23/00004/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. 23/140) Erection of 50 dwellinghouses, formation of SUDS, landscaping, footpaths and associated works (allocated site H24) on land 150 metres south west of Moncur Farm, Moncur Road, Inchture Ref. No: 23/00004/PAN Ward No: P1 – Carse of Gowrie Summary This report is to inform the Committee of a potential forthcoming planning application in respect of a major development for the erection of 50 dwellinghouses, formation of SUDS, landscaping, footpaths and associated works (allocated site H24) at Land 150 Metres South West Of Moncur Farm, Moncur Road, Inchture. 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 27 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 the erection of 50 dwellinghouses, formation of SUDS, landscaping, footpaths and associated works (allocated site H24) at Land 150 Metres South West of Moncur Farm, Moncur Road, Inchture. 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 erection of 50 dwellinghouses, formation of SUDS, landscaping, footpaths and associated works (allocated site H24). 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 23/00004/PAN) confirmed that a public exhibition will be held at Inchture Village Hall, Main Street, Inchture PH14 9RN on Tuesday 24 April between 16.30 and 19.30 with a second event on Tuesday 20 June between 16.30 and 19.30. The Ward Councillors, MP, MSP and Inchture Area 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 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 16: Quality Homes • Policy 18: Infrastructure First • 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 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
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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 5: Infrastructure Contributions • Policy 14B: Open Space Retention and Provision: Open Space within New Developments • Policy 15: Public Access • Policy 17: Residential Areas • Policy 20: Affordable Housing • 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 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 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 58A: Contaminated and Unstable Land: Contaminated Land • Policy 59: Digital Infrastructure • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals • Policy 61: Airfield Safeguarding 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 - Planning & Biodiversity • Conservation areas • Supplementary Guidance - Renewable & Low Carbon Energy (draft) • Developer Contributions Supplementary Guidance April 2016
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• 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 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 40 Development Management • 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 17/00003/PAN On 22 March 2017 for Residential development at LDP site H24 16 17/00943/FLM Full Planning Permission Major application was Withdrawn On 28 September 2017 for Erection of 74no. dwellinghouses, formation of a SUDS pond, landscaping and associated works (allocated site H24) 17 17/02159/FLM Full Planning Permission Major was Refused On 15 March 2018 for Erection of 66no. dwellinghouses, formation of SUDS pond, landscaping and associated works (allocated site H24) 18 18/00232/SCRN On 5 March 2018 for Erection of 66no. dwellinghouses, formation of SUDS pond, landscaping and associated works (allocated site H24) 19 22/00014/PAN On 10 June 2022 for Erection of 50 dwellinghouses, formation of SUDS, landscaping, footpaths and associated works (allocated site H24)
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CONSULTATIONS 20 As part of the planning application process the following would be consulted – External • Scottish Environment Protection Agency • Scottish Water • Transport Scotland • Perth and Kinross Heritage Trust • Inchture Community Council • Dundee Airport • NatureScot • Historic Environment Scotland Internal • Environmental Health – Noise • Environmental Health – Contaminated Land • Planning and Housing Strategy • 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 21 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. Impact on Agriculture j. Archaeology and Cultural Heritage ADDITIONAL STATEMENTS WHICH WILL BE REQUIRED 22 Should an EIA Report not be required the following supporting documents will need to be submitted with any planning application: • Planning Statement
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• 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 23 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