25/01420/Fll
Perth and Kinross Council · 3 December 2025
Back to Planning and Placemaking Committee — 3 December 2025 and its agenda
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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. 25/342) Proposal: Change of use of dwellinghouse to dwellinghouse/short term let accommodation unit Location: Schiehallion House, Strathtummel, Aberfeldy, PH16 5NT Ref. No: 25/01420/FLL Ward No: P4- Highland Summary This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan. Background and Description of Proposal 1 The dwelling ‘Schiehallion House’ was approved as part of an overall master plan in 2009 which included the erection of a new dwelling house, auxiliary accommodation comprising a replacement garage, log store, boathouse, jetty and alterations to the existing dwelling house, ‘Aldcharmaig’ which was to be used as ancillary accommodation. 2 The grouping of buildings at Schiehallion House sit centrally within a wider estate which extends approx. 330m to the east and 1km to the west. The property occupies a lochside setting, Loch Tummel lies to the south with the B8019 to the north. 3 The applicant intends to occupy the dwelling and when not residing rent as a short term let. This application is for a change of use only and involves no physical changes to the dwelling/site. 4 A short term let licence has been issued and during the consultation with Development Management the applicant was advised that planning permission was also required due the size of the property and capability of occupancy by a number of families. Hence the submission of this application.
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Site History • 09/00026/FUL Full Planning Permission was Approved On 16 April 2009 for Replacement of dwellinghouse, reconstruction of millpond, erection of a new stone faced jetty, formation of new vehicular access and upgrade of existing tracks vehicular (in retrospect) • 11/01871/FLL Full Planning Permission was Approved On 23 July 2012 for Erection of a dwellinghouse and auxiliary accommodation comprising, replacement garage, log store, car port, boathouse, jetty and alterations to existing cottage • 11/01872/FLL Full Planning Permission was Refused On 14 February 2013 for Erection of 1.8m high fence (in retrospect) • 13/00524/FLL Full Planning Permission was Refused On 24 July 2013 for Erection of boundary fences and walling (partly in retrospect) • 18/01875/FLL Full Planning Permission was Approved On 6 February 2019 for Erection of a dwellinghouse (revised design) • 20/00350/FLL Full Planning Permission was Approved On 30 June 2020 for Erection of a dwellinghouse and garden building • 22/00566/FLL Full Planning Permission was Approved On 12 July 2022 for Erection of a dwellinghouse (revised design) • 25/00890/FLL Full Planning Permission was Approved On 3 September 2025 for Installation of new jetty (in part retrospect) Development Plan 5 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 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. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 7 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 12: Zero Waste • Policy 13: Sustainable Transport
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• Policy 14: Design, Quality and Place • Policy 29: Rural Development • Policy 30: Tourism Perth and Kinross Local Development Plan 2019 8 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. 9 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 8: Rural Business and Diversification • Policy 38B: Environment and Conservation: National 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 47: River Tay Catchment Area • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution Statutory Supplementary Guidance • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Placemaking (adopted in 2020) Other Material Considerations PKC Non Statutory Guidance • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity • Planning Guidance - Change of Use of Residential Property to Short-term Let
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National Guidance 10 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 11 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 National Roads Development Guide 2014 12 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. Short-Term Let Control Area 13 In May 2025, Perth and Kinross Council voted to introduce a Short-Term Let Control Area in Highland Perthshire and the northern part of Eastern Perthshire. Following this decision, the statutory process requires that a formal public consultation is held on the detail of the proposed Short Term Let Control Area. That consultation is open until 22 December 2025, and the views obtained shall help to inform Councillors when they make a final decision on the proposed Short-Term Let Control Area in 2026. Consultations 14 As part of the planning application process the following bodies were consulted: External 15 Killiecrankie, Fincastle and Tummel Community Council - Object to proposal on following grounds; contrary to policy, non-compliance with previous approvals, breaches of planning, impact on trees, noise and disturbance from use, lack of information on SAC and protected species, landscape impacts, impact on residential amenity, impact of water sports on loch.
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Internal 16 Commercial Waste Team - No objection provisions would be required in relation to the collection of the commercial waste element. 17 Environmental Health (Noise Odour) - No objection to proposal notes STL licence in place. Representations 18 12 representations were received. 7 support and 5 objections which includes the Community Council. The main issues raised within the representations are: 19 Support • Supports tourist industry • Supports local economy • Reduces pressure on other housing stock 20 Objection • Contrary to planning policy • Impact on landscape • Impact on trees • Impact on Special Area of Conservation • Lack of ecological reports • Impact on National Scenic Area • Noise and disturbance • Light pollution • Adverse effect on visual amenity 21 Issues have also been raised regarding restrictions noted on the Short Term Let licence and enforceability however this is not for planning to enforce. 22 Numerous breaches of planning have been noted which are not directly associated with this proposal. The Enforcement Team and SEPA recently visited the site and any measures required would be resolved through this process. 23 The remaining 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
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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 not required Appraisal 24 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 25 The proposal seeks to change the use of an existing detached five-bedroom dwellinghouse in the countryside to a short term let accommodation. As such, the primary policies are NPF4 Policies 29: Rural Development and 30(e): Tourism. LDP2 Policy 8: Rural Business and Diversification is also relevant, as it is supportive of tourism-related development subject to adherence to several criteria. 26 NPF4 Policy 30(e): Tourism states that Development proposals for the reuse of existing buildings for short term holiday letting will not be supported where the proposal will result in: i. An unacceptable impact on local amenity or the character of a neighbourhood or area; or ii. The loss of residential accommodation where such loss is not outweighed by demonstrable local economic benefits. 27 The proposal would allow the dwelling when not in use by the applicant to be used as a short term holiday let. The house is set within large estate grounds with a minimum distance of 300m to the nearest neighbour. 28 The proposal would be compatible with the character of the rural location, and does not raise concern in terms of residential amenity, even if occupied by a group or more than one family due the separation distances. 29 It is accepted that the house lies within an area which has a higher percentage of short term let properties. However, the nature and large size of this particular property is such that its partial proposed removal from typical residential use is
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unlikely to have adverse implications for housing availability in the local area. The proposal does not remove an ‘affordable accessible home’ from the existing stock. The proposal would also contribute positively, albeit to a limited extent, to the tourism market in this part of Perth and Kinross, with local businesses and other tourism nodes benefiting from the custom of guests. 30 In terms of Policy 29 of NPF4 and LDP2 Policy 8, the proposal would contribute to the local economy through the provision of visitor accommodation, the proposal would be compatible with surrounding land uses, would not result in suburbanisation of the rural area or encourage unsustainable travel patterns to a significant extent, would be compatible with adjacent land uses including nearby residences, and can be satisfactorily accommodated within the landscape and environmental capacity of the area. In terms of meeting a specific need, the proposal is adjacent to Loch Tummel and local walking routes, and within a convenient driving or cycling distance of Tummel Bridge, Queens View and other tourism attractions in the wider area. 31 As such, on balance, the principle of the proposal accords with the intent of NPF4 Policies 29 and 30(e), and LDP2 Policy 8. Other considerations 32 Planning Guidance short-term lets (STLs) was produced due to concerns expressed over the impact of STLs on services, local business staffing and expansion, as well as housing affordability. The Guidance was formally adopted by the Council on 1 November 2023 following consultation during Summer 2023. 33 The Guidance acknowledges that while short-term lets can bring economic benefits to the host and local areas, this must be balanced against the impact the loss of that residential property has on the availability of housing for local people, affordable housing in particular, and the potential for adverse impacts on residential amenity where an increased proportion of the housing stock becomes short-term lets. 34 Six considerations have been outlined within the Guidance to assist in the application of the policy framework set out in NPF4. The considerations include location, larger residential properties, refurbishment of long-term empty properties, local amenity and character, business diversification, and the relationship between loss of residential accommodation and local economic benefits. The location consideration contains reference to three area types: city and town centres; mixed-use areas within settlements; and predominantly residential areas. 35 The adopted Guidance forms the most up-to-date indication of Council policy intent on the matter, and as such is a material consideration in addition to other policy factors and supplementary guidance in the assessment of the proposals. This guidance is reflected in the assessment and in particular that the site comprises of a large dwelling which is not the loss of an affordable home and
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that by virtue of the location the impacts on residential amenity area reduced and that there are economic benefits in local spending. Short Term Let Control Area 36 In May 2025 Perth and Kinross Council voted to introduce a Short-Term Let Control Area in Highland Perthshire and the northern part of Eastern Perthshire. Following this decision, the statutory process requires that a formal public consultation is held on the detail of the proposed Short Term Let Control Area. That process is still underway, and a final decision by Members is expected in 2026. 37 If the STL Control Area is established, all properties will require a change of use application. In terms of the assessment of this application once the area is adopted all planning applications will be considered in the same manner as this one with considerations above being applied. Design and Layout 38 The proposed change of use would not affect the physical appearance of the building, changes to the dwelling have been raised however these have been previously agreed as a non-material variation of the last permission. 39 As such, the proposal accords with NPF4 Policy 14 Design and LDP2 Policy 1 Placemaking. Landscape 40 The site lies within the National Scenic Area (NSA). Policy 38 of LDP2 and Policy 4 of NPF4 apply within NSAs and the consideration is whether use as holiday let would negatively impact the integrity or have a significant adverse impact on the NSA. 41 There is concern that potential activities associated with the occupation of the STL are considered to cause potential harm mainly through water sports and general noise from the property. 42 There are a number of different types of holiday accommodation within the area so its not considered a further STL would negatively impact NSA. The planning authority can also not control activities on Loch Tummel and individuals’ behaviour. However with the proposal relating to one single house it’s considered that the use as an STL would not negatively impact the wider NSA designation. 43 The proposal is therefore considered to comply with Policy 38 Environment and Conservation: National Designations of LDP2 and Policy 4 Natural Places of NPF4.
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Residential Amenity 44 NPF4 Policy 14: Design, Quality and Place and LDP2 Policies 1A: Placemaking, and 8: Rural Business and Diversification support proposals, including business and tourism, which are compatible with the amenity and character of the surrounding area, and consistent with the six qualities of successful places. It is acknowledged that short term lets can result in additional levels of disturbance and noise concerns, and that the primary avenue to regulate such matters is via the separate licensing regime. 45 In this instance, the existing building is a five-bedroom detached house, set in a wider parcel of land owned by the applicant. There are other residences to the west in excess of 1km and to the east approx. 330m. It is considered that the proposed change of use would be sufficiently distanced from such residences as not to cause concern in respect of noise and disturbance, even if guests comprise a group or more than one family. 46 Issues around activities on the Loch; speed boats, jet skis, water skiing have been raised but these are not within the control of planning. The applicant has confirmed that they won’t be offering equipment for these activities. 47 The proposal therefore accords with NPF4 Policy 14(c), and LDP2 Policies 1A and 8 in respect of residential amenity. Roads and Access 48 The application site has an existing access and a large area for parking and turning. As such, the proposal does not raise concern in terms of parking or access. The site could be accessed by public transport as buses use the B8019 although it is accepted that people will use private vehicle as would be the case for many other rural STLs. The proposal accords with NPF4 Policy 13 and LDP2 Policy 60B. Drainage and Flooding 49 The dwelling has already been constructed and there are no new drainage connections proposed. Reference has been made to a hot tub and it’s been raised that SEPA should carry out an assessment on the impact of drainage on the integrity of the River Tay SAC. 50 The siting of a hot tub would not require panning permission and the agent has confirmed that the discharge of effluent from a single domestic scale hot tub to groundwater is authorised without notifying SEPA. The hot tub will be managed and maintained by the onsite Manager. 51 As such, it is considered that the proposal accords with NPF4 and LDP2 policies in relation to drainage and the River Tay SAC.
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Waste Collection 52 An informative shall draw the applicant's attention to the fact that domestic waste bins cannot be used for self-catering accommodation. A commercial waste contract must therefore be established for the holiday unit. There is sufficient space for bin storage within the property and the proposal accords with NPF4 Policy 12. Natural Heritage and Biodiversity 53 This application is for change of use of the existing building no built development is being granted under this application. In this case no surveys are required in relation to trees or protected species. 54 The proposed change of use does not raise concern in terms of natural heritage or biodiversity. the proposal accords with NPF4 Policy 3 and 6 and LDP2 Policy 40 and 41 in relation to trees and biodiversity. Developer Contributions 55 There are no developer contributions applicable to this proposal. Economic Impact 56 The economic impact of the proposal will directly support the contribute to the local economy. Variation of Application Under Section 32A 57 This application was not varied prior to determination. Planning Obligations and Legal Agreements 58 None required. Direction By Scottish Ministers 59 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 60 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
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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 property subject to this planning permission shall be used either as a residential dwelling or as a short term let accommodation unit and no other use, and there shall be no restriction on the interchangeability between these two approved planning uses. Reason - In order to clarify the terms of the permission; to control and restrict the use of the 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 None required 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
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Planning (Scotland) Act 1997 (as amended) to give the planning authority written notice of that position. Please use the form attached herewith. 3. Part of the approved development includes holiday accommodation or Short-term Let accommodation (STL). The developer is advised that holiday accommodation and STLs require to be licensed under the terms of Article 3 of The Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022 and Amendment Order 2024 and therefore a licence application should be made to Perth and Kinross Council prior to operation commencing. Further information and application forms are available at https://www.pkc.gov.uk/shorttermlets. 4. 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. Background Papers Letters of representation 12 Authors Name Designation Contact Details Joanne Ferguson Planning Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 20 November 2025