24/00009/Pan
Perth and Kinross Council · 13 November 2024
Back to Planning and Placemaking Committee — 13 November 2024 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee – 13 November 2024 Pre-Application Report by Strategic Lead: Economy, Development & Planning (Report No. 24/308) PROPOSAL: Change of use of land to form extension to existing holiday park comprising siting of holiday/staff accommodation units, covered event space, classroom, landscaping and associated operational development LOCATION: Lochtay Highland Lodges, Killin, FK21 8TY Ref. No: 24/00009/PAN Ward No: P4- Highland Summary This report is to inform the Committee of a potential forthcoming planning application in respect of a major development for change of use of land to form extension to existing holiday park comprising siting of holiday/staff accommodation units, covered event space, classroom, landscaping and associated operational development at Lochtay Highland Lodges, Killin, FK21 8TY. 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 11 September 2024. 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 change of use of land to form extension to existing holiday park comprising siting of holiday/staff accommodation units, covered event space, classroom, landscaping and associated operational development. 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. It is noted that a screening opinion has already been provided reference 24/01250/SCRN and is not subject to EIA. PRE-APPLICATION PROCESS 4. The PoAN (reference 24/00009/PAN) confirmed that two public exhibitions will be held at Cruachan Farm Caravan Park, North Loch Tay Side, Killin, the first event will be held on Friday 29th November 2024 between 11am and 8pm and the second event will be held on 13th January 2025 between 11am and 8pm. The Ward Councillors, and Glenlyon and Loch Tay Community Council have been notified. The results of the community consultation will be submitted with the planning application as part of the required Pre-Application Consultation (PAC) Report. DEVELOPMENT PLAN 5. The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 6. The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. 7. NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 8. The Council’s assessment of this application has considered the following policies of NPF4: • Policy 1: Tackling the Climate and Nature Crisis • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 5: Soils • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 13: Sustainable Transport • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 21: Play, Recreation and Sport
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• Policy 22: Flood Risk and Water Management • Policy 28: Retail • Policy 29: Rural Development • Policy 30: Tourism 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 1C: Placemaking - Policy 2: Design Statements - Policy 5: Infrastructure Contributions - Policy 6: Settlement Boundaries - Policy 8: Rural Business and Diversification - Policy 9A: Caravan Sites, Chalets and Timeshare Developments: Existing Caravan Sites - Policy 9B: Caravan Sites, Chalets and Timeshare Developments: New and Expanded Touring Caravan, Motorhome / Campervan, and Camping Sites - Policy 13: Retail and Commercial Leisure Proposals - Policy 14B: Open Space Retention and Provision: Open Space within New Developments - Policy 26B: Scheduled Monuments and Archaeology: Archaeology - Policy 27A: Listed Buildings - Policy 31: Other Historic Environment Assets - Policy 38A: Environment and Conservation: International Nature Conservation Sites - Policy 38B: Environment and Conservation: National Designations - Policy 38C: Environment and Conservation: Local Designations - Policy 39: Landscape - Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy - Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development - Policy 41: Biodiversity - Policy 42: Green Infrastructure - Policy 47: River Tay Catchment Area - Policy 51: Soils - 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
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- Policy 56: Noise Pollution - Policy 58A: Contaminated and Unstable Land: Contaminated Land - Policy 60A: Transport Standards and Accessibility Requirements: Existing Infrastructure - Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals OTHER POLICIES 10. The following non statutory guidance and documents are of particular importance in the assessment of this application: - 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) - Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC - Planning Guidance - Planning & Biodiversity - Perth and Kinross Community Plan 2013/2023 - Perth and Kinross Local Transport Strategy (2010) NATIONAL GUIDANCE 11. 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 12. 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 60 Natural Heritage - PAN 61 Planning and Sustainable Urban Drainage Systems - PAN 73 Rural Diversification - PAN 75 Planning for Transport - PAN 79 Water and Drainage
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PLANNING SITE HISTORY 13. 91/01297/FUL Full Planning Permission was Approved On 6 September 1991 for Erection of Stables/grooms flat 14. 97/00010/PN was Approved on 7 May 1997 for Erection of a tractor shed/field shelter 15. 97/00527/FUL Full Planning Permission was Approved on 14 May 1997 for Erection of a lodge 16. 99/01007/FUL Full Planning Permission was Approved on 2 August 1999 for Erection of a lodge 17. 99/01008/FUL Full Planning Permission application was Withdrawn On 2 July 1999 for Erection of 8 lodges 18. 99/01127/FUL Full Planning Permission was Refused on 23 September 1999 for Erection of 3 lodges 19. 99/01128/FUL Full Planning Permission was Refused on 23 September 1999 for Erection of one lodge 20. 99/01129/FUL Full Planning Permission was Approved on 23 September 1999 for Erection of 4 lodges 21. 99/01542/FUL Full Planning Permission was Approved on 25 November 1999 for Change of use of existing menage building to Class 11 (Assembly and Leisure) 22. 01/01466/FUL Full Planning Permission was Approved on 31 October 2001 for Erection of a reception building 23. 02/01513/MOD was Approved on 8 November 2002 for Renewal of consent 99/01542FUL for change of use from existing menage building to Class 11 (Assembly and Leisure) 24. 02/01790/FUL Full Planning Permission was Refused on 19 December 2002 for Increase in number of days for clay pigeon shoot from 26 days per year to 150 days per year between 1000hrs and 1400hrs 25. 02/01856/FUL Full Planning Permission was Approved on 9 January 2003 for Extension to laundry to form bar and restaurant 26. 04/01429/FUL Full Planning Permission was Approved on 12 April 2005 for Erection of a swimming pool/recreation building 27. 04/01432/FUL Full Planning Permission was Refused on 10 May 2005 for Erection of 8no. additional holiday lodges and formation of wildlife area including lagoon
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28. 04/01912/FUL Full Planning Permission was Approved on 12 April 2005 for Dredging of existing harbour, building up of lochside walls with spoil, erection of mooring walkways and replacement of pier with shelter (in retrospect) 29. 07/00467/OUT was Approved on 10 October 2007 for Erection of additional holiday lodges, ancillary facilities, upgrading of access and landscaping (outline) 30. 07/01680/FUL Full Planning Permission was Approved on 3 September 2007 for Formation of a glassed-in porch under existing roof and utilising existing structure at Lodge Corrieben 31. 08/02256/REM was Approved on 16 January 2009 for Erection of 8 timber lodges and associated carparking, access paths 32. 10/00011/PAN on 22 July 2010 for Renewal of existing consent (07/00467/OUT) Erection of additional holiday lodges, ancillary facilities, upgrading of access and landscaping (in principle) 33. 10/01701/AMM was Approved on 1 July 2011 for Erection of lodges, reception building and managers flat and formation of landscaping, drainage, access and site levels (Approval of Matters Specified in Conditions - 07/00467/OUT) 34. 10/01716/IPM was Approved on 1 July 2011 for Variation of Condition 2 (07/00467/OUT) to extend timescales (erection of additional holiday lodges) 35. 12/02206/AMM was Approved on 22 February 2013 for Variation of condition 6 of planning consent 10/01701/AMM (to allow the access to be provided with a bituminously bound surface only from the junction with the public road to Ivy Cottage) 36. 13/00190/FLL Full Planning Permission was Approved on 17 April 2013 for Siting of 7 timber tents 37. 14/01918/FLL Full Planning Permission was Approved on 8 December 2014 for Erection of reception and staff units 38. 17/01752/FLL Full Planning Permission was Approved on 28 November 2017 for Alterations and extension to staff accommodation 39. 17/01945/FLL Full Planning Permission was Approved on 9 January 2018 for Siting of 13no. camping pods and associated works (in part retrospect) 40. 21/01217/FLL Full Planning Permission was Approved on 25 August 2021 for Siting of 4 caravans for holiday accommodation use 41. 24/01250/SCRN on 10 September 2024 for Change of land use, erection of 64 holiday cottages, 8 stilted accommodation units, 6 glamping pods, 3 staff
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accommodation units and associated operational development and Infrastructure. CONSULTATIONS 42. As part of the planning application process the following would be consulted: External - Scottish Environment Protection Agency - NatureScot - Scottish Water - Transport Scotland - Historic Environment Scotland - Forestry Commission Scotland - Perth and Kinross Heritage Trust - Glenlyon and Loch Tay Community Council Internal - Environmental Health – Noise, light pollution, contaminated land, private water supply - Development Plans - Development Contributions Officer - Transportation and Development - Structures and Flooding - Economic Development - Waste Services - Biodiversity Officer KEY ISSUES AGAINST WHICH A FUTURE APPLICATION WILL BE ASSESSED 43. 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 l. Impact upon Loch Tay
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ADDITIONAL STATEMENTS WHICH WILL BE REQUIRED 44. 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 including draft Green Travel Plan and Construction Traffic Management Plan - Flood Risk and Drainage Assessment - Landscape and Visual Impact Assessment - Tree and Woodland Survey - Habitat Survey and Ecological Impact Assessment - Noise Impact Assessment - Phasing and Delivery Plan (if phasing is proposed) - Energy Statement - Archaeological Assessment - Sustainability Assessment CONCLUSION AND RECOMMENDATION 45. This report summarises the key issues which should be considered as part of the appraisal of any subsequent planning application which may be lodged in respect of this development and members are recommended to note these key issues and advise officers of any other issues which they consider should be included as part of the application and assessment. Background Papers: None Contact Officer: Kirsty Strong – Ext 01738 475333 Date: 1 November 2024 DAVID LITTLEJOHN STRATEGIC LEAD: ECONOMY, DEVELOPMENT & PLANNING