23/00003/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. 23/139) Residential development comprising of 5 blocks of affordable flats and associated works at Former Hillside Hospital, Dundee Road, Perth Ref. No: 23/00003/PAN Ward No: P12 – Perth City Centre Summary This report is to inform the Committee of a potential forthcoming planning application in respect of a major development for Residential development comprising of 5 blocks of affordable flats and associated works at Former Hillside Hospital, Dundee Road, Perth. 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 21 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 residential development comprising of 5 blocks of affordable flats and associated works at Former Hillside Hospital, Dundee Road, Perth. 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 of residential development comprising of 5 blocks of affordable flats and associated works at Former Hillside Hospital, Dundee Road, Perth. The exact range of uses, scale and design of the development will be arrived at during pre-application discussions. 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.
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PRE-APPLICATION PROCESS 5 The PoAN (reference 23/00003/PAN) confirmed that a public exhibition will be held at Kinnoull Parish Church, Dundee Road, Perth, PH2 7EY, on Tuesday 25 April between 4 – 7pm and a second event on 20 June 2023 between 4 – 7pm. The Ward Councillors, and Bridgend, Gannochy and Kinnoull 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: Sustainable Places • 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 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 • Policy 16: Quality Homes • Policy 18: Infrastructure First • Policy 19: Heat and Cooling • Policy 20: Blue and Green Infrastructure • Policy 26: Business and Industry • Policy 21: Play, Recreation and Sport • Policy 22: Flood Risk and Water Management • Policy 24: Digital Infrastructure
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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 1D: Placemaking • Policy 2: Design Statements • Policy 3: Perth City • Policy 4: Perth City Transport and Active Travel • Policy 5: Infrastructure Contributions • Policy 7B: Employment and Mixed Used Areas: Mixed Use Sites • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 17: Residential Areas • Policy 23: Delivery of Development Sites • Policy 25: Housing Mix • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 28A: Conservation Areas – New Development • 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 38B: Environment and Conservation: National Conservation Sites • Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development • Policy 41: Biodiversity • Policy 42: Green Infrastructure • Policy 47: River Tay Catchment Area • 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 58A: Contaminated and Unstable Land: Contaminated Land • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals
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OTHER POLICIES 12 The following non statutory guidance and documents are of particular importance in the assessment of this application: • Planning Guidance - Delivery of Development Sites • Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC • Planning Guidance - Planning & Biodiversity • Conservation areas • Supplementary Guidance - Renewable & Low Carbon Energy (draft) • Developer Contributions Supplementary Guidance April 2016 • Perth and Kinross Community Plan 2013/2023 • Perth City Plan 2015-2016 • Perth and Kinross Local Transport Strategy (2010) 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 2/2011 Planning and Archaeology • PAN 3/2010 Community Engagement • PAN 33 Development of Contaminated Land • PAN 40 Development Management • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 67 Housing Quality • PAN 68 Design Statements • PAN 73 Rural Diversification • PAN 75 Planning for Transport PLANNING SITE HISTORY 15 99/00555/OUT Outline planning permission was refused on 21 June 1999 for Demolish existing building and erect 11 detached dwellinghouses and 44 flats with associated roads, parking and landscaping (in outline) 16 01/01142/OUT application was withdrawn on 18 September 2001 for Demolition of existing hospital building, erection of a hotel and nursing home with associated assisted living housing and one private house (in outline)
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17 06/01241/FUL Full planning permission was approved on 31 May 2007 for Demolition of existing building and proposed mixed use development, health care and residential. 18 18/00011/PAN On 28 September 2018 for Residential development comprising dwellinghouses, apartments and affordable housing, access and open space including landscaping and SUDS with associated infrastructure and services. 19 20/01779/FLL Full planning permission was approved on 1 June 2021 for Erection of a care home, formation of vehicular access, parking areas, landscaping and associated works. 20 22/00916/FLL Full Planning Permission was Approved On 28 October 2022 for Erection of a care home, formation of vehicular access, parking areas, landscaping and associated works. CONSULTATIONS 21 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 • Bridgend, Gannochy and Kinnoull Community Council Internal • Environmental Health – contaminated land, noise, odour • Planning and Housing Strategy • Development Contributions Officer • Community Greenspace • Transportation and Development • Structures and Flooding • Waste Services • Biodiversity Officer • Conservation KEY ISSUES AGAINST WHICH A FUTURE APPLICATION WILL BE ASSESSED 22 The key considerations against which the eventual application will be assessed include: a. Visual Impact b. Scale, Design and Layout
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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. Archaeology and Cultural Heritage ADDITIONAL STATEMENTS WHICH WILL BE REQUIRED 23 Should an EIA Report not be required the following supporting documents will need to be submitted with any planning application: • Planning Statement • Design and Access Statement • Pre-Application Consultation (PAC) Report • Leisure/Economic Impact Assessment • Transport Assessment • Flood Risk and Drainage Assessment • Landscape and Visual Impact Assessment • Tree and Woodland Survey • Habitat Survey • Archaeological Assessment • Sustainability Assessment CONCLUSION AND RECOMMENDATION 24 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