72. Foul Drainage - Revised drawings were submitted to show an existing septic tank in the red line boundary of the site, as identified in the comments received in the representations. A bio disc foul water treatment system is proposed for the dwellinghouse as shown on Drawing 15. The foul drainage proposal will be subject to approval through the Building Warrant process. The proposal satisfies LDP2 Policy 53B Foul Drainage. Private Water 73. The application form stated the proposed dwellinghouse would be served by the public water supply network. 74. The Council’s Water Team noted in their consultation response that in this rural area private water supplies (including Craigton borehole) are believed to serve properties in the vicinity. The Water Team noted that the applicant has indicated that they will connect to the public mains water supply but should this prove to be impractical a standard informative should be attached to any consent granted (Informative 6). 75. Following the consultation response from Scottish Water and the representations which raised the issue of water supply, the agent checked the water supply
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details and the applicant confirmed that a private water supply will be provided for the new house. The agent stated that the applicant currently has a water supply to the caravan installed on site. Drawing 15 shows a private water supply borehole box. 76. A standard condition is proposed for further information on the private water source to be submitted for written approval of the Council as Planning Authority prior to the commencement of the development (Condition 13). This condition is in line with NPF4 Policy 22d Flood Risk and Water Management and LDP2 Policy 53E: Water Environment and Drainage: Water Supply. Waste Collection 77. There will be no negative impact on the existing arrangement for the building group. An informative (12) highlights that the Council operate a charging scheme for bin provision for new dwellings. Conservation Considerations 78. The application site is not in a conservation area and there are no listed buildings. The wider site at Craigton is recorded on Perth and Kinross Heritage Trust (PKHT) records (MPK17497). PKHT have no objection as the proposed development does not raise any significant issues. No archaeological mitigation is required in this instance. 79. The proposal satisfies NPF4 Policy 7o Historic Assets and Places and LDP2 Policy 26B Archaeology and LDP2 Policy 31 Other Historic Environment Assets. Natural Heritage and Biodiversity Biodiversity 80. A Preliminary Ecological Appraisal (September 2024) was submitted for review (Document 13). Further information was requested by the Council’s Biodiversity Officer as the submitted information was not in accordance with legislation, policy and guidance and the garage/workshop building was assessed as providing high bat roost suitability and should therefore be subject to emergence surveys by experienced bat surveyors to confirm the presence and status of bat roosts. 81. An Ecological Impact Assessment (June 2025) was then submitted for review (Document 24). This noted bat activity surveys were carried out in May-June 2025. Due to the presence of bat roosts, no works can be undertaken before a derogation licence from NatureScot has been issued. The submitted Ecological Impact Assessment 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 bat licence. 82. Further information on the presence of squirrel dreys was requested by the Biodiversity Officer and an updated Ecological Impact Assessment (Document
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25) submitted for review. The submitted information is in accordance with legislation, policy and guidance. 83. As recommended by the Biodiversity Officer a condition is proposed to ensure the recommendations and actions set out in the Ecological Impact Assessment are undertaken (Condition 2). Also, a condition is proposed for a pre-works survey for red squirrel to be submitted for written approval of the Council as Planning Authority prior to works commencing on site (Condition 3). A further condition is proposed for biodiversity enhancement measures to be implemented (Condition 5). 84. The proposal satisfies NPF4 Policy 3c Biodiversity, NPF4 Policy 4f Natural Places and LDP2 Policy 41 Biodiversity and LDP2 Policy 47 River Tay Catchment Area. Trees 85. A revised proposal for tree planting was submitted (Drawing 15) in response to comments in the representations about conifer trees planted around the boundary (Drawing 10). A hawthorn hedge on the east boundary is proposed with a mix of tree species including silver birch and cherry in a wild garden. Condition 8 is proposed to ensure the planting is implemented and replaced if the trees and hedgerow fail within five years of planting. 86. The proposal satisfies NPF4 Policy 6a Forestry, Woodland and Trees and NPF4 Policy 20b Blue and Green Infrastructure and LDP2 Policy 1 Placemaking and LDP2 Policy 42 Green Infrastructure. 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. 88. No details have been provided with the application and a standard condition is proposed for the required information to be submitted prior to the commencement of the development (Condition 12). Material Considerations Representations 89. The main issues raised within the representations are:
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• Height and Scale of the proposed dwellinghouse • Negative impact on residential amenity – overlooking and loss of privacy • Lack of parking • Inappropriate housing density • Inappropriate land use • Out of character with area • Over intensive development • Plans show a staircase to an upper floor which could become additional rooms • Planting scheme on boundary • Flood Risk • Foul drainage – capacity for dwellinghouse and proximity to private boundary • Private water supply insufficient to service an additional dwellinghouse • Detrimental impact on forest, wetland and wildlife habitat • Road safety, access to A93 90. The issues raised in the representations have been fully considered and further information including reports have been submitted for review or amended drawings submitted during the application process. Conditions have also been applied for information to be submitted for written approval of the Council as Planning Authority prior to the commencement of the development. The proposed development satisfies NPF4 and the Perth and Kinross Local Development Plan 2 as outlined the report above. The valid material planning issues raised are not of sufficient weight to justify refusal of planning permission. Developer Contributions 91. No developer contributions required. Economic Impact 92. The economic impact is likely to be minimal and limited to the construction phase. Variation of Application Under Section 32A 93. 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 include two dormers on the south elevation. Planning Obligations and Legal Agreements 94. None required.
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Direction By Scottish Ministers 95. 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 96. 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 have been found that would justify overriding the Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve 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 conclusions and recommended action points within the supporting biodiversity survey submitted and hereby approved (document(s) 25 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. 3. Prior to work commencing on site, a pre-works survey for red squirrels must be undertaken by a suitably trained and experienced ecologist to ascertain the presence of dreys. The results shall be used to inform a Species Protection Plan to be submitted and approved in writing 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). 4. An updated ecology survey will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the ecology survey
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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 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). 5. Prior to the completion or occupation of the building(s) hereby approved, whichever is the earlier, 4 hibernacula, 6 house martin cups, 4 swift nest boxes, 4 built in bat bricks and 2 external bat boxes shall be provided within the red line boundary in accordance with recommendations within the supporting biodiversity survey submitted and hereby approved. Thereafter, the agreed scheme shall be maintained 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. 6. The asserted right of way/core path shown on approved drawing MTBL/162 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. 7. Before the approved development is completed or put into use, the vehicular access onto the public road network shall be constructed in accordance with Perth & Kinross Council's Road Development Guide Type B Figure 5.6 access detail of Type B Road construction detail. This construction detail must extend into the entrance for a minimum of 3 meters from the boundary of the public road surface. Reason - To ensure road safety and an acceptable standard of construction within the public road boundary. 8. The detailed landscaping and planting scheme which is hereby approved shall be 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. 9. Development shall not commence on site until a detailed sustainable urban drainage system (SUDS) has been submitted for the written agreement of the
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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. 10. 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. 11. The garage hereby approved shall be used solely for purposes incidental to the domestic enjoyment of the dwellinghouse. Reason - In the interests of residential amenity; to ensure a satisfactory standard of local environmental quality. 12. Prior to the commencement of development a statement shall be submitted for approval in writing by the Council as Planning Authority 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. The statement as agreed shall be fully implemented to the satisfaction of the Council as Planning Authority. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 13. 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 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 development being brought into use and shall thereafter be so maintained insofar as it relates to the development hereby approved. Reason - To ensure the new development has an adequate and consistently wholesome supply of water and to maintain water quality and supply in the interests of residential amenity and ensure the private water supply or septic drainage systems of neighbours of the development remain accessible for future maintenance.
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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. 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 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. 4. 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. 5. 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. 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
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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. 8. The granting of planning permission does not stop the continued right of public access along the existing core path MTBL/162. 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. 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 Environmental Protection Agency. 10. The approved stove system shall be installed and thereafter operated and maintained in accordance with the manufacturer's recommendations, such that smoke odours are not exhausted into or escape into any neighbouring dwellings. Failure to do so may result in an investigation and possible action by Environmental Health under the Environmental Protection Act 1990. 11. 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 12. 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 13. The applicant should take note of the information and advice contained within the consultation response from Scottish Water.
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14. The applicant should take note of the information and advice contained within the consultation response from SEPA. 15. 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 dwellinghouse to include dormer windows. Background Papers Letters of representation 10 Authors Name Designation Contact Details Claire Myles Planning Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 20 December 2025