23/00002/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. 23/138) Re-development of 18-hole golf course to 9 holes, alterations and extension to clubhouse to form sports community hub building, erection of 200 dwellinghouses, formation of open/amenity space, landscaping, parking, footpaths and associated works at Craigie Hill Golf Club, Cherrybank, Perth, PH2 0NE Ref. No: 23/00002/PAN Ward No: P10 – Perth City South Summary This report is to inform the Committee of a potential forthcoming planning application in respect of a major development for Re-development of 18-hole golf course to 9 holes, alterations and extension to clubhouse to form sports community hub building, erection of 200 dwellinghouses, formation of open/amenity space, landscaping, parking, footpaths and associated works at Craigie Hill Golf Club, Cherrybank, Perth, PH2 0NE. 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 15 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 Re-development of 18-hole golf course to 9 holes, alterations and extension to clubhouse to form sports community hub building, erection of 200 dwellinghouses, formation of open/amenity space, landscaping, parking, footpaths and associated works at Craigie Hill Golf Club, Cherrybank, Perth, PH2 0NE. 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 the re-development of 18-hole golf course to 9 holes, alterations and extension to clubhouse to form sports community hub building, erection of 200 dwellinghouses, formation of open/amenity space, landscaping, parking, footpaths 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. It is noted that a screening opinion has already been provided, reference 22/02017/SCRN, and is not subject of an EIA development. PRE-APPLICATION PROCESS 5 The PoAN (reference 23/00002/PAN) confirmed that a public exhibition will be held at Craigie Hill Golf Club, Cherrybank, Perth, PH2 0NE, on 19 April 2023 between 7.30pm – 9pm for club members, a second event will be held on Thursday 20 April 2023 between 2pm – 8pm and a third event on Sunday 23 April 2023 between 1pm – 4pm. A second series of events will be held and the dates for these will be confirmed in due course. The Ward Councillors, MSP Jim Fairlie and MP Pete Wishart have been notified. It is noted that the City South Community Council is disbanded. 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: Sustainable Places • Policy 2: Climate Mitigation and Adaptation • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 5: Soils • Policy 6: Forestry, Woodland and Trees • Policy 8: Greenbelts • Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 15: Local Living and 20 Minute Neighbourhoods
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• Policy 16: Quality Homes • Policy 17: Rural Homes • Policy 18: Infrastructure First • Policy 19: Heat and Cooling • Policy 20: Blue and Green Infrastructure • Policy 21: Play, Recreation and Sport • Policy 22: Flood Risk and Water Management • Policy 24: Digital Infrastructure • Policy 26: Business and Industry • Policy 28: Retail • Policy 29: Rural Business and Diversification • Policy 31: Culture and Creativity 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 1C: Placemaking • Policy 1D: Placemaking • Policy 2: Design Statements • Policy 3: Perth City • Policy 4: Perth City Transport and Active Travel • Policy 5: Infrastructure Contributions • Policy 6: Settlement Boundaries • Policy 8: Rural Business and Diversification • Policy 13: Retail and Commercial Leisure Proposals • Policy 14A: Open Space Retention and Provision: Existing Areas • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 16: Social, Cultural and Communities Facilities • Policy 17: Residential Areas • Policy 18: Pubs and Clubs in Residential Areas • Policy 19: Housing in the Countryside • Policy 20: Affordable Housing • Policy 22: Particular Needs Housing Accommodation • Policy 23: Delivery of Development Sites • Policy 24: Maintaining an Effective Housing Land Supply • Policy 25: Housing Mix • Policy 26B: Scheduled Monuments and Archaeology: Archaeology
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• Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 34A: Sustainable Heating & Cooling: Heat Networks, Major Development and LDP Site Allocations • Policy 38A: Environment and Conservation: International Nature Conservation Sites • Policy 39: Landscape • Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 43: Green Belt • Policy 47: River Tay Catchment Area • Policy 51: Soils • Policy 52: New Development and Flooding • Policy 53A: Water Environment and Drainage: Water Environment • Policy 53B: Water Environment and Drainage: Foul Drainage • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 53E: Water Environment and Drainage: Water Supply • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 57: Air Quality • Policy 59: Digital Infrastructure • Policy 60B: Transport Standards and Accessibility Requirements: New • Development Proposals OTHER POLICIES 12 The following non statutory guidance and documents are of particular importance in the assessment of this application:- • Supplementary Guidance - Air Quality (adopted in 2020) • Supplementary Guidance - Open Space Provision for New Developments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Planning Guidance - Planning & Biodiversity Conservation areas • Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) • Perth and Kinross Community Plan 2013/2023 • Perth City Plan 2015-2016 • Perth and Kinross Local Transport Strategy (2010) • Perth’s Transport Future Project: Phase 2 Cross Tay Link Road Preferred Route - Report by Depute Chief Executive, Environment (Sustainability, Strategic and Entrepreneurial Development) – 14 December 2016
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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 2/2010 Affordable Housing and Land Audits • PAN 3/2010 Community Engagement • 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 65 Planning and Open Space • PAN 72 Housing in the Countryside • PAN 73 Rural Diversification • PAN 75 Planning for Transport PLANNING SITE HISTORY 15 87/00207/FUL Full planning permission was approved on 19 March 1987 for Erection of a gardeners store 16 88/01032/FUL Full planning permission was approved on 1 September 1988 for Extension at 17 98/01105/FUL Full planning permission was approved on 15 September 1998 for extensions to clubhouse at 18 01/01629/TD was approved on 30 April 2002 for Installation of a 12.5m slimline monopole, second polarised antenna and a 400mm microwave dish and equipment cabin at 19 04/01470/FUL Full planning permission was refused on 21 September 2004 for Installation of a 12m monopole, 6 No. antenna, 2 transmission dishes, radio equipment housing and ancillary development 20 05/00273/FUL Full planning permission was approved on 15 April 2005 for Installation of a 12m monopole, 6 antenna, 2 transmission dishes, radio equipment housing and associated ancillary development. 21 17/00852/FLL Full planning permission was approved on 20 June 2017 for Reinstatement of track and alterations to ground levels.
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22 22/02017/SCRN On 1 December 2022 for Proposed reconfiguration of existing golf course from 18 holes to 9 holes, re-development of existing clubhouse into new community hub building for golf, other sports and community uses and car parking area, erection of circa 200 residential dwellings, open/amenity space, landscaping, woodland planting, site access, new and upgraded footpath provision and associated works. CONSULTATIONS 23 As part of the planning application process the following would be consulted: External • Scottish Environment Protection Agency • NatureScot • Scottish Water • Transport Scotland • Perth and Kinross Heritage Trust • Sport Scotland Internal • Environmental Health • Planning and Housing Strategy • Development Contributions Officer • Community Greenspace • Transportation and Development • Structures and Flooding • Economic Development • Biodiversity Officer • Community Waste • Commercial Waste KEY ISSUES AGAINST WHICH A FUTURE APPLICATION WILL BE ASSESSED 24 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
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ADDITIONAL STATEMENTS WHICH WILL BE REQUIRED 25 The following supporting documents will need to be submitted with any planning application: - Planning Statement - Design and Access Statement - Pre-Application Consultation (PAC) Report - Leisure/Economic Impact Assessment - Transport Assessment - Flood Risk and Drainage Assessment - Landscape and Visual Impact Assessment - Tree and Woodland Survey - Habitat Survey - Archaeological Assessment - Sustainability Assessment CONCLUSION AND RECOMMENDATION 26 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