24/00435/Flm
Perth and Kinross Council · 12 February 2025
Back to Planning and Placemaking Committee — 12 February 2025 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee – 12 February 2025 Report of Handling by Strategic Lead - Economy, Development and Planning (Report No. 25/29) PROPOSAL: Erection of spa and leisure facility, 25 holiday accommodation units, formation of vehicular access, parking areas, landscaping, drainage and associated works LOCATION: Murrayshall House Hotel, Murrayshall, Perth, PH2 7PH Ref. No: 24/00435/FLM Ward No: P2- Strathmore Summary This report recommends approval of the application for planning permission for the erection of spa and leisure facility, 25 holiday accommodation units, formation of vehicular access, parking areas, landscaping, drainage and associated works. A Section 75 Legal Agreement or other suitable mechanism will be required to obtain contributions to transport infrastructure. Background and Description of Proposal 1 Full planning permission is sought for the erection of a spa and leisure facility, 25 holiday accommodation units and associated vehicular access, parking areas and landscaping works within the wider Murrayshall Estate. 2 The existing estate comprises a country house hotel, two golf courses, a driving range, self-catering lodges, existing residential housing and staff accommodation. The hotel sits within a rural landscape setting and is characterised by primarily a mixture of landscaped golf course and woodland groups. The topography of the site falls away from the south east of the site (Murrayshall Hill) to the northern boundary (Murrayshall Road). 3 The application site is situated to the west of the wider Murrayshall Estate and to the south of the Murrayshall House Hotel and the existing golf courses. South of the site is the existing golf driving range and open fields, to the west is the proposed driving range site and there are residential properties on the south- eastern extent. The topography of the site falls away from the south east of the site to the northern boundary.
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4 The site is currently part of the Lynedoch golf course that has been reconfigured with holes decommissioned to reduce it to a 10-hole course. 5 The spa and leisure facility is stated as a key economic driver for the overall estate masterplan. Internally, the building will include pools, saunas, steam rooms, a gym, changing rooms and cafes. The surrounding external terraces will have a range of outdoor uses to supplement the interior provision, including outdoor treatments, relaxation areas and other hospitality offerings. 6 The building will be of a geometric square shape, with a height of approximately 5.5 metres. It will be clad with a unified material palette of natural timber cladding and a glazed wall system to optimise the use of natural light. The building will be placed on a circular terrace with cut and fill being utilised to achieve a lower lying structure and to minimise visual impact. The building will include fabric first approaches to achieving high thermal performance and will also incorporate solar PV, air source heat pumps and sedum roofs. 7 The 25 holiday lodges will be located to the east of the spa and will comprise a mix of two, three and four-bedroom units comprised as follows: • 10 x two-bedroom (four-person) two-storey lodges (Type A); • 8 x two-bedroom (six-person) single-storey lodges (Type B); • 4 x three-bedroom (six-person) single-storey lodges (Type C); and • 3 x four-bedroom (eight-person) two-storey lodges (Type D). 8 The lodges will be finished in elements of horizontal and vertical timber cladding, metal standing seam roofs, dark grey metal windows and doors and glazed balustrades to balconies and terraces. Solar PV panels will be installed on the roofs and air source heat pumps will be installed where required. 9 Connectivity has been prioritised, with the aim of creating accessible pedestrian networks that connect to existing paths around the estate. The lodges have been sited to take advantage of views, aided by the topography of the site and will incorporate a landscape framework to help embed the buildings into the site whilst utilising the existing landscape and trees as a natural backdrop. 10 It should be noted that the current application is for the provision of 25 holiday lodges only. Extensive reference to a second phase of lodge development on the eastern end of the application site is made within the supporting material to this application. However that does not form part of the application currently being considered. Conversely, the landscape buffer on the eastern side bounding the indicative phase 2 area and shown on the Landscaping Plan (Drawing 30) does from part of the consideration of this application.
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Site History 11 07/00283/OUT was Refused On 11 September 2007 for Erection of 12 dwellinghouses (plot F) (in outline). 12 07/00284/OUT was Approved On 11 September 2007 for Replacement of existing indoor driving school with 1no dwellinghouse (plot E) (in outline). 13 07/00285/OUT was Approved On 11 September 2007 for Leisure and health facilities 'timeshare' lodge and fractional ownership accommodation 70 bedrooms and 10 staff living/bedroom studio residences (plot A) (in outline). 14 07/00286/OUT was Refused On 11 September 2007 for Erection of 4 dwellinghouses (plot B) (in outline). 15 07/00287/OUT was Approved On 11 September 2007 for Erection of 17 bedroom suite accommodation including public lounge (plot D) (in outline). 16 10/00505/IPL was Approved On 17 May 2010 for Leisure and health facilities 'timeshare' lodge and fractional ownership accommodation 70 bedrooms and 10 staff living/bedroom studio residences (plot A) (in principle) (renewal of 07/00285/OUT). 17 10/00506/IPL was Approved On 17 May 2010 for Erection of 17 bedroom suite accommodation including public lounge (plot D) (in principle) (renewal of 07/00287/OUT). 18 20/01688/SCRN On 24 December 2020 for Screening opinion request. 19 20/00010/PAN On 9 December 2020 for Residential development, extension to hotel, erection of hotel accommodation units and staff accommodation units, spa facility, golf training and indoor sports buildings, formation of camping grounds, outdoor sports grounds, photovoltaic sites, access roads, SUDS ponds, landscaping and associated works. 20 21/00508/IPM application was Withdrawn On 4 April 2022 for Residential development, extension to hotel, erection of hotel accommodation units, café, spa and leisure facilities and groundskeeping buildings, formation of camping grounds, outdoor sports grounds, photovoltaic site, access roads, SUDS ponds, landscaping and associated works (in principle). 21 21/01673/FLL Full Planning Permission was Approved On 11 July 2022 for Relocation of driving range, erection of golf academy building and shop, formation of parking area, part diversion of core path, landscaping and associated works. 22 22/00023/PAN On 2 February 2023 for Residential development, extension to hotel, erection of hotel accommodation units, timeshare and fractional ownership
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accommodation units, café, spa and leisure facility, formation of camping grounds including camping pods, outdoor sports grounds, relocation of green keeping buildings, formation of central delivery hub, photovoltaic sites and associated access, drainage, and landscaping works (in principle). 23 22/00024/PAN On 2 February 2023 for Extension to hotel, erection of hotel accommodation units, timeshare and fractional ownership accommodation units, café, spa and leisure facility, formation of camping grounds including camping pods, outdoor sports grounds, relocation of green keeping buildings, formation of central delivery hub, photovoltaic sites, associated access, drainage, and landscaping works (phase 1). 24 23/01798/FLL Full Planning Permission for Alterations and extension to core path, installation of signage and associated works. 25 23/00833/IPM was Approved On 13 December 2023 for Mixed-use development comprising spa and leisure facility including ancillary food and drink; holiday accommodation including lodges luxury units and timeshare/ vacation ownership properties extension to hotel central delivery hub for deliveries staff facilities and relocated greenkeeping services outdoor pursuits small-scale residential conversion of existing greenkeepers compound and associated works including photovoltaic array servicing access drainage and landscaping. 26 24/00223/FLL Full Planning Permission On 16 February 2024 for Erection of 22 luxury glamping pods and associated access and drainage and landscaping works. 27 24/00368/FLL Full Planning Permission On for Siting of 22 holiday accommodation units, formation of vehicular access, outdoor seating area and associated works. Environmental Impact Assessment 28 The impact of the wider development site, including the uses currently proposed, was screened for EIA (20/01688/SCRN) and it was determined that the proposal does not constitute an EIA development. Pre-Application Consultation 29 Pre application Reference: 22/00024/PAN 30 It should be noted that the pre-application consultation process undertaken related to the submission of a masterplan application for planning permission in principle (PPP) (23/00833/IPM). Although the current application does not seek approval of the matters specified by that consent, the proposals now under consideration were captured within the PPP and a further pre-application procedure was not required.
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Development Plan 31 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 32 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. 33 The Council’s assessment of this application has considered the following policies of NPF4: • Policy 1: Tackling the Climate and Nature Crises • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 20: Blue and Green Infrastructure • Policy 22: Flood Risk and Water Management • Policy 27: City, Town, Local And Commercial Centres • Policy 29: Rural Development • Policy 30: Tourism Perth and Kinross Local Development Plan 2019 34 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. 35 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 8: Rural Business and Diversification • Policy 9B: Caravan Sites, Chalets and Timeshare Developments: New and Expanded Touring Caravan, Motorhome / Campervan, and Camping Sites
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• Policy 9C: Caravan Sites, Chalets and Timeshare Developments: Chalets, Timeshare and Fractional Ownership • Policy 14A: Open Space Retention and Provision: Existing Areas • Policy 26A: Scheduled Monuments and Archaeology: Scheduled Monuments • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 38A: Environment and Conservation: International Nature Conservation Sites • Policy 38B: Environment and Conservation: National Designations • Policy 39: Landscape • Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 43: Green Belt • Policy 52: New Development and Flooding • 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 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance 36 • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2023) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020) PKC NON STATUTORY GUIDANCE 37 • Planning Guidance - Planning & Biodiversity NATIONAL GUIDANCE 38 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.
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Planning Advice Notes 39 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 40 Development Management • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 69 Planning and Building standards Advice on Flooding • PAN 75 Planning for Transport Creating Places 2013 40 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 41 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 42 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 43 As part of the planning application process the following bodies were consulted: External 44 Scottish Water: No objection. Advise there is currently sufficient capacity at Perth Water Treatment Works and Scone Waste Water Treatment Works to service the Development. 45 Perth and Kinross Heritage Trust: No objection. Advise that the area has archaeological potential, and a condition is recommended to ensure that a programme of archaeological works is required, and any archaeological remains are appropriately dealt with.
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46 Transport Scotland: No objections. 47 Historic Environment Scotland: No objections. 48 Scone and District Community Council: Object. Consider that there are issues with the width of the existing roads and impacts from construction and operational traffic; impacts on biodiversity; further encroachment of the greenspace around Scone; the design of the spa is inappropriate and oversized; potential for noise disturbance and lack of parking provision. Internal 49 Biodiversity/Tree Officer: No objections, subject to conditions on survey requirements; provision of nesting boxes, wildlife kerbs and hedgehog highways. 50 Commercial Waste: No objections, the waste proposals on site are sufficient. 51 Conservation Team: No objections, the impact of the development will be neutral. 52 Development Contributions Officer: A contribution towards transport infrastructure is required. 53 Development Plan: The principle of tourism-related development has already been established in this location through 23/00833/IPM. 54 Environmental Health (Noise Odour): No objections, subject to conditions controlling plant noise, amplified music, external lighting and times of construction work. 55 Transportation and Development: No objections, subject to conditions on a Construction Traffic Management Plan (CTMS); detailed design of the cycle and powered two-wheeler parking details for the lodges and a detailed design for the car parking, disabled car parking, powered two-wheeler parking and cycle parking for the spa. 56 Structures and Flooding: Further information was requested on culverts, microdrainage modelling and greenfield runoff rate calculations. This was provided and there are no objections to the proposal. 57 Community Greenspace: No comments. Representations 58 56 representations were received objecting to the proposals. The main material issues raised within the representations are: • Application seeks to circumvent requirements of the approved PPP.
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• Traffic and transport impacts • Lack of parking at spa • Too much parking for lodges • The site is greenbelt and should not be developed • Ecological impacts • Suburbanisation of a rural landscape • Visual impact • Noise • Light pollution • Spa is oversized 59 These issues are addressed in the Appraisal Section of the report. Additional Statements 60 Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not applicable Appropriate Assessment under Habitats Regulations AA not required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact eg Flood Risk Assessment • Flood Risk and Drainage Assessment • Design and Access Statement • Energy Statement • External Lighting Strategy • Noise Impact Assessment • Sustainability Statement • Heritage Impact Assessment • Landscape and Visual Appraisal • Ecological Impact Assessment • Economic Benefits Statement • Transport Statement • Tree Survey and Impact Assessment • Planning Statement • Biodiversity Plan • Pre-application Consultation Report Appraisal 61 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
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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. Principle 62 The principle of the proposal for the siting of a spa and leisure facility, holiday accommodation units and associated vehicular access and parking has been established through the previous granting of planning permission in principle for a larger mixed-use development. 63 The principle of the development is thus considered acceptable, provided the proposals are compatible with the relevant policies of the development plan. 64 The site is within the green belt and therefore Policy 8 of NPF4 and Policy 43 of LDP2 are applicable. NPF4 makes allowance for development proposals in the green belt if it is ‘for outdoor recreation, play and sport or leisure and tourism uses; or where it is an intensification of established uses. Similarly, in the case of LDP2, the proposed development could in principle comply with LDP2 policy 43 criterion (a) supporting an established use, providing that the proposals are appropriate to meet the overall objectives of the Green Belt to protect and enhance the character, landscape setting and identity of settlements. 65 This proposal is a tourism related development. LDP2 Policy 8: Rural Business & Diversification supports such proposals when they improve the quality of existing visitor facilities. Sites outwith settlements may be acceptable where they offer opportunities to diversify an existing business, or are related to an existing site- specific resource or opportunity. The spa and lodges will comply with Policy 8 criteria (a) as the proposal will contribute to the local economy through the provision of permanent employment, visitor accommodation, additional tourism and recreational facilities. 66 LDP2 Policy 9: Caravan Sites, Chalets and Timeshare Developments generally supports the improvement of existing holiday-related uses. Policy 9C states that “the Council will give favourable consideration to new chalet and timeshare/fractional ownership developments where it is clear these cannot be used as permanent residences”. 67 NPF4 Policy 30: Tourism, sets out that proposals for tourism related development will take into account factors such as the contribution made to the local economy; compatibility with the surrounding area and impacts on communities, along with sustainable principles and consideration of the natural environment. 68 Overall, NPF4 and LDP2 policies are generally supportive of the proposal as the intensification of an existing tourist facility. Therefore, the development proposals
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are acceptable in principle, subject to compliance with other relevant development plan policies and material considerations, which are assessed below. Design and Layout 69 The siting and design of the proposed spa and leisure facility have been informed by the opportunity to provide panoramic views beyond the estate. In response to the topography of the site, a building level has been proposed to acknowledge the need to avoid introducing a visually obtrusive form within the landscape. The ground conditions will be altered by introducing some designated cutting into the exiting slope to achieve a lower-level terraced area to accommodate the building. 70 This change to the landform, combined with the building form and scale will ensure existing outlooks to the surrounding landscape are maintained for neighbouring properties, existing and proposed. 71 The proposed external terrace provides the opportunity to link, visually and physically, the various internal uses with a range of external landscaped areas. To align with the simplistic architectural form, the materials have been limited to a palette of natural timber cladding and a glazed wall system. 72 The location of the building will provide strong connectivity between the spa and leisure facility and the surrounding landscape and other leisure offerings beyond the building itself. The path network within the estate will provide easy access to other areas by walking or cycling. 73 The proposed holiday lodges will be located directly to the east of the proposed spa and leisure facility. The lodges will range from 1-2 storeys to suit the topography of the site, with the variety of units staggered up the slope. 74 These holiday lodges will range from 2-4 beds and will accommodate private external terrace or balcony space. The lodges will be orientated to maximise the views and the form, massing and material palette will all the reflective of rural Perthshire and respond to the surrounding context. An innovative landscape strategy is proposed to naturally embed the building into the existing setting. 75 Overall, the proposed development will bring a modest change to the landscape setting, with the landscape buffer and the planting of native trees and foliage will help soften the impact of the new accommodation and leisure areas. The proposal is considered to adopt good placemaking principles as the design and siting respects the character and setting with a low impact proposal and thereby accords with NPF4 Policy 14: Design, Quality and Place and LDP2 Policy 1: Placemaking.
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Landscape and Visual Amenity 76 NPF4 Policy 4: Natural Places, advises that development proposals that affect a site designated as a local nature conservation site or landscape area in the LDP will only be supported where development will not have significant adverse effects on the integrity of the area or the qualities for which it has been identified. LDP2 Policy 39: Landscapes, states that development proposals will be supported where they do not conflict with the aim of maintaining and enhancing the landscape qualities of Perth and Kinross. 77 The site is situated in the Sidlaw Hills Local Landscape Area (LLA) and a Landscape and Visual Impact Assessment (LVIA) has been submitted in support of the application. The landscape and visual effects of the proposal are assessed as generally minor to negligible in the expansive context of Murrayshall Estate. The proposal will result in relatively minor changes to the general character of the landscape. 78 The LVIA illustrates that the influence of the proposal on its surroundings is largely limited to the local surrounding landscape, particularly to the north. Viewpoint analysis illustrates that effects are generally minor to negligible with moderate effects only experienced adjacent to site boundaries. 79 The landform of the site slopes steeply, east to west over the site with an overall level change of over 17.5 metres. The ground levels continue to rise eastward beyond the site. Utilising the lower area of the site for the larger spa and leisure building location will enable the development to have a good fit within the established landscape whilst limiting its visual impact. 80 The Estate has a well-established structure of policy woodlands and mature trees, and this will be supplemented through additional planting and landscaping. Once tree and woodland planting starts to mature, the proposed built form will be screened further. Overall, the effect of the development on surrounding landscape designations is assessed to be minor. 81 By improving and increasing recreation opportunities in the area and enhancing the woodland structure of the Estate the proposal is considered in accordance with the guidance for the Sidlaw Hills Local Landscape Area. The proposals will not detract from the qualities of this LLA and the identified landscape character of the site and surroundings. 82 The visual effects of the proposal from surrounding representative receptors are not considered to be significant. Any adverse effects will decrease in time through maturing screening and landscape mitigation. The proposal is therefore considered to comply with the aims of NPF4 Policy and LDP2 Policy 39.
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Roads and Access 83 NPF4 Policy 13: Sustainable Transport seeks to encourage developments that prioritise sustainable travel while LDP2 Policy 60 Transport Standards and Accessibility Requirements requires consideration of transport and accessibility. The applicant has submitted a Transport Statement in support of the application, and this has been considered by PKC Transportation and Development. 84 It is proposed that the new facilities will be accessed from the existing driveway to the hotel. Six new passing places are required to ensure that construction and operational traffic can adequately access the site (Condition 13). 85 It was initially proposed to provide 24 parking spaces for the lodges and 20 for the spa and leisure facility. Following discussions with PKC Transportation and Development, the lodges are proposed to be provided with 48 standard parking bays, three disabled spaces and three powered two-wheeler parking spaces. The spa and leisure facility will be provided with 32 standard car parking spaces, three disabled car parking spaces and four powered two-wheeler parking spaces. 86 PKC Transportation and Development had initially requested 50 spaces for the spa and leisure facility. However, this was based on a maximum standard and following discussions the level of parking above is considered to be appropriate. The applicant has highlighted that the primary purpose of the spa is to expand the range of facilities available to residents of the hotel and proposed lodges, this will mean that a number of the residents will be utilising existing car parking within the site. It is also proposed to provide a shuttle service for the site. The reduction in car parking and shuttle service is supported by NPF4 and LDP2 policies that seek to reduce the reliance on private cars. 87 Overall, the proposal is acceptable in transport terms subject to further conditions on a Construction Traffic Management Plan, parking details for different transport modes, the core path, signage and a Travel Plan (Conditions 4, 5, 6, 7, 8, 9, 10, 11 and 12) Drainage and Flooding 88 A Flood Risk and Drainage Assessment (FRDA) has been undertaken to assess the potential increase to surface water run off attributed to the development from all possible sources, in accordance with best practise and guidance presented within NPF4. 89 The proposed drainage/SUDS scheme for the site will comprise the management of surface water runoff from the development via a combination of filter drains, subsurface pipework, swales and linear drainage conveying runoff to two SUDS ponds and subsurface cellular storage at the western end of the site. 90 Roof drainage from the lodges will be collected by subsurface pipework whilst road drainage will be collected by parallel filter drains and conveyed to
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landscaped swale conveyance features passing through the centre of the development site. These features are composed of a series of three swales, connected by culverts, which collect surface water flows and convey them north- west. The majority of runoff from the holiday lodge area will be conveyed to the southern SUDS pond located at the south-west extent of the development area, with a smaller portion of track drainage conveyed via filter drains to the northern SUDS pond, with attenuated flows from both ponds discharging to the ditch proposed as part of the separately approved driving range development. 91 Runoff from impermeable areas of the spa facility will be collected via filter drains and conveyed to a subsurface cellular storage feature, with the proposed car park comprising permeable paving and discharging directly to the cellular storage, and attenuated flows discharging to the existing ditch along the northern boundary. 92 PKC Flooding and Structures had initially requested the submission of further information/clarifications. This information was subsequently submitted and Flooding and Structures have confirmed that they have no further comments to make on the proposals. 93 Overall, the site is generally at a low risk of flooding and the proposal complies with NPF4 Policy 22: Flood Risk and Water Management; and LDP2 Policy 52: New Development and Flooding and Policy 53: Water Environment and Drainage. Noise and Light Pollution 94 As the spa and leisure facility building will contain plant equipment, including roof mounted air source heat pumps (ASHPs) and the lodges will also be fitted with ASHPs, the applicant has submitted a noise impact assessment (NIA). 95 Noise from fixed plant equipment associated with both the leisure building and proposed lodges have been evaluated with the results predicted to meet the required level across all frequencies. It is however recommended that the ASHPs on the roof of the leisure building have a maximum sound power level (SWL) of 85dB and the ASHPs are sited at the gable ends of the proposed lodges and have a maximum SWL of 74dB. 96 It is noted from the site plan that the leisure building will contain outdoor seating and an external gym/studio area which hasn’t been included in the NIA. As such, to protect residential amenity, a condition in relation to amplified music and outdoor areas will be imposed (Condition 15). 97 An external lighting strategy has been submitted with the application and assessed by Environmental Health. Considering the distance to the nearest residential properties, it is considered unlikely that the development will adversely affect residential amenity. However, a condition is requested to control external lighting (Condition 16).
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Waste Collection 98 Waste collection will be carried out using small electric buggies or carts. Refuse will be collected from the lodges and taken to the existing waste storage area of the hotel. No additional waste/storage facilities are required owing to existing capacity at the hotel. Conservation Considerations 99 A Heritage Impact Assessment has been submitted in support of the application and has been assessed by Historic Environment Scotland (HES), Perth and Kinross Heritage Trust (PKHT) and PKC’s Conservation Officer. 100 PKHT has advised that the proposed development site lies within an area that has known archaeological remains and is considered to have archaeological potential. As a result, PKHT recommend that a programme of archaeological works is attached as a condition (Condition 26) to ensure the development and its impact on known and potentially unknown archaeological remains is appropriately dealt with. The details of this programme should be agreed in advance of works in a Written Scheme of Investigation with PKHT. 101 The requested condition will ensure that the proposal complies with NPF4 Policy 7: Historic Assets and Places and LDP2 Policy 26: Scheduled Monuments and Archaeology. Natural Heritage and Biodiversity 102 NPF4 Policy 1: Sustainable Places, Policy 3: Biodiversity, Policy 4: Natural Places and Policy 6: Forestry, Woodland and Trees are relevant considerations as are LDP2 Policies 38: Environment and Conservation, 40: Forestry, Woodland and Trees and 41: Biodiversity. 103 The Council will seek to protect and enhance all wildlife and habitats, whether formally designated or not, considering natural processes in the area. Planning permission will not be granted for development likely to have an adverse effect on protected species unless clear evidence can be provided that the ecological impacts can be satisfactorily mitigated. The necessary surveys have been carried out in line with best practice and it is recommended that the conclusions and recommended action points within the surveys are required by condition (Condition 21). 104 NPF4 requires that major developments demonstrate that they will enhance biodiversity, so they are in a better state than without intervention – including future management. This should include significant enhancements following avoidance, mitigation and compensation for all biodiversity loss. 105 A Site Biodiversity Action Plan has been submitted but is not considered to achieve the significant enhancement NPF4 requires. Four bat boxes, four bird
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boxes, an undisclosed number of hedgehog boxes and wildflower meadow sowing are proposed. 106 More is required to bring the biodiversity enhancement in accordance with NPF4 and what is required in the PKC Planning for Nature Guidance including: • More bird boxes • More bat boxes • More hedgehog boxes • Create hedgehog highways in any fence lines • Install wildlife kerbs adjacent to all road gullies within 500m of a SUDS pond. 107 Conditions are recommended to ensure that biodiversity enhancement is provided in accordance with NPF4 (Conditions 23 and 25). 108 The submitted Tree Survey indicates 18 individuals, plus groups of trees are proposed to be felled to facilitate the development access. The Scottish Government Policy on Control of Woodland Removal advises that there will be a presumption in favour of protecting woodland resources. Where the loss of woodland is unavoidable, mitigation measures in the form of compensatory planting will be required. 109 The accompanying landscape strategy details the proposed additional tree planting to be delivered on site, mitigating the proposed tree losses through compensatory tree planting and resulting in an increase in tree cover as a result of the development. 110 Overall, the proposals are considered to comply with the relevant policies of NPF4 and LDP2. Low and Zero Carbon Generating Technologies 111 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 includes the erection of a new building, 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. An Energy Statement submitted in support of the application advises that the following sustainability points are included within the design of the spa and leisure facility and lodges: • An all-electric development is proposed which will lower the operational carbon of the development and there is no proposed new gas to the site.
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• Around 570m2 of solar PV is proposed on the spa and lodges to maximise the proposals use of zero operational carbon electricity. • The development will use an air source heat pump (ASHP) / variable refrigerant volume (VRV) and solar photovoltaic (PV) panels to supply low and zero carbon internal conditioning and energy. The use of an ASHP / VRV will save between 11 – 50 kgCO2/m2 when compared to using gas. The use of using solar PV will save between 5 – 11 kgCO2/m2 compared to not using an array. • All U-values will be at, or are a significant improvement upon, the required U- Values as defined by the Scottish Building Standards Non-Domestic Handbook. • 100% of the lighting shall be served by highly efficient LED luminaires. • All systems can be centrally controlled to maximise operational efficiency. 112 The proposal therefore complies with the relevant policies. Developer Contributions 113 The Council’s Transport Infrastructure Developer Contributions Supplementary Guidance requires a financial contribution towards the cost of delivering the transport infrastructure improvements which are required for the release of all development sites in and around Perth. 114 The site is located in the ‘Full’ Transport Infrastructure contributions zone (Appendix 3 of the Supplementary Guidance). 115 Holiday accommodation is calculated at the “Residential – Affordable” rate per unit, and this will be applied to the 25 proposed lodges. 116 New floorspace for the spa and leisure facility is calculated at the “Non- Residential Other” rate, and staff/ office facilities may be calculated at the “Employment” rate. 117 Therefore the required contribution towards the cost of delivering the transport infrastructure improvements is as follows: o Transport Infrastructure: o Lodges: (25 x £2,184) £54,600 o Facility: (1,607 x £57) £91,599 o Staff areas: (660 x £17) £11,220 o Total: £157,419 118 Subject to completion of a Legal Agreement, or upfront payment, the application is considered to satisfy contribution and infrastructure requirements.
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Economic Impact 119 As part of the larger planning permission in principle, the applicant advised that they believe there is an opportunity to reposition Murrayshall as one of the leading four-star hotel and golf resorts in Scotland. They aim to achieve this through the provision of a more extensive resort offering, including the development of a spa and leisure club, new accommodation facilities, outdoor pursuit facilities, and an enhanced golfing experience. This will enable the resort to create additional income streams, reduce the risk of seasonality, become more operationally efficient and capture new customer segments. 120 This application represents a small part of the wider vision for Murrayshall and seeks to diversify the existing accommodation offer and appeal to customers seeking a more experiential stay. 121 During the construction period, jobs will be created and sustained, supporting indirect employment and revenue that this volume of construction activity will generate from employees spending on local goods and services. Longer term, additional residents to the area will support existing local employment and services in the area. Variation of Application Under Section 32a 122 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 the vehicular and cycle parking to ensure adequate provision is made for the development. Planning Obligations and Legal Agreements 123 A Legal Agreement may be required to secure necessary transport infrastructure requirements, unless an upfront payment is received. Direction by Scottish Ministers 124 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 125 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
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Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. Recommendation Approve subject to the following conditions: Conditions and Reasons for Recommendation General 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been lawfully started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2. The 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. The development hereby approved shall be used solely for holiday accommodation and shall not be occupied as the sole or main residence of any occupant. Reason - In order to clarify the terms of the permission; to control and restrict the use of the building. Transport 4. Prior to the commencement of the development hereby approved, the applicant shall submit for the further written agreement of the Council as Planning Authority, in consultation with the Roads Authority (Structures), a Construction Traffic Management Scheme (TMS) which shall include the following: a) restriction of construction traffic to approved routes and the measures to be put in place to avoid other routes being used; b) timing of construction traffic to minimise impact on local communities particularly at school start and finishing times, on days when refuse collection is undertaken, on Sundays and during local events; c) a code of conduct for HGV drivers to allow for queuing traffic to pass; d) arrangements for liaison with the Roads Authority regarding winter maintenance;
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e) emergency arrangements detailing communication and contingency arrangements in the event of vehicle breakdown; f) arrangements for the cleaning of wheels and chassis of vehicles to prevent material from construction sites associated with the development being deposited on the road; g) arrangements for cleaning of roads affected by material deposited from construction sites associated with the development; h) arrangements for signage at site accesses and crossovers and on roads to be used by construction traffic in order to provide safe access for pedestrians, cyclists and equestrians; i) details of information signs to inform other road users of construction traffic; j) arrangements to ensure that access for emergency service vehicles are not impeded; k) co-ordination with other significant developments known to use roads affected by construction traffic; l) traffic arrangements in the immediate vicinity of temporary construction compounds; m) monitoring, reporting and implementation arrangements; n) arrangements for dealing with non-compliance; and o) details of HGV movements to and from the site. The TMS as approved shall be strictly adhered to during the entire site construction programme. Reason - In the interest of proper site management. 5. Prior to the occupation of each lodge in Phase 1 as shown on Drawing 54, each lodge shall be provided with a minimum of 2 parking spaces. On occupation of the final lodge within Phase 1, a total of 48 standard car parking bays will be provided plus 3 disabled parking bays being provided, resulting in a total of 51 car parking spaces on site, as shown on Drawing 54. Reason - In the interest of providing a suitable number of off-street lodge parking 6. Prior to commencement of any development on Phase 1 of the Lodge development, a detailed design for the proposed secure covered cycle parking facility for a minimum of 10 cycles, including its location, shall be submitted to and approved in writing by the Planning Authority in consultation with the Roads Authority. The cycle parking, as approved in writing, shall be implemented in accordance with the approved details prior to the lodge development being brought into use. Reason - To encourage active travel and meet advice within National Planning Framework on transport for the lodge development 7. Prior to commencement of any development on Phase 1 of the Lodge development, a detailed design for the proposed powered tow wheeler parking
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facility for a minimum of 3 powered two wheelers, including its location, shall be submitted to and approved in writing by the Planning Authority in consultation with the Roads Authority. The powered two wheelers parking, as approved in writing, shall be implemented in accordance with the approved details prior to the lodge development being brought into use. Reason - In the interest of providing a suitable number of off-street lodge parking. 8. Prior to commencement of any development on the Spa and Leisure Facility, a detailed design for the proposed parking shall be provided for the following elements: • 32 standard car parking spaces • 3 disabled car parking spaces • 4 powered two-wheeler parking spaces Including its location, shall be submitted to and approved in writing by the Planning Authority in consultation with the Roads Authority. The parking, as approved in writing, shall be implemented in accordance with the approved details prior to the Spa and Leisure Facility being brought into use. Reason - In the interests of road safety; to ensure the provision of adequate off- street parking facilities for disabled visitors and motorcyclists. 9. The cycle parking as shown on Drawing 55, shall be constructed and operational prior to the Spa and Leisure Facility being brought into use. Reason - To encourage active travel and meet advice within National Planning Framework on transport. 10. The core path which forms part of the site must not be obstructed during building works or on completion. Any damage done to the core path and associated signage during building works shall be made good before occupation of the development. Any temporary restrictions to public access required to facilitate works on site must be agreed in writing first with the Access Officer. Reason - In the interests of public access along the core path. 11. Prior to commencement of any development on site, a detailed design showing the signage for the development shall be provided with the following schemes being designed: a) directional signage to be added to the public road network to direct customers to the development site entrance along the preferred routes as discussed in the Transport Statement;
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b) directional signage to be removed from the public road network to encourage customers to use the preferred route detailed as discussed in the Transport Statement; and c) passing place signage along the U84 and U85 from the A94 to the development site entrance from the public road network The scheme shall be submitted to, and approved in writing by, the Council as Planning Authority. The submission will confirm the location of the signage, specification and detailed design. The scheme for the approved shall thereafter be implemented in full, prior to the first element of the development hereby approved being completed or brought into use. Reason: In the interests of road, to direct customers of development site along the preferred route. 12. No part of the development shall be occupied until a Travel Plan, aimed to encourage more sustainable means of travel, has been submitted to and agreed in writing by the Council in consultation with Transportation and Development. The Travel Plan will have particular regard to provision for walking, cycling and connections to public transport access to in the form of the shuttle service, detailing the frequency of the service and will identify the measures to be provided along with the system of management, monitoring, review, reporting and the duration of the plan. Reason - To promote sustainable transport options and to meet advice within National Planning Framework on transport. 13. Prior to commencement of any development on site, a detailed design for a minimum of six passing places shall be submitted and approved in writing by the Planning Authority in consultation with the Roads Authority for the following locations: • Passing Place 3 - Unmade layby at 227m as detailed in the Transport Statement in Appendix G - Passing Place Plan (SK005); • Passing Place 4 -Verge at 470m as detailed in the Transport Statement in Appendix G - Passing Place Plan (SK005); • Passing places 7 - Field entry on right at 1090 m as detailed in the Transport Statement in Appendix G - Passing Place Plan (SK005); and • Passing places 11 - Verge at the pedestrian access gate to Bonhard House at 1900 m as detailed in the Transport Statement in Appendix G - Passing Place Plan (SK005); and • Passing places 13 - Verge at 2040 m as detailed in the Transport Statement in Appendix G - Passing Place Plan (SK005); and • Passing places 15 -Verge at 2320 m as detailed in the Transport Statement in Appendix G - Passing Place Plan (SK005)
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The passing places, shall be provided with a minimum carriageway width of 5.5 metres, for a minimum length of 11 metres with 30 degree tapers and surfaced in accordance with the Perth & Kinross Council's Road Development Guide at the agreed locations. The passing places, as approved in writing, shall be implemented in accordance with the approved details and be constructed and operational in advance of any further works being undertaken on site. Once provided, the passing places shall thereafter be permanently retained as such. Reason - To ensure the existing road network can accommodate the traffic likely to be associated with the proposed development in the interests of road safety. Amenity 14. All plant or equipment shall be so enclosed, attenuated and/or maintained such that any noise therefrom shall not exceed Noise Rating 35 between 0700 and 2300 hours daily, or Noise Rating 25 between 2300 and 0700 hours daily, within any neighbouring residential property, with all windows slightly open, when measured and/ or calculated and plotted on a rating curve chart. Reason - In order to safeguard the neighbouring residential amenity in the area. 15. No amplified music, shall be permitted in the outdoor seating or external gym/studio area at any time. Reason - In order to safeguard the neighbouring residential amenity in the area. 16. All external lighting shall be sufficiently screened and aligned so as to ensure that there is no direct illumination of neighbouring land and that light spillage beyond the boundaries of the site is minimised to a degree that it does not adversely affect the amenity of the neighbouring land. Reason - In order to safeguard the neighbouring residential amenity in the area. 17. Construction work shall be limited to Monday to Friday 0700 hours to 1900 hours and Saturday 0800 hours to 1300 hours with no noisy works out with these times or at any time on Sundays or bank holidays (as identified by Scottish Government). Reason - In order to safeguard the neighbouring residential amenity in the area. 18. Mitigation measures as described in Sections 5.5 of the Noise Impact Assessment undertaken by ITP Energised dated 25.03.2024, shall be undertaken to ensure a satisfactory level of residential amenity can be achieved. Reason - In order to safeguard the neighbouring residential amenity in the area.
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Trees and Landscaping 19. Prior to the commencement of any works on site, all trees on site (other than those marked for felling on the approved plans) and those which have Root Protection Areas which fall within the site shall be retained and protected. Protection methods shall be strictly in accordance with BS 5837 2012: Trees in Relation to Design, Demolition and Construction. Protection measures, once in place, shall remain in place for the duration of construction. Reason - To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 20. The detailed landscaping plan, which is hereby approved, shall be completed within the first available planting season (October to March) after the completion or bringing into use of the development, whichever is the earlier. The approved scheme shall thereafter be maintained to the satisfaction of the Council as Planning Authority, with any planting which fails to become established within five years being replaced in the following planting season with others of a size and species as previously approved. Reason - In the interests of visual amenity and to ensure the satisfactory implementation of the proposed planting scheme. Biodiversity 21. The conclusions and recommended action points within the supporting Ecological Impact Assessment, Biodiversity Plan and Invasive Non-Native Species Management Plan submitted and hereby approved (drawing numbers 52, 63 and 64 relate) shall be fully adhered to, respected and undertaken as part of the construction phase of development, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and biodiversity. 22. An updated ecology survey will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the ecology survey approved as part of this permission. The updated survey shall be submitted to the Council as Planning Authority for written agreement and works shall not commence until after such written agreement has been issued by the Council. Reason - In the interests of employing best practice ecology and to ensure there is no adverse impact on any protected species as identified under the Wildlife and Countryside Act (1981). 23. Prior to the completion or occupation of the building(s) hereby approved, whichever is the earlier, 12 bird nesting boxes, 12 bat roosting boxes, 10 hedgehog boxes shall be provided on suitable locations within the red line boundary. Thereafter, the agreed scheme shall be maintained in a reasonable
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condition for the life of the development, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. 24. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, wildlife kerbs shall be installed adjacent to all road gullies within 500metres of a SUDS pond or watercourse. Thereafter, the kerbs shall be retained in a reasonable condition for the life of the development, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. 25. Prior to the completion or occupation of the development hereby approved, whichever is the earlier, hedgehog highways shall be created by providing access gaps in wooden fences least 13cm x 13cm at ground level, to allow for the free movement of hedgehogs. Thereafter, the hedgehog highways shall be retained in a reasonable condition for the life of the development, to the satisfaction of the Council as Planning Authority. Reason - In the interests of protecting environmental quality and of biodiversity. Archaeology 26. Development shall not commence until the developer has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Archaeological Investigation (WSI) which has been submitted by the developer and agreed in writing by the Council as Planning Authority, in consultation with Perth and Kinross Heritage Trust (PKHT). Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented including that all excavation, preservation, recording, recovery, analysis, publication and archiving of archaeological resources within the development site is undertaken. Should the archaeological works, as required by the WSI, identify a requirement for post-excavation analysis, the development as approved shall not be occupied or brought into use until a Post-Excavation Research Design (PERD) has been submitted to and agreed in writing by the Council as Planning Authority, in consultation with PKHT. The PERD shall be carried out in complete accordance with the approved details. Furthermore, the developer shall afford access at all reasonable times to PKHT or a nominated representative and shall allow them to observe work in progress. Reason - To ensure a programme of archaeological works is carried out to safeguard and record any archaeological remains within the development area. Materials 27. Prior to the commencement of the spa and leisure building hereby approved, details of the specification and colour of the proposed external finishing materials
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to be used 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 residential 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 1. Permission shall not to be issued until the Section 75 Agreement has been signed and registered to take account of this application. The legal agreement should be concluded and completed within 4 months of the date of any Committee approval. Failure to conclude a legal agreement within 4 months will result in the planning application being re-assessed through failing to comply with the associated developer contributions policy and may be ultimately recommended for refusal under delegated powers Informatives 1. Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken. Please use the form attached herewith. 2. As soon as practicable after the development is complete, the person who completes the development is obliged by Section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended) to give the Planning Authority written notice of that position. Please use the form attached herewith. 3. This development will require the 'Display of notice while development is carried out', under Section 27C(1) of the Town and Country Planning Act 1997, as amended, and Regulation 41 of the Development Management Procedure (Scotland) Regulations 2013, as amended. The form of the notice is set out in Schedule 7 of the Regulations and a draft notice is included for your guidance. In accordance with Regulation 41 the notice must be: Displayed in a prominent place at or in the vicinity of the site of the development Readily visible to the public Printed on durable material.
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4. The planning permission decision notice shall not be issued until such time as the required Developer Contributions have been secured or paid in full. In the event the applicant does not either make the required payment within 28 days from the date the agent/applicant is advised of the need for the contributions, or complete a legal agreement for delayed payment within a 4 month period from the date the agent/applicant is advised of the need for the contributions the application may be refused under delegated powers without any further discussion with the applicant. 5. This planning permission is granted subject to conditions, some of which require further information to be submitted to Development Management either before works can start on site or at a certain time. The required information must be submitted via the ePlanning portal if your original application was lodged that way, otherwise send it to us at developmentmanagement@pkc.gov.uk. Please be aware that a fee is payable in respect of each request made, though there is no limit to the number of conditions that can be discharged in a single request. The Fees Charter is available on our website www.pkc.gov.uk. The Council has two months to consider the information. You should therefore submit the required information more than two months before your permission expires. We cannot guarantee that submissions made within two months of the expiry date of your permission will be able to be dealt with before your permission lapses. 6. The applicant can seek guidance on the detailed design and positioning of the cycle storage from Transport Scotland's Cycling by Design 2021 or similar design guide. 7. The applicant is advised that, in terms of Sections 56 of the Roads (Scotland) Act 1984, 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. 8. The applicant is advised that, in terms of Sections 109 of the New Roads and Street Works Act 1991, he/she/they must obtain from the Council, to place, maintain or adjust apparatus in, or under a Road or remove apparatus from a road. Application forms are available at https://www.pkc.gov.uk/article/14916/Road-and-footway-permits. 9. Road drainage may be in the vicinity of the passing places and require remedial works. Contact Perth & Kinross Council Road Maintenance Department for further details.
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10. Trees and scrub are likely to contain nesting birds between 1st March and 31st August inclusive. Trees and scrub are present on the application site and are to be assumed to contain nesting birds between the above dates. The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (Section 1), it is an offence to remove, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning permission for a development does not provide a defence against prosecution under this Act. 11. The applicant is advised that any proposed signage will require a further application to be submitted for advertisement consent unless it benefits from express consent as per the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. 12. Part of the approved development includes holiday accommodation or Short-term Let accommodation (STL). The developer is advised that holiday accommodation and STLs require to be licensed under the terms of Article 3 of the Civic Government (Scotland) Act 1982 (Licensing of Short-terms Lets) Order 2021 and therefore a licence application should be made to Perth and Kinross Council prior to operation commencing. Further information and application forms are available at https://www.pkc.gov.uk/shorttermlets. 13. Further information on the need for and level of provision of Changing Places Toilet Facilities can be found in Section 41B of the Town and Country Planning (Scotland) Act 1997, the Town and Country Planning (Changing Places Toilet Facilities) (Scotland) Regulations 2020 and the associated Circular 1/2020: Changing Places Toilets Regulations. 14. No work shall be commenced until an application for building warrant has been submitted and approved. 15. 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 the vehicular and cycle parking to ensure adequate provision is made for the development. Background Papers Letters of representation 56 Authors Name Designation Contact Details Alex Gudgeon Planning Officer (Major Team) 01738 475300
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Approved Name Designation Date Sean Panton Team Leader (Major Applications and Enforcement) 29 January 2025