24/01335/Fll
Perth and Kinross Council · 11 December 2024
Back to Planning and Placemaking Committee — 11 December 2024 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee – 11 December 2024 Report of Handling by Strategic Lead: Economy, Development and Planning (Report No. 24/365) PROPOSAL: Change of use and alterations to public toilets to form banking hub LOCATION: Public Convenience, High Street, Auchterarder Ref. No: 24/01335/FLL Ward No: P7- Strathallan 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 the change of use of a former public toilet building in Auchterarder town centre to form a banking hub and associated alterations to the building. 2 The public toilets are located just off the High Street (A824) and at the access to the Crown Inn Wynd public car park. They were declared surplus to Council requirements in March 2023. 3 External alterations are mainly to the existing openings on the northwest elevation of the building and include a new entrance door and a full height window. A further window opening is proposed on the northwest elevation with a frosted vinyl sheet to provide privacy for a meeting room. Existing high-level windows on the northeast elevation are to remain blocked with new weatherproof boarding installed. 4 A black, grey aluminium fascia tray is proposed in a partial wrap around fashion on the front and side elevations (northwest and southwest). This is to be fitted with internal cool white LED illumination and fret cut lettering and logo forms with opal acrylic inserts to be formed with corporate artwork. The external walls are to be painted a pale grey.
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5 The internal space is to be converted to provide a waiting area, meeting room, staff room and WC, counter and office. Existing rooflights are to be retained to provide natural light to the internal space. SITE HISTORY 6 24/01336/ADV Advertisement Consent for display of signs - Pending Consideration PRE-APPLICATION CONSULTATION 7 None. 8 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 any formal pre-application consultation with the local community. DEVELOPMENT PLAN 9 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 10 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. 11 The Council’s assessment of this application has considered the following policies of NPF4: • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 18: Infrastructure First • Policy 22: Flood Risk and Water Management • Policy 27: City, Town, Local and Commercial Centres Perth and Kinross Local Development Plan 2019 12 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
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and economic growth.” It is the most recent statement of Council policy and is augmented by Supplementary Guidance. 13 The principal relevant policies are, in summary: • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 10: City, Town and Neighbourhood Centres • Policy 16: Social, Cultural and Community Facilities • Policy 53B: Foul Drainage • Policy 53C: Surface Water Drainage • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 14 • Supplementary Guidance - Placemaking (adopted in 2020) • Supplementary Guidance – Developer Contributions & Affordable Housing (adopted in 2023) NATIONAL GUIDANCE 15 The Scottish Government expresses its planning policies through Planning Advise Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars in addition to NPF4. 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 69 Planning and Building standards Advice on Flooding • 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
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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. CONSULTATIONS 20 As part of the planning application process the following bodies were consulted: Internal 21 Development Contributions Officer - The proposed change of use will not require a developer contribution for A9 Auchterarder Junctions. 22 Transportation and Development - No objection. There is no direct vehicle access for the property and no car parking spaces associated with the property. The property is located just off the High Street A824 and adjacent to the Crown Inn Wynd free public car park. It is also well located in the town for active and sustainable travel trips. REPRESENTATIONS 23 Four representations were received objecting to the proposal. This included an objection from Auchterarder and District Community Council. 24 The main issues raised within the representations are: • Lack of parking for visitors and staff as public car park often full • A town the size of Auchterarder requires a public toilet • Other sites lend themselves to a banking hub and these should be explored • The town should have both public toilets and banking facilities – not one or the other • Loss of a basic amenity from Auchterarder to residents and visitors
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• Town will be less attractive to passing visitors as a result of the loss of the toilet block 25 These issues are addressed in the appraisal section of the report. However matters raised which are not material include: • The representations referred to a public survey and state the results of this would appear to have been ignored. • A representation noted an area between the banking hub and a garden wall of neighbouring property is currently used by the council to store equipment and asked how the proposal would affect this. Estates have advised that the equipment is used by Council street sweepers and it will be relocated and stored at the skip site. • There is no mention of a cash machine being installed either outside or inside the banking hub in the plans. The agent for the application confirmed there are no plans for a cash machine. • There are currently two big bins outside the back of the current public toilets. These attract people to dump unwanted items that either don't fit in the bin, and / or should go to the tip. Could the development of the banking hub be an opportunity to remove these unnecessary bins and tidy up the space? – Estates have advised that these are bulker bins used by the Council street sweeper and can be relocated in the car park. • The plans do not mention the facilities outside of the front of the hub. Currently there is a litter bin outside and it would be useful if this was retained – Estates have advised that the litter bin will be left where it is. ADDITIONAL STATEMENTS 26 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 Not required Report on Impact or Potential Impact eg Flood Risk Assessment Not required APPRAISAL 27 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
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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 and representations. Principle 28 The application is for a change of use of a former public toilet building in Auchterarder town centre to a banking hub. 29 The public toilets have been closed due to Council budget savings. A banking hub is in Use Class 1A Shops, Financial, Professional and Other Services of the Town and Country Planning (Use Classes) (Scotland) Order 1997. 30 The proposal is supported by NPF4 Policy 27 City, Town, Local and Commercial Centres and LDP2 Policy 10: City, Town and Neighbourhood Centres as the change of use of a redundant building to a banking hub will improve the vitality and viability of the town centre (NPF4 Policy 27a) and the proposal is consistent with the town centre first approach (NPF4 Policy 27b). 31 LDP2 Policy 16: Social, Cultural and Community Facilities is relevant, this policy considers that the change of use of buildings presently used or last used for community purposes will only be permitted where: (a) it would not seriously affect the availability of community facilities in the locality; and (b) no suitable alternative community uses can be found for the land or buildings in question; or (c) the proposal would result in the provision of alternative facilities of equivalent community benefit. 32 In respect of the criteria above, the public toilets have been closed due to budget savings however the Council offer a number of free to use public toilets through partnerships with local service providers such as hotels, pubs and public buildings. This service is known as the Perth and Kinross Comfort Scheme. These facilities are available for public use at no cost, regardless of whether or not they are a customer. There are two facilities which are part of the comfort scheme in Auchterarder (Café Kisa 127-129 High Street, and The Niblick public house, 2 Crown Court). 33 The proposal will provide cash and banking services to the community and local businesses through the operation of a not-for-profit company. The supporting information highlights that feedback from similar proposals suggests banking hubs are driving higher footfall and bringing energy and life back to town centres. The proposed change of use of the building to a banking hub is a suitable alternative community use.
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34 Two other properties on the High Street were reviewed and the layout considered unsuitable or too small for the banking hub. The change of use of the redundant public building to a community banking hub satisfies LDP2 Policy 16. Design and Layout 35 NPF4 Policy 14 Design, Quality and Place requires all development to be designed to improve the quality of an area (NPF4 Policy 14a) and to be consistent with the six qualities of successful places (NPF4 Policy 14b). LDP2 Policy 1: Placemaking algins with NPF4 Policy 14. 36 The alterations proposed have been sensitively considered and designed to offer an attractive reuse of the building which will improve the visual amenity of the area. Notwithstanding, there remain concerns over the content of the proposed signage which are to be addressed via the parallel application for advertisement consent. 37 The colour of the building is not indicated on the drawings and was confirmed during the application process to be pale grey (Document 22). To protect visual amenity, a condition is proposed to ensure the submission of the specification and colour of the external walls is submitted to and agreed in writing by the Council as Planning Authority (Condition 3). 38 The proposal respects the character and amenity of the place and will contribute positively to the quality of the surrounding built environment. The proposed design and layout satisfy NPF4 Policy 14 and LDP2 Policy 1 Placemaking. Residential Amenity 39 There are a mix of uses surrounding the application site given its town centre location including residential properties to the immediate east. 40 External alterations are mainly to the northwest and southwest elevations with no new window openings on the northeast or southeast elevations. The existing high-level windows on the northeast elevation are to remain blocked. 41 A representation outlined an individual request for a fence to be erected on the northeast boundary of the site in front of the stone wall to provide screening due to the increased volume of people going in and out of the banking hub. In response, this is an application for a change of use only with associated alterations to the building. There is an existing timber fence on the rear side of the wall, in the curtilage of the residential property which provides screening from the building. This is a town centre location with a mix of shops, services and a car park generating footfall. The proposed use is unlikely to generate a significant increase in footfall.
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42 The proposal is a suitable use for a redundant building in the town centre and residential amenity will not be significantly impacted. The proposal satisfies NPF4 Policy 14 Design, Quality and Place and LDP2 Policy 1 Placemaking. Roads and Access 43 There is no direct vehicle access and no car parking spaces associated with the property. The property is located just off the High Street A824 and adjacent to the Crown Inn Wynd free public car park. The site is well located in the town centre for active and sustainable travel trips. The location helps reduce the need to travel unsustainably in line with NPF4 Policy 13 Sustainable Transport. 44 Transportation and Development have reviewed the proposal and do not raise any concerns. The proposal satisfies NPF4 Policy 13 Sustainable Transport and LDP2 Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals. Drainage and Flooding 45 This is an application for a change of use only. There are no known flooding issues and existing drainage services will be utilised. 46 The proposal satisfies NPF4 Policy 22 Flood Risk and Water Management and LDP2 Policy 53B: Foul Drainage and LDP2 Policy 53C: Surface Water Drainage. Material Considerations Representations 47 Four representations were received objecting to the proposal. A response to the issues raised in the representations is provided below. 48 No designated parking for the banking hub. The site is in the town centre and easily accessible by sustainable modes of transport. The public car park located to the rear of the site is free for users travelling by car. The location of the site in the town centre reduces the need to travel unsustainably in line with national and local planning policy. 49 Loss of public toilet – The public toilets have been closed due to budget savings. The Council offer a number of free to use public toilets through partnerships with local service providers such as hotels, pubs and public buildings. There are two facilities which are part of the comfort scheme in Auchterarder. Two other properties on the High Street were reviewed and the layout considered unsuitable or too small for the banking hub. The reuse of a redundant building in the town will provide banking services to the community
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and local businesses and enhance the town. The proposal is in line with national and local planning policy. 50 The issues raised have been addressed in the report above and are not of sufficient weight to justify refusal of planning permission. Developer Contributions 51 The Development Contributions Officer confirms the proposed change of use will not require a developer contribution for A9 Auchterarder Junctions. The proposal satisfies NPF4 Policy 18 Infrastructure First and LDP2 Policy 5: Infrastructure Contributions. Economic Impact 52 The proposal will reuse a redundant building in the town centre for a community banking hub. VARIATION OF APPLICATION UNDER SECTION 32A 53 This application was not varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. PLANNING OBLIGATIONS AND LEGAL AGREEMENTS 54 None required. DIRECTION BY SCOTTISH MINISTERS 55 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 56 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.
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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 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 development hereby approved must be carried out in accordance with the approved drawings and documents, unless otherwise provided for by conditions imposed by this decision notice. Reason: To ensure the development is carried out in accordance with the approved drawings and documents. 3. Prior to the commencement of the development hereby approved, details of the specification and colour of the external walls shall be submitted to and agreed in writing by the Council as Planning Authority. The scheme as agreed shall be implemented prior to the completion or bringing into use of the development, whichever is the earlier. Reason: In the interests of visual amenity; to ensure a satisfactory standard of local environmental quality. Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Procedural Notes None. Informatives 1 Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act,
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which may result in enforcement action being taken. Please use the form attached herewith. 2 As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the Planning Authority written notice of that position. Please use the form attached herewith. Background Papers: Four (4) letters of representation Contact Officer: Claire Myles Date: 29 November 2024 DAVID LITTLEJOHN STRATEGIC LEAD: ECONOMY, DEVELOPMENT AND PLANNING