25/00928/Ipl
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. 25/343) Proposal: Residential development (in principle) Location: Land 30 metres north of Steadingfield, 4 Caroline Place, Wolfhill, Perth, PH2 6TJ Ref. No: 25/00928/IPL Ward No: P2- Strathmore 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 application is for a residential development (in principle). 2 The application site is located on the corner of Old Church Road and Caroline Place in the village of Wolfhill. The site of 0.18 ha forms part of the north eastern corner of an agricultural field. There are dwellinghouses located on the north side of Old Church Road and on the east side of Caroline Place. There are also houses to the south of the site on Caroline Place. The north and east of the site is bounded by a drystane dyke. The south is bounded by fencing and vegetation mainly associated with existing properties. The western part of the site is largely open to the agricultural field. 3 The field is currently in agricultural use and is accessed from the south of properties on Caroline Place. 4 An indicative site plan shows two plots fronting on to Old Church Road (Drawing 03), with vehicular access taken from Caroline Place. 5 This is an application to establish the principle of residential development on the site. The number of dwellinghouses, design and layout, drainage and landscaping would be the subject of a further application. An application has also
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been submitted by the applicant (Reference: 25/00927/IPL) on land on the south side of Dunsinnan Road on the east side of the village. That application was considered by Planning and Placemaking Committee on 8th October 2025 and was approved subject to conditions. Site History 6 No relevant site history. Environmental Impact Assessment 7 The proposal is not EIA development. Pre-Application Consultation 8 Pre application Reference: No pre-application advice was sought for this proposal. 9 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 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 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. 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 5: Soils • Policy 6: Forestry, Woodland and Trees • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place
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• Policy 16: Quality Homes • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 22: Flood Risk and Water Management 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; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 6: Settlement Boundaries • Policy 15: Public Access • Policy 17: Residential Areas • Policy 32: Embedding Low & Zero Carbon Generating Technology in New Development • Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 50: Prime Agricultural Land • 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 • Policy 61: Airfield Safeguarding Statutory Supplementary Guidance • 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 - Green & Blue Infrastructure (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020)
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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 • Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance 15 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 16 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 17 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 18 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 19 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 20 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 in an area with a Local Place Plan at this time, although it is understood that there is community desire to create one. Consultations 21 As part of the planning application process the following bodies were consulted: External 22 Scottish Water - No objection. There is currently sufficient capacity in the Perth Water Treatment Works to service the development. Further investigations may be required to be carried out once a formal application has been submitted to Scottish Water. The proposed development is within the Wolfhill Waste Water Treatment Works catchment. The applicant is recommended to complete a Pre- Development Enquiry directly to Scottish Water to allow a full appraisal of the proposal. Internal 23 Transportation and Development - No objection, subject to conditions. 24 Development Contributions Officer - Conditions to be applied for developer contributions towards affordable housing, primary education infrastructure and transport infrastructure 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 Development Plan - NPF4 and LDP2 policies offer support for the proposal. 26 Environmental Health (Contaminated Land) - No objections subject to condition. 27 Planning Enforcement Officer (Trees) - No objection. However, offers advice in respect of the implications of the existing trees on developable areas of the site, and that the indicative site layout may require to be amended to better account for the trees on site. Representations 28 30 letters of representations were received objecting to the application. The main issues raised within the representations are:
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• Visual impact and damage to the character of the village in historic area close to old buildings. • Loss of open views. • Failure to safeguard the character of the countryside such as the historic drystane dyke. Removal would need permission from Scottish ministers GAEC – Good Agricultural and Environmental Conditions rules. Should retain historic landscape features. • Impact on wildlife/wildlife habitat - loss of trees, application form says there are no trees on the site and there are. Also, trees at site entrance. • TPO the oak tree • Contaminated land – old quarry hole – filled with garden and farm rubbish, not suitable for development. Survey before approved/need conditions if approved, bond and compensatory requirements. • Detrimental impact on existing infrastructure in the village. • The village lacks amenities for an expanding population. • Inappropriate land use – should remain agricultural land. • Negative cumulative impact on village with 14 houses also approved at west end of village, precedent for more development. • Pressure on local primary school – wait for outcome of school assessment review. • Existing public transport links are inadequate, and development will not reduce travel demand by car. • Impact on bus stop adjacent to the site • Road safety – lack of pavements/narrow pavements, increase in traffic, conflicts with farm traffic • Flooding, drainage and water pressure issues. Field is prone to flooding/lack of drainage detail. • SUDS should be within site, not in field, monitor run-off for 10 years. • Issues with electricity • No mains gas • Out of character, and poor design, plot size not in keeping – limit to one house, one storey, follow existing building line on Caroline Place. • No open space provision • Further development will impact on tranquil quality of the landscape. • Impact on core path and core path users. • Impact on residential amenity and health and wellbeing of residents - detrimental impact on outlook, overlooking and privacy, overshadow solar panels. • Loss of prime agricultural land. • Development of greenfield site. • Site is not allocated for housing in the LDP. • Premature – should wait for LDP3 • The site is higher than dwellinghouses on the north side of Old Church Road and as result this will raise issues of overlooking and privacy. • Artificial settlement boundary in LDP2.
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• Contrary to Development Plan – including LDP2 policies 1A and 1B Placemaking, 17 Residential Areas, 39 Landscape, 40 Forestry, Woodland and Trees, 41 Biodiversity, 50 Prime Agricultural Land, 58 Contaminated Land and 60 Transportation Standards and Accessibility Requirements. Also, NPF4 policies 3 Biodiversity, 4 Natural Places, 6 Soils, 7Historic Assets and Places, 13 Sustainable Transport, 14 Design, Quality and Place and 15 Local Living and 20 Minute Neighbourhoods. • Wolfhill is a non-tiered village in LDP2 with no specific land allocated for housing as there is no demonstrable need for housing in this village. • The planning submission inaccurately characterises the site as having "low biodiversity value." The site includes a mature oak tree which supports the lifecycle of the purple hairstreak butterfly. • Wolfhill is part of the Villages Biodiversity Scheme and options for enhancement that amount to no more than the planting of a hedge doesn’t replace existing habitats such as oak tree and dry stane dyke that could be lost. • Noise, light pollution. 29 These issues are addressed in the Appraisal section of the report. Other issues raised 30 No consultation undertaken by the applicant with the community - 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. Notwithstanding the applicant has undertaken a degree of consultation via a Community Council meeting to present the proposals. It is also understood that there has been a meeting between the applicant and the organisers of the Local Place Plan. 31 Construction process – the construction phase is not a material planning consideration. However, good practice is set out in guidance published by Environmental Health and includes regulations to control operational hours of sites during the construction phase. 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 Planning Statement submitted not required Report on Impact or Potential Impact eg Flood Risk Assessment Tree survey and Contaminated Land Survey submitted
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Appraisal 32 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 33 When considering all development proposals significant weight will be given to the global climate and nature crises (NPF4 Policy 1). NPF4 Policy 2 aims to minimise emissions from development and NPF4 Policy 3 aims to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. LDP2 Policy 32 and LDP2 Policy 41 align with these national policies. 34 NPF4 policies for consideration include NPF4 Policy 14 Design, Quality and Place which supports well designed development which is consistent with the six qualities of successful places. LDP2 Policy 1: Placemaking aligns with this national policy and states development must contribute positively to the quality of the surrounding built and natural environment. The policy requires all development to be planned and designed with reference to climate change, mitigation and adaptation. The design, density and siting of development should respect the character and amenity of the place, and should create and improve links within and, where practical, beyond the site. Proposals should also incorporate new landscape and planting works appropriate to the local context and the scale and nature of the development. Policy 1B sets out the placemaking criteria which should be met. 35 The site is in a settlement boundary and LDP2 Policy 17: Residential Areas states that in general, encouragement will be given to proposals which fall into one or more categories of development (listed as a-e) and which are compatible with the amenity and character of the area. The following categories are relevant to the proposal – (a) Infill residential development at a density which represents the most efficient use of the site while respecting its environs and (b) Proposals which will improve the character and environment of the area or village. 36 NPF4 Policy 16: Quality Homes encourages, promotes and facilitates the delivery of more high quality, affordable and sustainable homes, in the right locations.
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37 NPF4 Policy 16 f) states that proposals for new homes on land not allocated for housing in the LDP will only be supported in limited circumstances where: i. the proposal is supported by an agreed timescale for build-out; and ii. the proposal is otherwise consistent with the plan spatial strategy and other relevant policies including local living and 20-minute neighbourhoods; and iii. the proposal is for smaller scale opportunities within an existing settlement boundary. 38 The consideration of this application raises similar issues to the recent application for residential development in principle on Dunsinnan Road that was approved at the Planning and Placemaking Committee on 8th October 2025. Much of the report therefore aligns with the similar considerations of that proposal. There are some differences in the detail with this site, in that it has a former use as an quarry that raises the potential of ground contamination. There is also a mature oak tree, and other trees on or immediately adjacent to the site. Both these constraints may impact potential development on the site. These aspects of the development and the highlighted policies will be discussed further in the report. Land Use 39 The application site is within the settlement boundary of Wolfhill. LDP2 Policy 17: Residential Areas encourages infill residential development inside settlement boundaries which is compatible with the amenity and character of the area and is at a density which represents the most efficient use of the site while respecting its environs. 40 The site is ‘white land’ and whilst not specifically allocated for housing in LDP2 it provides an opportunity for a small-scale infill residential development. Typically, it is only larger sites which are allocated specifically for residential use, and the fact that this site is not allocated does not necessarily mean that a future residential development is unacceptable. 41 NPF4 Policy 16: Quality Homes paragraph f) supports the development of new homes on land not allocated for housing in the LDP in limited circumstances where: i. the proposal is supported by an agreed timescale for build-out; and ii. the proposal is otherwise consistent with the plan spatial strategy and other relevant policies including local living and 20 minute neighbourhoods; iii. the proposal is for smaller scale opportunities within an existing settlement boundary 42 This is an application to assess the principle of a residential development and in respect of criterion i) above a timescale for build-out is not required. A permission
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in principle is granted for a period of five years to allow detailed applications to be submitted thereafter. 43 In respect of ii) and iii) above, the proposal is for a small-scale housing development in a rural settlement identified in LDP2. Small-scale development is generally supported within settlements where it can help to attract facilities and services, thereby enhancing local living. 44 In circumstances when the principle of a development is acceptable, compliance conditions are used to ensure that future detailed applications fully address the outstanding matters to the standards expected by the Council as Planning Authority, and this approach is considered appropriate for this proposal. 45 The proposal satisfies NPF4 Policy 16 f) and LDP2 Policy 17. Greenfield and Prime Agricultural Land 46 NPF4 Policy 9b states that proposals on greenfield sites will not be supported unless the site has been allocated for development or the proposal is explicitly supported by policies in the LDP. The proposal is sited within a defined settlement boundary which establishes the principle of development under LDP2 Policy 6 and Policy 17. 47 The site is Class 2 Prime Agricultural Land and the proposal does not meet any of the exceptions specified in NPF4 Policy 5b to support development. LDP2 Policy 50 permits development on Prime Agricultural Land located within a settlement boundary. It is important to highlight that the cumulative loss of prime agricultural land was considered when drawing settlement boundaries for LDP2. The land surrounding Wolfhill is Prime Agricultural Land. Whilst NPF4 takes precedent over the local development plan policy it is considered that the proposed small-scale housing development on a site of 0.18 ha in a settlement boundary would not result in any significant cumulative impacts on Prime Agricultural Land, that would not be outweighed by the provision of housing in the midst of an identified housing crisis. Contaminated Land 48 Historical mapping shows a former quarry which has now been infilled within the proposed site. The applicant has undertaken a Stage 1 Desk Study and Stage 2 Preliminary Ground Investigation. Made ground was found which would need to be excavated and moved on site prior to any house foundations being laid. The report also recommended that ground gas monitoring would be required to inform any detailed designs. Contaminated Land colleagues have assessed the information and concur with the recommendations for further assessment of ground gas generation potential across the site, and with testing of soils before use in gardens and landscaping. It is advised that the findings of these assessments should be presented within a verification report prior to completion of any development. The information provided would satisfy the pre- commencement element of the standard contaminated land condition. It is
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however recommended that the full condition be attached to any consent and remain in place until a verification report is presented prior to completion of any development (Condition 4). Natural Heritage, Biodiversity and Trees 49 The initial submission did not include any information relating to the existing trees on the site. The applicant was asked to undertake a tree survey to identify the trees on the site and assess the constraints to development posed by the trees such as in terms of the extent of root protection areas. The survey omitted the tree on the verge close to the proposed site entrance. The agent suggests that if approved, the protective measures which are detailed in the arborist report could also be used to safeguard the verge tree. 50 The Tree Survey has been assessed by the Council’s Enforcement Officer (Trees). A requirement of granting planning permission would be that the existing trees on the site are retained and that a revised tree survey be submitted to inform the layout of development on the site. This would likely necessitate a change from the indicative layout tabled at present. 51 The biodiversity value of the site, particularly of the mature oak tree, is highlighted in the representations. As part of any further detailed application it is recommended that a preliminary ecological appraisal shall be submitted for written approval by the Council as Planning Authority with further surveys provided as required by the preliminary appraisal. The report should outline biodiversity protection and enhancement measures. In parallel, these could also help integrate the development into the settlement through reinforcing boundary planting. 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 (Condition 5). Design, Layout and Visual Amenity 52 This is an application to establish the principle of a residential development on the site. The number of dwellinghouses, design and layout, drainage and landscaping would be the subject of a further application. 53 An indicative site plan submitted with the application shows the development of two dwellinghouses fronting on to Old Church Road with access from Caroline Place. The agent has confirmed that the reason for the access location was to protect the positive qualities of the uninterupted street scene achieved via the existing grass verge and drystone dyke The indicative proposed layout has not taken account of the mature oak tree on the site or the less mature oak tree close to the entrance. The site is therefore relatively constrained and account should be taken of these trees in any detailed submission. There has also been representations in terms of the requirement to remove part of the drystane dyke to accommodate an access. This would not require authority from the Scottish Ministers as suggested in representations as if planning permission is granted it would no longer be subject to agricultural land management rules.
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Notwithstanding the details shown on the drawings, no permission is granted for the submitted layout or the number of plots and a condition is proposed to confirm this (Condition 6). 54 NPF4 Policy 14 and LDP2 Policy 1 and related Placemaking Supplementary Guidance promote well designed development which is consistent with the six qualities of successful places. Further detailed applications should take account of local context, characteristics and connectivity to ensure a high-quality design and layout. Given the nature of the site and its relationship with surrounding dwellinghouses a condition is proposed to ensure the dwellinghouses are single storey (Condition 7). 55 The submission was amended to identify trees on the site. The existing trees should be protected and sensitively integrated into the proposed development (Conditions 8 and 9). New planting should be incorporated to enhance the existing natural features (Condition 10). Residential Amenity 56 This application is in principle only so there are no detailed matters to consider, other than whether or not residential use is acceptable on site. 57 The representations raise the detrimental impact on residential amenity through overlooking and loss of privacy. Further applications will consider a suitable density, layout, orientation and design of the dwellings. Condition 7 is proposed to restrict the dwellinghouses to single storey to respect the issues raised in the representations in terms of site levels and the character of the surrounding dwellinghouses. 58 A Design Statement should be provided with further detailed applications in line with LDP2 Policy 2. Further detailed applications will be required to demonstrate compliance with national and local planning policy and address the issues raised in the representations to ensure that existing residential amenity is protected and that a suitable level of residential amenity for future occupiers of the dwellings is provided. (Condition 2). Roads and Access 59 Access to the site is proposed from Caroline Place. The consultation response from Transport Planning outlines the roads design standards that should be complied with in detailed applications. The consultation response also sets out a number of requirements for the developer to enhance pedestrian safety and includes an upgrade to the existing bus shelter (Conditions 11-13). 60 The core path network BURR/160 is on Caroline Place. The applicant shall detail potential measures to maintain connectivity to the core path network and Right of Way during building works or on completion of the development in line with NPF4 Policy 20 and LDP2 Policy 15 (Condition 14).
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61 The representations highlight the single-track roads with limited passing places through the village, the lack of pavements and the limited public transport provision. They stress the negative impact the proposed development would have on road and pedestrian safety due to increased traffic and car dependency. 62 This is an application to establish the principle of a residential development on the site. The proposal is for a small-scale housing development in a rural settlement identified in LDP2. Small-scale development that increases settlement density can help attract facilities and services. In circumstances when the principle of a development is acceptable, compliance conditions are used to ensure that future detailed applications fully address the outstanding matters to the standards expected by the Council as Planning Authority, and this approach is considered appropriate for this proposal. Drainage and Flooding 63 The site is not shown on SEPA maps as being in an area subject to flood risk. 64 Flooding and drainage issues have been raised in the representations. In circumstances when the principle of a development is acceptable, compliance conditions are used to ensure that future detailed applications fully address the outstanding matters to the standards expected by the Council as Planning Authority, and this approach is considered appropriate for this proposal. Full details of surface water and foul drainage for the development shall be submitted with detailed applications (Conditions 15 and 16). Waste Collection 65 Further details will be provided through detailed applications which will be reviewed for compliance by Transport Planning and the Waste Team, informative 8 refers. Low and Zero Carbon Generating Technologies 66 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 is for new build, 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 condition shall ensure that information is submitted with a further application for the written approval of the Council as Planning Authority (Condition 3). The proposal therefore complies with the relevant policies.
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Developer Contributions 67 The Council’s 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. Condition proposed to ensure compliance with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023 (Condition 17). 68 This proposal is within the catchment of Guildtown Primary School. The Council’s Developer Contributions Supplementary Guidance requires a financial contribution towards increased primary school capacity in areas where a primary school capacity constraint has been identified. This school is not presently identified as requiring investment in relation to capacity constraints. However, a condition proposed to ensure compliance with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023 (Condition 18). 69 The application site falls within the identified Transport Infrastructure Supplementary Guidance boundary, at a location where the ‘reduced’ contribution level would presently be applied. Condition proposed to ensure compliance with the Council’s policy on Developer Contributions and Affordable Housing Supplementary Guidance 2023 (Condition 19). Material Considerations 70 Representations – 29 objections and one general comment on the application outline issues including the design and layout, density, impact on residential amenity, contamination road and pedestrian safety, flooding and drainage, negative impact on trees and biodiversity and loss of prime agricultural land. 71 This is an application to establish the principle of a residential development on the site. The number of dwellinghouses, design and layout, drainage and landscaping would be the subject of a further detailed application. Compliance conditions are used to ensure that future detailed applications fully address the outstanding matters to the standards expected by the Council as Planning Authority, and this approach is considered appropriate for this proposal. 72 As outlined in the report, the site is ‘white land’ and whilst not specifically allocated for housing in LDP2 it provides an opportunity for a small-scale infill residential development in a settlement boundary. 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. Economic Impact 73 The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development.
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Variation of Application Under Section 32A 74 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 tree and contaminated land information. Planning Obligations and Legal Agreements 75 None required. Direction By Scottish Ministers 76 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 77 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 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.
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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. 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. 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. 5. 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.
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6. 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. 7. 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. 8. All existing trees 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 - This is a Planning Permission in Principle under Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended by Section 21 of the Planning etc. (Scotland) Act 2006. 9. No trees 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 - This is a Planning Permission in Principle under Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended by Section 21 of the Planning etc. (Scotland) Act 2006. 10. 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 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.
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Reason - This is a Planning Permission in Principle under Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended by Section 21 of the Planning etc. (Scotland) Act 2006. 11. 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. 12. 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. Reason - In the interests of road safety; to ensure an acceptable standard of construction within the public road boundary. 13. 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/ Old Church Road 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 Old Church 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
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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. 14. Core path (BURR/160) 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. 15. 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. Reason - To ensure the provision of effective drainage for the site. 16. Surface water runoff from all impermeable surfaces such as roofs and hardstandings shall be disposed of by means of a suitable Sustainable Urban Drainage System (SUDS) to meet the requirements of best management practices. Reason - To ensure the provision of effective drainage for the site. 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 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. 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
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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. 19. 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 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. Procedural Notes None. Informatives 1. Applicants are advised that should their application for Approval of Matters specified be refused and/or their appeal against such refusal dismissed outwith the three year time limit they are entitled to submit a revised application for Approval of Matters specified within six months after the date of refusal of the earlier application or of the dismissal of an appeal against such refusal. 2. 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. 3. 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.
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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. 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 should take note of the information and advice contained within the consultation response from Scottish Water. 6. 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 7. 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. 8. 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. 9. 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 tree and contaminated land information. Background Papers Letters of representation 30 Authors Name Designation Contact Details Persephone Beer Planning Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Paul Williamson Team Leader (Local Developments) 19 November 2025
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