25/00015/Pan
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 Pre-Application Report by Development Management and Building Standards Service Manager (Report No. 25/344) Proposal: Mixed use development comprising erection of a hotel, restaurants/drive thru restaurant, petrol filling station, EV charging hub, formation of park and ride with ancillary retailing, HGV parking, formation of access road, landscaping and associated engineering works Location: Land 680 Metres North of Bertha Park Farm, Perth, PH1 3EQ Ref. No: 25/00015/PAN Ward No: P5- Strathtay Summary This report is to inform the Committee of a potential forthcoming planning application in respect of a major development for mixed use development comprising erection of a hotel, restaurants/drive thru restaurant, petrol filling station, EV charging hub, formation of park and ride with ancillary retailing, HGV parking, formation of access road, landscaping and associated engineering works on land 680 Metres North of Bertha Park Farm, Perth, PH1 3EQ. The report also aims to highlight the key planning policies and the likely stakeholders who would be involved in the decision making process, and to offer a brief overview of the key planning issues which are likely to be relevant to the proposal. Background and Description 1. In accordance with the provisions of the Town & Country Planning (Scotland) Act 1997 (as amended), the applicants submitted a Proposal of Application Notice (PoAN) on 22 September 2025. The purpose of this report is to inform the Planning and Placemaking Committee of a forthcoming planning application in respect of a major development for mixed use development comprising erection of a hotel, restaurants/drive thru restaurant, petrol filling station, EV charging hub, formation of park and ride with ancillary retailing, HGV parking, formation of access road, landscaping and associated engineering works on land 680 Metres North of Bertha Park Farm, Perth, PH1 3EQ. Pre-application reports give the Committee an opportunity to raise issues which it would like to see addressed in the planning application. 2. This PoAN seeks to formally establish a major development. The exact range of uses, scale and design of the development will be arrived at during pre- application discussions.
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Environmental Impact Assessment (EIA) 3. Due to the scale of the proposal it will require to be screened as to whether the proposal is an EIA development under the EIA 2017 Regulations. A screening request is required to be submitted by the applicant. Pre-Application Process 4. The PoAN (reference 25/00015/PAN) confirmed that two public exhibitions will be held at The Hub, 15 Adamson Avenue, Bertha Park, Perth. The first event on 8 October 2025 between 3:30pm and 7.15pm and the second event on 26 November 2025 between 3.30pm and 7.15pm. The Ward Councillors, MP, MSP, and Luncarty, Redgorton and Moneydie Community Council have been notified. The results of the community consultation will be submitted with the planning application as part of the required Pre-Application Consultation (PAC) Report. Development Plan 5. The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 6. The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. 7. NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 8. The Council’s assessment of this application has considered the following policies of NPF4: • Policy 1: Tackling the Climate and Nature Crisis • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 22: Flood Risk and Water Management • Policy 26: Business and Industry • Policy 28: Retail
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Perth and Kinross Local Development Plan 2019 9. The Local Development Plan 2 (2019) (LDP2) sets out a vision statement for the area and states that, “Our vision is of a Perth and Kinross which is dynamic, attractive and effective which protects its assets whilst welcoming population and economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 1D: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 7A: Employment and Mixed Use Areas: Business and Industrial • Policy 7B: Employment and Mixed Used Areas: Mixed Use Sites • Policy 13: Retail and Commercial Leisure Proposals • Policy 14A: Open Space Retention and Provision: Existing Areas • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 29: Gardens and Designated Landscapes • Policy 31: Other Historic Environment Assets • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 38A: Environment and Conservation: International Nature Conservation Sites • Policy 39: Landscape • Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 47: River Tay Catchment Area • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 53E: Water Environment and Drainage: Water Supply • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 57: Air Quality • Policy 60A: Transport Standards and Accessibility Requirements: Existing Infrastructure • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals
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Statutory Supplementary Guidance 10. • Supplementary Guidance - Delivering Zero Waste (adopted in 2020) • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2020) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) • Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) PKC Non-Statutory Guidance 11. The following non statutory guidance and documents are of particular importance in the assessment of this application: • Planning Guidance - Delivery of Development Sites • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity National Guidance 12. The Scottish Government expresses its planning policies and guidance through the National Planning Framework, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Advice Notes 13. The following Scottish Government Planning Advice Notes are likely to be of relevance to the proposal: • PAN 1/2011 Planning and Noise • PAN 2/2011 Planning and Archaeology • PAN 3/2010 Community Engagement • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 73 Rural Diversification • PAN 75 Planning for Transport • PAN 79 Water and Drainage Planning Site History 14. 15/01112/IPM was Approved on 12 December 2016 for Residential development with community facilities, employment land, open space, landscaping and associated infrastructure (in principle)
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15. 18/01800/IPM was Approved on 25 September 2019 for Application under Section 42 of the Town and Country Planning (Scotland) Act 1997 to amend condition 1 (timescales for submission of Approval of Matters Specified by Conditions applications) and condition 2 (phasing of development) of planning permission 15/01112/IPM (residential development with community facilities, employment land, open space, landscaping and associated infrastructure (in principle)) 16. 18/02270/MPO On 3 June 2019 for Modification of planning obligation associated with permission 15/01112/IPM (Residential development with community facilities, employment land, open space, landscaping and associated infrastructure (in principle)) to amend the S75 agreement 17. 19/00918/MPO was Approved On 30 July 2019 for Modification of planning obligation associated with permission 15/01112/IPM (Residential development with community facilities, employment land, open space, landscaping and associated infrastructure (in principle) to amend the S75 agreement 18. 22/02043/MPO was Approved On 28 March 2023 for Modification of planning obligation associated with 15/01112/IPM (Residential development with community facilities, employment land, open space, landscaping and associated infrastructure) (in principle) 19. 24/01303/AMM was Approved On 12 February 2025 for Construction of Bertha Park link road between phase 1 at Bertha Park high school and phase 2 new A9 west roundabout and associated works (approval of matters specified in conditions of 18/01800/IPM) Consultations 20. As part of the planning application process the following would be consulted: External • Scottish Environment Protection Agency (SEPA) • NatureScot • Scottish Water • Transport Scotland • Historic Environment Scotland (HES) • Perth and Kinross Heritage Trust (PKHT) • Luncarty, Redgorton and Moneydie Community Council Internal • Environmental Health (Noise/Odour), (Contaminated Land), (Private Water Supply) • Development Plans • Development Contributions Officer • Community Greenspace including Access • Transportation and Development • Structures and Flooding
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• Economic Development • Waste Services • Biodiversity Officer • Tree Officer Key Issues Against Which A Future Application Will Be Assessed 21. The key considerations against which the eventual application will be assessed include: a. Visual Impact b. Scale, Design and Layout c. Relationship to Nearby Land Uses d. Natural Heritage and Ecology e. Landscape f. Water Resources and Soils g. Air Quality h. Transport Implications i. Tourism and Economy j. Impact on Agriculture k. Archaeology and Cultural Heritage Additional Statements Which Will Be Required 22. Should an EIA Report not be required the following supporting documents will need to be submitted with any planning application: • Planning Statement • Design and Access Statement • Pre-Application Consultation (PAC) Report • Leisure/Economic Impact Assessment • Transport Assessment • Flood Risk and Drainage Assessment • Landscape and Visual Impact Assessment • Tree and Woodland Survey • Noise Impact Assessment • Habitat Survey • Archaeological Assessment • Sustainability Assessment • Lighting Assessment • Ecological Impact Assessment • Biodiversity Action Plan • Air Quality Screening Assessment Conclusion and Recommendation 23. This report summarises the key issues which should be considered as part of the appraisal of any subsequent planning application which may be lodged in respect of this development and members are recommended to note these
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key issues and advise officers of any other issues which they consider should be included as part of the application and assessment. Authors Name Designation Contact Details Kirsty Strong Planning Support Officer 01738 475300 developmentmanagement@pkc.gov.uk Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 18 November 2025