23/00001/Pan
Perth and Kinross Council · 17 May 2023
Back to Planning and Placemaking Committee — 17 May 2023 and its agenda
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Perth and Kinross Council Planning and Placemaking Committee – 17 May 2023 Pre-Application Report by Head of Planning and Development (Report No. 23/137) Mixed use development comprising of 19 bay golf driving range with cafe (class 3), retail unit (class 1), formation of parking and associated works on land 240 metres north east of Lethangie Waste Water Treatment Works, Kinross Ref. No: 23/00001/PAN Ward No: P8 – Kinross-shire Summary This report is to inform Committee of a potential forthcoming planning application in respect of a major development for Mixed Use development comprising of 19 bay golf driving range with cafe (class 3), retail unit (class 1), formation of parking and associated works at Land 240 Metres North East Of Lethangie Waste Water Treatment Works, Kinross. 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 10 March 2023. 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 a mixed use development comprising of 19 bay golf driving range with cafe (class 3), retail unit (class 1), formation of parking and associated works at Land 240 Metres North East Of Lethangie Waste Water Treatment Works, Kinross. 2 Pre-application reports give the Committee an opportunity to raise issues which it would like to see addressed in the planning application. 3 This PoAN seeks to formally establish a major development comprising a mixed use development comprising of 19 bay golf driving range with cafe (class 3), retail unit (class 1), formation of parking and associated works. 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) 4 Due to the scale of the proposal it will require to be screened as to whether the proposal is an EIA development under the EIA 2017 Regulations. A screening request is required to be submitted by the applicant. PRE-APPLICATION PROCESS 5 The PoAN (reference 23/00001/PAN) confirmed that a public exhibition will be held at Milnathort Golf Club Clubhouse, South Street, Milnathort, KY13 9XA on Tuesday 18th April 2023 between 2pm-8pm and a second event will be held at Kinross Golf Club Clubhouse on Tuesday 9th May 2023 between 2pm- 8pm. The Ward Councillors, Milnathort and Orwell Community Council, and Kinross 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 6 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 7 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. 8 NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. 9 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 14: Design, Quality and Place • Policy 20: Blue and Green Infrastructure • Policy 21: Play, Recreation and Sport • Policy 22: Flood Risk and Water Management • Policy 23: Lifelong Health & Wellbeing • Policy 25: Community Wealth Building
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• Policy 26: Business and Industry • Policy 28: Retail • Policy 29: Rural Development Perth and Kinross Local Development Plan 2019 10 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. 11 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 2: Design Statements • Policy 8: Rural Business and Diversification • Policy 13: Retail and Commercial Leisure Proposals • Policy 15: Public Access • Policy 26B: Archaeology • Policy 32: Embedding Low and Zero Carbon Generating Technology in New Development • 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 46A: Loch Leven Catchment Area • Policy 46B: Loch Leven Catchment Area • Policy 50: Prime Agricultural Land • 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 • Policy 56: Noise Pollution • Policy 58A: Contaminated and Unstable Land: Contaminated Land • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals • Policy 61: Airfield Safeguarding
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OTHER POLICIES 12 The following non statutory guidance and documents are of particular importance in the assessment of this application:- • Perth and Kinross Local Transport Strategy (2010) • Perth and Kinross Community Plan 2013/2023 • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020) • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity NATIONAL GUIDANCE 13 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 14 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 33 Development of Contaminated Land • PAN 40 Development Management • PAN 43 Golf Courses and Associated Developments • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 73 Rural Diversification • PAN 75 Planning for Transport PLANNING SITE HISTORY 15 17/00002/PAN On 28 February 2017 for Erection of holiday park, visitor centre (ancillary cafe/restaurant with commercial space), with supporting recreational infrastructure. 16 17/00197/SCRN On 15 March 2017 for Proposed tourism development - erection of a holiday park, visitor centre (ancillary cafe/ restaurant with commercial space), with supporting recreational infrastructure.
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17 17/01096/SCRN On 30 August 2017 for Erection of holiday park, visitor centre (ancillary cafe/restaurant with commercial space), with supporting recreational infrastructure. CONSULTATIONS 18 As part of the planning application process the following would be consulted – External • Scottish Environment Protection Agency • NatureScot • Scottish Water • Perth and Kinross Heritage Trust • Milnathort and Orwell Community Council • Kinross Community Council • Balado Airfield Internal • Environmental Health • Development Contributions Officer • Community Greenspace • Transportation and Development • Structures and Flooding • Waste Services • Biodiversity Officer KEY ISSUES AGAINST WHICH A FUTURE APPLICATION WILL BE ASSESSED 19 The key considerations against which the eventual application will be assessed include: a. Visual Impact b. Scale, Design and Layout c. Relationship to Nearby Land Uses d. Natural Heritage and Ecology e. Landscape f. Water Resources and Soils g. Air Quality h. Transport Implications i. Tourism and Economy j. Impact on Agriculture k. Archaeology and Cultural Heritage ADDITIONAL STATEMENTS WHICH WILL BE REQUIRED 20 Should an EIA Report not be required the following supporting documents will need to be submitted with any planning application:
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- Planning Statement - Design and Access Statement - Pre-Application Consultation (PAC) Report - Leisure/Economic Impact Assessment - Transport Assessment - Flood Risk and Drainage Assessment - Landscape and Visual Impact Assessment - Tree and Woodland Survey - Habitat Survey - Archaeological Assessment - Sustainability Assessment CONCLUSION AND RECOMMENDATION 21 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 Date: 5 May 2023 DAVID LITTLEJOHN HEAD OF PLANNING & DEVELOPMENT