Agenda Document Pack - Pre-Determination Committee - 10/12/2025
Perth and Kinross Council · 10 December 2025
Back to Pre-Determination Committee — 10 December 2025 and its agenda
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Ambition | Compassion | Integrity Our vision is for a Perth and Kinross where everyone can live life well, free from poverty and inequality Council Building 2 High Street Perth PH1 5PH 03/12/2025 A hybrid meeting of Pre-Determination Committee will be held in the Council Chamber on Wednesday, 10 December 2025 at 09:30. If you have any queries please contact Democratic Services on (01738) 475000 or email Committee@pkc.gov.uk. THOMAS GLEN Chief Executive Those attending the meeting are requested to ensure that all notifications are silent on their device and other devices are in silent mode. Please note that the meeting will be broadcast online and recorded. The recording will be publicly available on the Council’s website following the meeting. Members: Provost X McDade Depute Provost A Parrott All Bailies All Councillors Page 1 of 60
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Pre-Determination Committee Wednesday, 10 December 2025 Agenda MEMBERS ARE REMINDED OF THEIR OBLIGATION TO DECLARE ANY FINANCIAL OR NON-FINANCIAL INTEREST WHICH THEY MAY HAVE IN ANY ITEM ON THIS AGENDA IN ACCORDANCE WITH THE COUNCILLORS’ CODE OF CONDUCT. 1 WELCOME AND APOLOGIES 2 DECLARATIONS OF INTEREST 3 APPLICATION FOR FULL PLANNING PERMISSION (25/00490) FOR THE ERECTION OF A 400KV SUBSTATION, ASSOCIATED UPGRADING OF ACCESS TRACKS AND VARIOUS OTHER ANCILLARY WORKS AT SHINDOUR FEDDAL HILL WOOD, BRACO. Report by Strategic Lead - Economy, Development and Planning (copy herewith 25/352) 5 - 60 Page 3 of 60
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Our vision is a Perth and Kinross where everyone can live life well, free from poverty and inequality ___________________________________________________________________ Committee or Board: Perth and Kinross Council Date of Meeting: 10 December 2025 Report Title: Application for Full Planning Permission (25/00490/FLN) for the erection of a 400kv substation, associated upgrading of access tracks and various other ancillary works at Shindour Feddal Hill Wood, Braco. Report Number: 25/352 Report Author: Gillian Peebles, Planning Officer (Majors) Organisational Lead: Serge Merone, Strategic Lead – Economy, Development and Planning ___________________________________________________________________ 1. Purpose 1.1 This Report relates to an application by SSEN Transmission for Full Planning Permission (25/00490/FLN) for the erection of a 400kv substation, associated upgrading of access tracks and various other ancillary works. The proposals are on land approximately 400m south-west of the existing Braco West substation and reflects the additional area required to accommodate the more extensive equipment associated to the 400kV upgrade. 1.2 The route of determination for the application is set out in the Planning Application Decisions – Scheme of Delegation, which specifies that a meeting of the Full Council is required to consider applications for planning permission in respect of projects designated as ‘National Development’ in the National Planning Framework for Scotland. 3 Page 5 of 60
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1.3 Sections 1. Purpose 2. Recommendation 3. Background and Proposal 4. Site Selection 5. Site History 6. Environmental Impact Assessment 7. Pre-Application Consultation 8. Development Plan, Non-Statutory Guidance and Other Material Considerations 9. Consultations 10. Representations 11. Additional Statements 12. Appraisal 13. Planning Balance 14. Conclusion and Reasons for Recommendation 15. Impact Value Statement 2. Recommendation It is recommended that the Council: 2.1 Approve planning permission with conditions for the proposed development. 3. Background and Proposal 3.1 The development is proposed as a result of the Scottish and UK Government’s Net Zero climate change targets, associated guidance and related significant increase in renewable generation, requiring greater capacity across the UK grid. As such significant investment in new transmission network infrastructure is required to transport energy and reinforce the network. The proposal relates to an upgrade of the existing Beauly-Denny 275 kV circuit to 400kV. Existing overhead lines (OHL) can accommodate this but there are requirements to alter and add to the associated substations. Although here are some OHL tie-ins required into the proposed new substations, one of which is proposed in this application. 3.2 The proposed development comprises the following: Substation and Platform 3.3 A 400 kV substation comprising two 400/132 kV Transformers, outdoor Air Insulated Switchgear (AIS) and associated busbars, structures reaching a maximum height of 13m. The majority of the plant and machinery would be on a platform 410m by 220m, with associated earthworks surrounding. The platform constructed using materials recycled from related earthworks, at the site or locally imported. The existing transformers and switchgear at the existing Substation would be removed and replaced in relation to its change in operational voltage to 132/33kV. Page 6 of 60
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Control Building 3.4 A new single storey control building, 24m x 49m and up to 7m high sit on the new platform. This would be steel framed with olive green coloured cladding and house the equipment for monitoring, controlling and protecting electrical systems. Construction Compound 3.5 A temporary construction compound (200m x 100m) would provide office and welfare facilities for site staff, parking, laydown areas and holding and servicing space for construction plant. 3.6 There would also be associated ancillary works, including: • SUDs (sustainable urban drainage system) and swales; • A borehole for site water supply; • Lighting • Security fencing (4m palisade surrounding the substation) and a post and wire deer fence / deer protection measures; • Landscaping and biodiversity enhancements. 3.7 Construction works would consist of: • Enabling work (e.g. forestry clearance, road improvements and establishment of temporary works such as construction drainage and site compound/welfare/laydown area for materials); • Cut/fill to provide a level area for the platform; • Existing access track upgrades from the B8033 to the existing Braco West Substation; • Construction of new access track from the existing Braco West Substation to the proposed Cambushinnie substation platform and associated drainage; • Upgrades to the new Cambushinnie Hill track; • Construction of a new access track from the northwestern edge of the proposed Cambushinnie substation platform to the SUDs basin; • Civil engineering infrastructure; • Installation of mechanical/electrical equipment; and • Removal of temporary works, landscape design implementation (if required) and site reinstatement. 3.8 The site extends from the B8033, approximately 680 metres southwest of Braco village. It then follows the existing access track route, before incorporating the Braco West Substation and extending into a larger area to the south and west. Access is via an upgrading of that existing track, across a length of 2.2km with widening to at least 6.5m. A new haul track is separately proposed (application – 25/00984/FLM) to facilitate access and bypassing Braco. Page 7 of 60
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3.9 While the application for the haul track (25/00984/FLM) is not designated as a national development and would ordinarily be considered by the Planning and Placemaking Committee, it is considered more appropriate and efficient to present both applications (25/00490/FLN and 25/00984/FLM) to the Council. This approach ensures a comprehensive understanding of the interdependent elements of the development and facilitates a coordinated decision-making process. 3.10 The context of the site sees extensive electricity infrastructure. Whilst there are no natural or heritage designations within or immediately surrounding, the proposal is within the goose foraging distance of the South Tayside Goose Roosts Special Protection Area (SPA), classified for its non-breeding greylag goose, pink-footed goose, wigeon and waterfowl assemblage. 3.11 The proposed development is anticipated to become operational in 2029. It is then intended to operate on a permanent basis, with individual components designed with a lifespan of approximately 45 years. These components will be maintained or replaced as part of a routine maintenance and monitoring programme, supporting long-term functionality. 4. Site Selection 4.1 The submitted Environmental Appraisal Report provides a site-specific assessment. Setting out that six options were evaluated in detail using a combination of site walkovers and desktop study to identify options to progress to Stage 2 analysis. The applicant then used a Red, Amber, Green (RAG) matrix with 3 site options discounted at that stage, due to proximity to designated areas, visual impact, ecological constraints and connectivity to existing and future infrastructure around the Braco West Substation The proposed development site was selected following a comprehensive assessment of environmental, engineering, and cost-related factors together with consultation with stakeholders and members of the public. The process considered the necessary connections the development would support, alongside the environmental, technical, and economic implications of alternative locations. The current proposals emerged as the preferred option due to its lower impact on peat, fewer engineering constraints, and reduced biodiversity and carbon impacts. 5. Site History 5.1 05/01911/FUL – Full Planning Permission was approved on 21 April 1996 for the construction of the 275/33kv electricity substation, associated building and temporary storage areas, site huts, upgrading/widening works to existing private access road and improvements to junction where access road meets the B8033. 5.2 13/01036/FLL - Full Planning Permission was approved on 9 July 2013 for the formation of a temporary works compound and topsoil storage area. Page 8 of 60
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5.3 14/01758/FLL - Full Planning Permission was approved on 24 December 2014 for the permanent retention of a temporary access track constructed as part of Beauly-Denny overhead power line. 5.4 15/00470/FLL - Full Planning Permission was approved on 11 June 2015 for the erection of a substation control building, formation of access road and associated works. 5.5 16/01719/PN - Prior Notification was approved on 7 November 2016 for the formation of a forestry track. 5.6 17/01810/FLL - Full Planning Permission was approved on 24 November 2017 for the formation of an energy storage facility, vehicular access and associated works. 5.7 20/00013/PAN - Proposal of Application Notice – contents agreed on 5 February 2021 in association to the proposed formation of an energy storage facility comprising: control building, battery storage container units, ancillary equipment, parking, boundary treatments, landscaping and associated works 5.8 21/00756/FLM - Full Planning Permission was approved on 16 December 2021 for the formation of a 49.9MW energy storage facility comprising 50 battery storage container units, control building, ancillary equipment, parking, access track, boundary treatments, landscaping and associated works. 5.9 21/00020/PAN - Proposal of Application Notice – contents agreed on 3 February 2022 in association to the proposed formation of a battery energy storage compound comprising battery storage units, ancillary buildings and equipment, landscaping and associated works. 5.10 22/02231/FLM - Full Planning Permission was approved on 24 October 2024 for the formation of a 49.99MW battery energy storage compound comprising battery storage units, ancillary buildings and equipment, bogland restoration, landscaping and associated works. 5.11 23/02147/SCRN – An EIA Screening Request saw the Council confirm that no EIA was required (7 February 2024) for the Cambushinnie 400kV Substation. 5.12 24/00001/PAN - Proposal of Application Notice – the Council agreed the proposed consultation approach on 23 February 2024, in association with the formation of a 400kV substation, ancillary buildings, hardstanding, plant and machinery access laydown/work compound area(s) and associated works. 5.13 24/00012/PAN - Proposal of Application Notice – the Council agreed the proposed consultation approach on 4 November 2024, in association with the formation of an access track, bridge, compound and associated works. 5.14 25/00049/42M - A Section 42 Application was approved on 12 March 2025 to amend condition 12 (ECoW) of planning permission Ref: 22/02231/FLM. Page 9 of 60
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5.15 25/00918/ECU37 - The Council responded with no objection on 13 October 2025 to a consultation from the Scottish Government Energy Consents Unit under Section 37 of the Electricity Act. This related to the Cambushinnie 400kV Overhead Line Tie In (Ref: ECU00005074). 6. Environmental Impact Assessment 6.1 Directive 2011/92/EU (as amended) requires the ‘competent authority’ (in this case Perth and Kinross Council) when giving a planning permission for particular large-scale projects to do so in the knowledge of any likely significant effects on the environment. The Directive therefore sets out a procedure that must be followed before ‘development consent’ can be given. 6.2 This procedure, known as Environmental Impact Assessment (EIA), is a means of drawing together, in a systematic way, an assessment of a project’s likely significant environmental effects. The EIA Report helps to ensure that the importance of the predicted effects, and the scope for reducing any adverse effects, are properly understood by the public and the relevant competent authority before it makes its decision. 6.3 As is noted in the history section a formal Screening Opinion (23/02147/SCRN) was undertaken in accordance with the relevant Environmental Impact Assessment (EIA) Regulations, which concluded that the proposed development does not constitute EIA development. This means that, while it is appreciated that the development may give rise to environmental effects, these are not considered likely to be significant enough to warrant a full EIA under the aforementioned regulations. It is noted that there have been concerns regarding the absence of an EIA within letters of representation. However, the Council is satisfied that the environmental matters raised have been appropriately addressed through the supporting documentation, including the voluntarily provided Environmental Appraisal (EA). That EA assesses potential environmental risks and outlines mitigation measures to minimise any identified impacts. 7. Pre-Application Consultation Pre-Application Reverence: 24/00001/PAN 7.1 The proposed development is classed as a ‘National Development’ as defined in the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009. Therefore, the applicant was required to undertake formal pre-application consultation with the local community. Page 10 of 60
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7.2 A Proposal of Application Notice (PAN) was submitted on 9 February 2024. The public engagement carried out is detailed in the supporting Pre- Application Consultation Report. This highlights that two public consultation events were held at Braco Village Hall (as well as one earlier non-statutory consultation event prior to the submission of the PAN, with a 6-week feedback period). The first event took place on Wednesday 20 March 2024 between 3- 7pm and the second event took place on Wednesday 12 June 2024 from 3.30-7.30pm. The Council are satisfied that pre-application consultation requirements have been met. 8. Development Plan and Non-Statutory Guidance 8.1 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 8.2 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 increase status over previous NPFs and comprises part of the statutory development plan. 8.3 This Report’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 Adaption • Policy 3: Biodiversity • Policy 4: Natural Places • Policy 5: Soils • Policy 6: Forestry, Woodland and Trees • Policy 7: Historic Assets and Places • Policy 9: Brownfield, Vacant and Derelict land and Empty Buildings • Policy 11: Energy • Policy 13: Sustainable Transport • Policy 14: Design, Quality and Place • Policy 18: Infrastructure First • Policy 20: Blue and Green Infrastructure • Policy 22: Flood Risk and Water Management • Policy 23: Health and Safety • Policy 25: Community and Wealth Building Page 11 of 60
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Perth and Kinross Local Development Plan 2 8.4 The Perth and Kinross LDP 2 2019 (LDP2) was adopted by the Council on 29 November 2019. It 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. 8.5 The principal relevant policies are, in summary; • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 5: Infrastructure Contributions • Policy 15: Public Access • Policy 26B: Scheduled Monuments and Archaeology: Archaeology • Policy 33A: Renewable and Low Carbon Energy: New Proposals for Renewable and Low-Carbon Energy • Policy 33B: Renewable and Low Carbon Energy: Repowering and Extending Existing Facilities • Policy 35: Electricity Transmission Infrastructure • Policy 39: Landscape • Policy 40A: Forestry, Woodland and Trees: Forest and Woodland Strategy • Policy 41: Biodiversity • Policy 51: Soils • Policy 53A: Water Environment and Drainage: Water Environment • Policy 53C: Water Environment and Drainage: Surface Water Drainage • Policy 54: Health and Safety Consultation Zones • Policy 55: Nuisance from Artificial Light and Light Pollution • Policy 56: Noise Pollution • Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals 8.6 Statutory Supplementary Guidance • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Placemaking (adopted in 2020) • Supplementary Guidance - Forest & Woodland Strategy (adopted in 2020) • Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) • Supplementary Guidance - Landscape (adopted in 2020) • Supplementary Guidance - Developer Contributions & Affordable 8.7 PKC Non-Statutory Guidance • Planning Guidance - Planning & Biodiversity • Supplementary Guidance - Renewable & Low Carbon Energy (draft) Page 12 of 60
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Other Material Considerations 8.8 Chief Planners Letter – April 2025 highlights the need for Planning Authorities to be proportionate when considering suspensive conditions for all forms of renewable developments and associated enabling works including transmission and distribution infrastructure. This guidance reinforces the need to ensure that conditions are reasonable, necessary, and do not place undue burdens on the delivery of nationally significant infrastructure. 8.9 An earlier Chief Planner letter dated 13 February 2023, regarding transitional arrangements for National Planning Framework 4 (NPF4), states: “In the event of any incompatibility between a provision of the National Planning Framework and a provision of a Local Development Plan, whichever of them is the later in date is to prevail.” This confirms that, where there is a conflict between NPF4 and the Local Development Plan, the provisions of NPF4— being the more recent document—take precedence in decision-making. 8.10 The Climate Change (Scotland) Act 2009, as amended by the Climate Change (Emissions Reduction Targets) (Scotland) Act 2019. This Act is a key legislative driver in shaping planning policy and decision-making. The Act sets a legally binding target for net-zero greenhouse gas emissions by 2045 and requires significant reductions across all sectors. These targets are embedded within the National Planning Framework 4 (NPF4), which forms part of the statutory Development Plan. As such, the climate obligations set out in the Act are a material consideration in the assessment of this application. 8.11 Draft Energy Strategy and Just Transition Plan (January 2023) will replace the Scottish Energy Strategy (2017) and the Position Statement (2021) once adopted. The draft plan outlines the Scottish Government’s vision for a net zero energy system by 2045, focusing on delivering affordable, resilient, and clean energy. This aligns with the objectives of National Planning Framework 4 (NPF4) and supports the assessment of energy-related planning applications. Although still in draft form, the Strategy and Plan provide a clear policy direction and are a material consideration in planning decisions, especially where proposals contribute to or align with the transition to renewable energy and low-carbon infrastructure. National Guidance 8.12 The Scottish Government expresses its planning policies and guidance through The National Planning Frameworks, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Page 13 of 60
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Planning Advice Notes 8.13 The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 3/2010 Community Engagement • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 69 Planning and Building standards Advice on Flooding • PAN 75 Planning for Transport Creating Places 2013 8.14 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 8.15 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 8.16 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. Local Place Plans 8.17 Local Place Plans are community-led plans setting out proposals for the development and use of land and set out a community’s aspirations for its future development. There are no Local Place Plans for this location. 9. Consultations External Consultations 9.1 Scottish Environment Protection Agency (SEPA): No objection subject to conditions requiring the submission of an updated Peat Management Plan and an updated Schedule of Mitigation. Page 14 of 60
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However, SEPA note that the applicant has identified Private Water Supplies downstream of the development and the finalised Construction Environment Management Plan (CEMP) should ensure there is adequate protection in place to prevent contaminated run off affecting these supplies. Furthermore, they recommend that a constraints map is produced with the relevant buffer zones marked around each feature and this is made accessible to all contractors working on site by providing a copy to be kept in their cab. Finally, SEPA welcome the appointment of an Ecological Clerk of Works (ECOW) to ensure the CEMP is kept up to date with changes communicated to all staff/contractors. The CEMP should include contact details for SEPAs local team to report any environmental incidents which may occur. 9.2 NatureScot: No objection. 9.3 Scottish Water: No objection. 9.4 Transport Scotland: No objection, subject to conditions. 9.5 Scottish Forestry: No comment. 9.6 Health and Safety Executive: No objection. 9.7 Perth and Kinross Heritage Trust: No objection. 9.8 National Gas Transmission: No objection subject to condition. Advise that the proposed development is in close proximity to a high pressure gas pipeline. Thus, conditional control is required to safeguard the pipeline. 9.9 Braco and Greenloaning Community Council: Object, in summary, on the following grounds: extent of earthworks, peat disturbance/management, potential for pollution of watercourses, rainwater runoff, transport and access, noise, dust pollution, light pollution, visual impact, scale, character and proportion to the surrounding landscape. 9.10 Blackford Community Council: No comment. 9.11 Muthill and Tullibardine Community Council: No comment. 9.12 Auchterarder and District Community Council: No comment. 9.13 Dunblane Community Council: Object on grounds of: potential influx of renewables leading to a significant cumulative impact, transport and access, zone of visibility and lighting. 9.14 Scottish Fire and Rescue: No comment. Page 15 of 60
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9.15 Stirling Council: No final position at time of writing report. Comments received in relation to further consultation on the final construction vehicle routing arrangement. Internal Consultations 9.16 Environmental Health (Noise/Odour): No objection, subject to conditions to control noise, vibration, blasting, lighting and construction hours. 9.17 Environmental Health (Private Water): No objections, subject to a condition requiring the submission of a Water Management Plan. 9.18 Environmental Health (Contaminated Land): No objection. 9.19 Development Contributions Officer: Advise that no developer contribution is required. 9.20 Community Greenspace: No comment. 9.21 Transportation and Development: No objection, subject to conditions to ensure the safe and efficient operation of the local road network and to minimise disruption to the surrounding community. 9.22 Structures and Flooding: No objection, subject to condition in respect to SUDs. 9.23 Biodiversity: No objection, subject to conditions securing appropriate ecological safeguards and enhancements. 9.24 Planning Enforcement Officer (Trees): No objection, subject to conditions securing the protection of existing trees and the implementation of a woodland planting scheme to compensate for tree loss resulting from the development. The compensatory planting to be of an appropriate scale and type to reflect the extent of tree removal and contribute positively to the site's landscape and ecological value. 10. Representations 10.1 85 letters of representation were received, from 59 individual addresses, all objecting to the application. This includes the representations from Braco and Greenloaning and Dunblane Community Councils. The key issues raised are: 10.2 Material Considerations • Adverse effect on Visual Amenity • Road Safety Concerns • Traffic Congestion • Over intensive development Page 16 of 60
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• Cumulative impact with BESS projects and proposed haul road application. • Out of scale and proportion to the surrounding rural setting • Overlooking • Light pollution • Flood Risk • Noise pollution • Loss of trees • Air Quality • Contrary to Development Plan Policy and NPF4 • Inappropriate land use • Impact on Biodiversity • Out of character with the area • Economic impact for local businesses • Effect on SAC, SPA and SSSI • Impact on Braco Roman Fort • Excessive Height • Concerns that no EIA is required • Regulatory and Procedural Issues with Community Engagement 10.3 Non-Material Considerations • Impact of property values • Potential health risks • Community benefit schemes • Potential fire risk 10.4 A material consideration is a matter which is taken into account in assessing a planning application. These are issues which are relevant to the decision. The material considerations noted above are addressed in the Appraisal section of the report below. 10.5 In response to the comments on the grounds of quality of public consultation events, the Planning Authority does not offer any comment in this regard beyond confirming that the pre-application requirements set out by Section 25 of the Town and Country Planning (Scotland) Act 1997 (as amended) have been met. 10.6 Objections citing non-compliance with specific policies of the Development Plan (comprising NPF4 and LDP2) are noted. However, these documents must be interpreted and applied as a whole. The appropriate mechanism for determining planning acceptability is through the planning balance, which considers all relevant policies and material considerations in context. This assessment is provided in the Appraisal section below. 10.7 In response to the comments received in respect to no EIA being required, this is addressed above in paragraph 6.3. Page 17 of 60
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11. Additional Statements Screening Opinion EIA not required Environmental Impact Assessment (EIA): Environmental Report Not required Appropriate Assessment under Habitats Regulations Habitats Regulations Appraisal AA Not required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact e.g. Flood Risk Assessment • Pre-Application Consultation (PAC) Report • Environmental Assessment Reports with associated Appendices; ➢ Biodiversity Net Gain Report ➢ Landscape & Habitat Management Plan ➢ Forestry Survey Data ➢ Geo-Environmental Desk Study ➢ Private Water Supply Assessment ➢ Transport Statement ➢ Baseline Noise Survey Details ➢ Peat Management Plan and Peat Landslide ➢ General Environment Management Plan (GEMP) ➢ Species Protection Plan (SPP) • Design and Access Statement • Planning Statement • HRA Statement • Lighting Mitigation Strategy • Flood Risk Assessment • Drainage Impact Assessment 12. Appraisal Principle 12.1 The principle of development must be considered under the relevant parts of both NPF4 and LDP2. NPF4, Annex B – National Developments Statement of Need, identifies in part 3 that Strategic Renewable Electricity Generation and Transmission Infrastructure is required to support renewable electricity generation, repowering and expansion of the electricity grid in order to meet its net zero emissions targets in the whole of Scotland. Page 18 of 60
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It states that the electricity transmission grid will need substantial reinforcement including the addition of new infrastructure to connect and transmit the output from new on and offshore capacity to consumers in Scotland, the rest of the UK and beyond. Identified development types include new and/or upgraded infrastructure including that directly supporting offshore high voltage electricity lines, cable and interconnectors including converter stations, switching stations and substations (specifically at part 3c). Therefore, the proposal is considered as a National Development. 12.2 The proposal also falls under the definition of ‘essential infrastructure’ in NPF4 which includes “all forms of renewable, low-carbon and zero emission technologies for electricity generation and distribution and transmission electricity grid networks and primary sub stations”. 12.3 NPF4 Policy 1 Tackling the Climate and Nature Crises gives weight to the global climate and nature crises in considering all developments, whilst Policy 2 Climate Mitigation and Adaptation seeks to ensure that development proposals will be sited and designed to minimise lifecycle greenhouse gas emissions as far as possible and to adapt to current and future risks from climate change. 12.4 The Scottish Government published on 5 June 2025 guidance in relation to NPF4 Policy 2: Climate Mitigation and Adaptation Planning. This seeks to support the implementation of NPF4 and provides detailed advice on how planning authorities and applicants should address climate mitigation and adaptation in development proposals. It emphasises that significant weight should be given to a proposal’s contribution toward national renewable energy generation and greenhouse gas emissions reduction targets. It also highlights sector-specific standards for enabling works, such as grid transmission and distribution infrastructure, referencing Ofgem’s environmental reporting guidance. It also expects network operators to enhance whole-life carbon reporting and align with the Publicly Available Specification (PAS) 2080 standard for major infrastructure projects across the transmission and distribution networks. 12.5 Planning Authorities are also advised to adopt a proportionate approach— assessing whether proposals are likely to result in significant emissions, whether these have been mitigated as far as reasonably possible, and whether appropriate adaptation measures have been incorporated to address climate change risks. 12.6 In this context, the proposed substation forms part of a significant upgrade to the electricity grid, intended to accommodate increased renewable energy generation in support of the Scottish Government’s net zero targets. As essential infrastructure facilitating the transmission of renewable electricity, the proposal is considered to align with the aims of NPF4 Policies 1 and 2. 12.7 NPF4 Policy 11: Energy supports the development of all forms of renewable energy, including generation, storage, and associated transmission and distribution infrastructure. Page 19 of 60
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Specifically, Policy 11a)(ii) provides considerable support for enabling works such as grid infrastructure. However, this support is conditional on meeting additional criteria, including: c) maximising net socio-economic benefits; d) considering international and national environmental designations; and e) addressing environmental impacts through appropriate project design and mitigation. 12.8 Sufficient information has been provided with the application to allow full consideration of all these elements, as is detailed in sections below. Overall, the proposal is considered to align with the aims of NPF4 Policy 11. 12.9 NPF4 offers broad support in relation to the development of renewable energy initiatives and infrastructure. The effect of NPF4 policy and proposals therefore creates a presumption in favour of the proposal. Below environmental impacts are considered against the relevant policies of the development plan. 12.10 The Perth and Kinross Local Development Plan 2 (LDP2) 2019 addresses the localised impacts of development, including visual, landscape, amenity, environmental, and technical considerations such as drainage and transport. Although adopted prior to NPF4 and therefore subordinate, LDP2 broadly aligns with its objectives, particularly in balancing economic growth with sustainable development and climate change challenges at a local level. 12.11 LDP2 Policy 33A supports new proposals subject to assessment of both individual and cumulative impacts, including effects on natural and built heritage, neighbouring amenity, and traffic. Policy 33B encourages low-carbon energy developments, particularly where they can connect to the grid or utilise existing infrastructure. 12.12 Overall, the principle of development is supported due to its ‘National’ designation and alignment with grid transmission and distribution infrastructure identified in NPF4. However, full compliance with relevant policies—particularly NPF4 Policy 11 and LDP2 Policies 33A and 33B—is required. NPF4 and LDP2 require consideration of the environmental, social, and economic impacts which are carried out through the policy assessment in each of the sections below to determine overall acceptability. Landscape and Visual Amenity 12.13 Safeguarding and enhancing landscape character is considered via LDP2 Policies 1A, 1B, 33 and 39 of the LDP2. Whilst Policy 4(a) and (d) of NPF4 considers impacts on the natural environment, Policy 11 (Energy) is of more relevance to an equivalent landscape assessment. These policies seek that any significant landscape and visual impacts of new development be addressed whilst resisting development that causes unacceptable effects through its scale, location or design on key characteristics, natural landscape elements, features or the composition or quality of the landscape character on Page 20 of 60
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either an individual or cumulative basis. However, it must also be noted that NPF4 11(e)(ii) states that significant impacts are to be expected in some cases and therefore may be acceptable. 12.14 The substation is located primarily within the Lowland Hills – Tayside Landscape Character Type (LCT) and the lower section of the existing access track is within the Broad Valley Lowlands – Tayside LCT. The Lowland Hills LCT comprises a series of low ridges and hills situated between Strathallan and Strath Tay, forming a transitional landscape that separates the valleys and connects to nearby uplands. This area features pastures on the lower slopes, woodland and coniferous plantations on the mid slopes, and open moorland at higher elevations. To the south, the Broad Valley Lowlands LCT extends across Strathallan and is characterised by medium to large-scale agricultural fields, interspersed with hedgerows, tree belts, and woodlands. Transport infrastructure generally follows the natural contours of the valley. 12.15 The supporting EA Report within Chapter 4: Landscape and Visual Impact, considers impacts expected during the construction and operational phase within a 2km study area and includes a cumulative assessment. Technical appendices include Landscape and Visual Impact Assessment (LVIA) methodology, Landscape Sensitivity, and Viewpoint Descriptions. All supported by Figures including: Zones of Theoretical Visibility, Topography, Landscape Character, Visual Receptors, Landscape and Ecological Mitigation Plan, and Selected Viewpoints. 12.16 The site and its immediate surroundings are predominantly composed of plantation forestry, which does not fully reflect the broader characteristics of the LCT. The are also areas of recently felled woodland alongside patches of commercial forestry at varying stages of growth and regeneration. Visual receptors such as users of the core path network and nearby residents are primarily located to the south and at a lower elevation, which reduces the potential for significant visual intrusion from the proposed development. 12.17 There are no anticipated impacts on designated landscape areas within or adjacent to the study area. Any alterations to the LCTs are expected to be minor, with the majority of the landscape experiencing only negligible adverse effects throughout both the construction and operational phases. 12.18 A slightly greater degree of change is anticipated within the Lowland Hills LCT, where the proposed development is situated. The increased activity during the construction phase, along with the introduction of new electrical infrastructure during operation, is expected to result in a localised and relatively limited alteration to this LCT. The assessment has therefore identified a minor adverse effect during both construction and operational phases, including cumulative effects with nearby developments. However, these impacts are expected to diminish over time as the proposed mitigation measures become established. 12.19 Visual impacts refer to the effects of a development as perceived by specific receptors, typically more localised than broader landscape impacts. Page 21 of 60
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The assessment of visual impact focuses on the sensitive receptors, which have been categorised into two groups: residential and recreational. Residential receptors consist of clusters of scattered dwellings, while recreational receptors include users of nearby core paths and public viewpoints. Representative viewpoints have been selected to illustrate the likely views of the proposed development from various distances and directions, capturing key perspectives relevant to the assessment. The viewpoints are: • Viewpoint 1 – Core Path BRAC/111/4 (west) • Viewpoint 2 – Core Path BRAC/111/4 (east) • Viewpoint 3 – Core Path BRAC/108/3 along laneway to Tamano Farm • Viewpoint 4 – Core Path BRAC/104/1 • Viewpoint 5 – Core Path BRAC/108/3 close to Calzieveg Farm • Ballendall, Knoxfauld and Craighead – scattered residential properties • Easter Feddal – scattered residential properties 12.20 The substation’s design is driven by technical requirements and its location within a rural setting adjacent to the Beauly-Denny Overhead Line, this inevitably results in some visual impact. The appraisal identifies a neutral effect at Viewpoints 4 and 5, due to effective screening and landform. Minor adverse effects are noted at Viewpoints 1 and 2 and for residential properties to the south, including Ballendall, Knoxfauld, and Craighead, as well as along the access track—Easter Feddal, Silver Birch Lodge, Gamekeepers Cottage, Crofthead, and Whistlebrae—during construction, reducing to negligible during operation. A moderate adverse effect is anticipated at Viewpoint 3 due to greater visibility, though impacts on nearby properties such as Tamano Farm are expected to be lower due to foreground screening. 12.21 Concerns were raised in representations regarding the absence of viewpoints from within the Stirling Council area, with specific reference to Cromlix House. However, the submitted Zone of Theoretical Visibility (ZTV) indicates only very limited potential visibility from this location. To address this, the applicant provided additional photographs from selected viewpoints, which confirmed minimal cross-boundary visibility. Stirling Council were consulted and have not made comments in relation to landscape and visual amenity at the time of writing this report. Cumulative Impacts 12.22 The cumulative assessment considers potential effects from the proposed development and a number of other similar proposed or consented development(s). The scope includes: • Cambushinnie Underground Cable – permitted development • 24/00373/SCRN – Cambushinnie tie-in – section 37 application for an OHL – 25/00918/ECU37 and ECU000005074 relates. • 21/00756/FLM – 49.9MW battery storage facility – approved; Page 22 of 60
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• 22/02231/FLM – 49.9MW battery storage facility – approved. 12.23 The assessment has considered cumulative effects and no significant adverse landscape and visual effects are predicted. Landscape and Visual Conclusions 12.24 NPF4 Policy 11 is relevant in that it requires projects to mitigate impacts, and address landscape and visual impacts. Criteria 11e ii) also states that “Where impacts are localised and/or appropriate design mitigation has been applied, they will generally be considered to be acceptable”. 12.25 The landscape and visual impact during construction will be temporary. It is clear that the study area already accommodates a substantial level of existing electricity infrastructure, including the Beauly-Denny Overhead Line, existing Braco West Substation and battery storage facilities. This established infrastructure contributes to the area's baseline character, which informs the assessment of additional visual and landscape change. As such, the proposed development is to be introduced into a context where large- scale energy infrastructure is already present, thereby reducing the relative impact of the new substation on the surrounding landscape character. 12.26 A compensatory planting scheme is proposed, introducing additional woodland planting across the wider area to mitigate landscape impacts. Whilst it is acknowledged that securing and maintaining off-site planting can present logistical challenges—particularly in terms of land ownership, long- term management and enforceability—it is considered appropriate to apply a planning condition (condition 30) requiring strategic off-site landscape mitigation. This would ensure that compensatory planting is delivered in a manner that meaningfully offsets the visual and landscape effects of the development, contributing to the overall acceptability of the proposal within its rural context. 12.27 The proposed design, structural landscape screening and woodland planting, subject to condition, is considered robust and appropriate mitigation for the resultant visual impact to be minimised as much as possible. It is recognised that there will be some localised visual impacts as it is an industrial installation within a rural landscape, albeit in the context of other energy infrastructure and that both are essential to secure future green energy supply for Scotland. In conclusion, it is considered that the proposal complies with development plan policies as noted above. Natural Heritage, Biodiversity and Trees 12.28 NPF4 Policy 6 and LDP2 Policy 40: Forestry, Woodland and Trees are the key policies in the assessment of effects on trees and forestry. The Council will apply the principles of the Scottish Government Policy on Control of Woodland Removal and 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. Page 23 of 60
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12.29 NPF4 Policy 3: Biodiversity, NPF4 Policy 4: Natural Places and LDP2 Policy 38: Environment and Conservation and Policy 41: Biodiversity are the key policies to be applied in the assessment of the potential effects of the proposed development upon Natural Heritage, Ecology and Biodiversity. Broadly, these policies state support in principle for proposals which will conserve, restore and enhance biodiversity whilst resisting development which by virtue of type, location or scale will have an unacceptable impact on the natural environment including nature conservation sites designated for its biodiversity, species, habitat, or geodiversity importance. Forestry 12.30 Chapter 8 of the EA Report covers Forestry and is supported by Appendix F: Landscape and Habitat Management Plan and Appendix G: Forestry Survey Data. Additionally Figure 8.1 Forest Land Use Types and Figure 8.2 Proposed Removal of Existing Woodland Areas is of relevance. The site is within an area of commercial forestry covered by the Cambushinnie Forest Plan, principally comprising restocked and regenerating young trees, following clearance felling. 12.31 Chapter 8 Para 8.6.2 specifies the total area of woodland removed at the substation site would be 55ha. The Proposed Woodland Removal Plan gives detail. The main works are noted to be within an area of existing commercial forestry crop, with surrounding areas of rough grazing land, with underlying peat deposits. The Preliminary Peat Landslide Hazard and Risk Assessment document & Peat Management Plan is also noted. 12.32 The Planning Statement advises, in respect of woodlands and NPF4 Policy 6 – Para “4.12.4 Forestry effects resulting from the Proposed Development would be on trees intended for clear-felling and newly regenerating, previously clear-felled areas, which are of low sensitivity.” 12.33 The loss of commercial forestry is considered to have very low impact and can be offset by compensatory woodland planting. The Council’s Enforcement Officer (Trees) was consulted and a proposed Woodland Planting Scheme submitted setting out compensatory planting for the loss of trees associated to planning applications: 25/00490/FLN and 25/00984/FLM. 12.34 The proposal is to deliver 55 hectares of new woodland through a Compensatory Planting Scheme. The total area of bare land secured for this purpose will, at a minimum, match the extent of woodland loss resulting from the proposed development. In most cases, the replacement woodland will be of a similar type to that which is being removed. 12.35 Whilst the substation site will result in the loss of extensive commercial woodland, the tree loss where the substation is to be sited is considered of low amenity and biodiversity value. Page 24 of 60
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Lighting Mitigation Strategy 12.36 The Report stated it was written prior to the findings of the ecological surveys that were still ongoing. The Strategy should be informed by survey results to ensure it successfully mitigates nocturnal species. An updated Lighting Mitigation Strategy will be required taken the above into consideration, however, this can be secured via condition. (Condition 21). Ecology 12.37 Chapter 5 of the Environmental Appraisal (EA) Report addresses ecology and nature conservation. While a Preliminary Ecological Appraisal Report (PEAR) is referenced, it has not been submitted. Survey data is summarised within the chapter, noting that the initial habitat survey was conducted in winter, when ground vegetation was partially obscured by frost—an inherently sub-optimal period for plant identification. However, follow-up National Vegetation Classification (NVC) surveys were carried out in early spring. Despite some seasonal limitations, these surveys enabled sufficient classification of habitats and NVC types, particularly given the nature of the site. On this basis, the survey work is considered adequate for the purposes of ecological assessment. 12.38 Chapter 5 – Ecology; 12.39 Para 5.4.52: The report does not confirm whether any field signs of red squirrel were observed, leaving uncertainty regarding their presence. 12.40 Para 5.4.68: A Preliminary Ecological Appraisal Report (PEAR) is referenced but has not been submitted, which would have supported a more robust ecological assessment. 12.41 Para 5.7.6: Due to the confirmed presence of giant hogweed, an Invasive Non-Native Species Control Plan is required to manage and mitigate its spread. 12.42 Para 5.7.11: The proposal to reuse removed woody material to create log piles within retained habitats is supported by ecological advice and should be incorporated into the Landscape and Habitat Management Plan as a biodiversity enhancement measure. Biodiversity Enhancement 12.43 In accordance with Policy 3 of NPF4, Biodiversity Enhancements must be identified in proportion to the opportunities on site, scale of development and informed by the ecological survey. NPF4 does not specify how much enhancement or net positive should be delivered, though biodiversity should clearly be left in a demonstrably better state than without intervention. The applicant has submitted a Biodiversity Net Gain (BNG) Assessment Report (Appendix E) which concludes that the substation element of the project will result in an overall +23% net gain in biodiversity units. Page 25 of 60
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12.44 The substation element of the project successfully delivers a 10% biodiversity net gain overall, demonstrating a strong commitment to ecological enhancement. While the on-site hedgerow target of 10% has not been fully met, additional biodiversity units will be provided off-site to ensure compliance with SSEN Transmission requirements and further strengthen the project’s positive environmental contribution. 12.45 The Council’s Biodiversity Officer considers the proposed measures to be appropriate and welcomes the commitment to restore degraded and fragmented peatland, which represents a significant ecological enhancement. To strengthen this approach, details on how restored peatland will be protected from deer trampling should be provided. In addition, a commitment to submit all species records to the National Biodiversity Network (NBN) Gateway would be a valuable contribution to biodiversity monitoring, particularly as Perth and Kinross does not currently have a dedicated local records centre. The applicant also proposes the creation and/or enhancement of hedgerows at an off-site location; confirmation of these locations will be required. All of these elements can be incorporated into an updated Landscape and Habitat Management Plan (LHMP), which will be secured by Condition 24. 12.46 The Biodiversity Officer also welcomes the strong commitment to biodiversity enhancement and notes that the Landscape and Habitat Management Plan (LHMP) provides a solid foundation for delivering ecological benefits. To strengthen this, all referenced measures—such as the creation of log piles— should be fully incorporated into the LHMP to ensure clarity and enforceability. The inclusion of a monitoring framework is positive; however, it would be beneficial to confirm that the plan will remain a live document, evolving in response to monitoring results and site conditions. The RSPB’s advice to avoid planting new trees or hedgerows in areas used by breeding lapwings should also be integrated into the plan. Finally, adding clear decommissioning provisions will help ensure long-term environmental stewardship. 12.47 An updated LHMP is required (Condition 21) reflecting the comments above, namely; • How restored peatland areas will be protected by deer trampling; • A commitment to submit all species records to NBN Gateway. • Confirmation of locations of hedgerow creation and/or enhancement; • Decommissioning plans; • Details of log and habitat piles provision; • Table indicating activities undertaken in each year until year 20; • The updated Lighting Mitigation Strategy based on ecological results can be included in this document for completeness. Page 26 of 60
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Protected Areas 12.48 The applicant has submitted a Habitats Regulations Appraisal (HRA) statement which considers any effect on European sites. The proposed development is not located within or immediately adjacent to any designated nature conservation sites, including Special Protection Areas (SPAs), Special Areas of Conservation (SACs), or Sites of Special Scientific Interest (SSSIs). These designations recognised as statutory nature conservation sites due to their ecological, habitat, or species importance. Given the separation distance and lack of hydrological connectivity, it is concluded that the proposal will not result in any likely significant effects on the qualifying interests of these protected areas. 12.49 The closest designated sites are listed below and have been assessed as not being significantly affected by the proposed development: 12.50 South Tayside Goose Roosts (STGR) Special Protection Area(SPA)/Ramsar development is approximately 5km from Carsebreck and Rhynd Lochs and 10km from Drummond Lochs SSSI, component sites of STGR SPA. The SPA is designated for populations of wintering waterfowl, greylag and pink-footed geese as well as breeding populations of wigeon. The site’s status means that the requirements of the Conservation (Natural Habitats, &c.) Regulations 1994 as amended (the ‘Habitats Regulations’) apply or, for reserved matters, The Conservation of Habitats and Species Regulations 2017. Consequently, Perth and Kinross Council is required to consider the effect of the proposal on the SPA before it can be consented (commonly known as Habitats Regulations Appraisal (HRA)). 12.51 Greylag and pink-footed geese are known to forage up to 20km from their roost sites, the development site therefore has connectivity to STGR however, due to the proposed development being located within forestry and the lack of available foraging habitat NatureScot advises that it is unlikely that the proposal will have a significant effect on the qualifying features of the SPA. In relation to the HRA it is considered that an Appropriate Assessment (AA) is therefore not required. 12.52 Carsebreck and Rhynd Lochs Site of Special Scientific Interest (SSSI) The proposed site is approximately 5km from Carsebreck and Rhynd Lochs SSSI, the SSSI consists of three shallow reservoirs of open water and the raised bog of Shelforkie Moss. Surrounding the lochs is an extensive area of relatively undisturbed, diverse mires which support a large number of plant species. The lochs are designated as a site of international importance for wintering waterfowl as part of South Tayside Goose Roosts, see above. NatureScot advises there are natural heritage interests of national importance near to the proposed site, but these will not be affected by the proposal. 12.53 Shelforkie Moss Special Area of Conservation (SAC) The proposed location is approximately 5km from Shelforkie Moss SAC designated for its internationally important raised bog. The proposed location is not hydrologically connected to Shelforkie Moss therefore, NatureScot advises that it is unlikely that the proposal will have a significant effect on any qualifying interests either directly or indirectly. An appropriate assessment is therefore not required Page 27 of 60
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12.54 Drummond Lochs SSSI/Upper Strathern Oakwoods SAC Drummond Lochs SSSI is within the 10km boundary of the proposed location. The site is designated for its lowland mixed broadleaved woodland and associated lichen assemblage. The woodland is also noted for its international importance as a component of Upper Stathearn Oakwoods SAC. The proposal is unlikely to have a significant effect on the woodland features either directly or indirectly. An Appropriate Assessment is therefore not required. The greylag goose feature of the SSSI is a component of STGR SPA therefore any potential impacts on geese associated with the SSSI are considered above under the assessment of STGR SPA/Ramsar. Cumulative 12.55 The cumulative ecological impacts of the proposed development have been assessed in accordance with the projects outlined in Chapter 5 of the EA Report. The evaluation considered whether other developments, when combined with this proposal, could result in significant cumulative effects on key ecological features. This assessment was informed by professional judgement, baseline environmental data, and supporting technical studies. The findings concluded that no cumulative impacts were identified that would lead to residual effects beyond a negligible level, whether the developments occur simultaneously or sequentially. Natural Heritage Conclusion 12.56 The relevant consultees, NatureScot, PKC Biodiversity Officer and PKC Enforcement Officer (Trees) have no objection to the proposal subject to conditions as referenced above. It is considered that the EA Report and supporting documents satisfies the requirement for an evidence-led approach to the assessment of potential impact upon the Natural Environment. Appropriate information has been submitted in support of the application. As such it is considered that the proposal complies with the development plan policies as noted above. Cultural Heritage 12.57 NPF4 Policy 7 Historic assets and places and LDP2 Policy 26B Archaeology, Policy 27A Listed Buildings, Policy 29 Gardens and Designed Landscapes, Policy 30 Protection Promotion and Interpretation of Historic Battlefields and Policy 31 Other Historic Environment Assets are the most applicable policies to assess the application against in terms of potential impacts upon the historic environment. Broadly these policies seek to protect and enhance historic environment assets and places, whilst resisting development which would have an adverse impact on the character, integrity or setting of listed buildings or scheduled monuments, or other archaeological sites. 12.58 Chapter 7 of the EA report covers ‘Cultural Heritage’. A study area of 1km extending from the boundary of the site was used to identify heritage assets. The methodology included a desk study of records, and a walkover survey. Page 28 of 60
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12.59 The baseline study identified ten heritage assets identified within 1km, including two Scheduled Monuments, seven Listed Buildings and one Garden and Designed Landscape as well as 62 non-designated assets. When extending to 2km a further seven listed buildings were recorded. Beyond this there are a number of designated assets in Braco and Greenloaning, out with the study area. 12.60 In terms of archaeology, the assessment consisted of desk-based research and a walk over survey alongside an outline of requirements for mitigation. Noting the use for commercial forestry and the associated ground impacts, the potential for any surviving unknown archaeology is low. In terms of indirect impact, the new substation is located adjacent to the one existing, the trees provide screening and the area is likely to continue in commercial woodland production therefore any visual impact is fairly neutral. 12.61 Perth and Kinross Heritage Trust (PKHT) have been consulted and are satisfied. The assessment of effects on cultural heritage assets has determined that no significant adverse effects are predicted and no mitigation is required. There are no concerns in respect to any impact on Listed Buildings or Scheduled Monuments. 12.62 Having reviewed this chapter of the EA Report and in line with the comments received from PKHT it is considered that the proposal should not impact on the setting of any Listed Building, Scheduled Monument or Archaeology. As such the proposal meets with the requirements of the above-named policies. Transport and Access 12.63 NPF4 Policy 18 Infrastructure First and LDP2 Policy 60 Transport and Accessibility are the most applicable policies to assess the application in terms of potential traffic and transport impacts. These policies seek to encourage, promote and facilitate an infrastructure first approach to land use planning, which puts infrastructure considerations at the heart of placemaking whilst the formation of new accesses should be designed to the satisfaction of the Council’s Transportation and Development Team. 12.64 Transportation and Development Team colleagues have visited Braco, the proposed sub-station site and associated access, including the proposed haul road (ref: 25/00984/FLM). Means of Access 12.65 Access to the proposed development will be via the existing Braco West Substation access track, which meets the public road network at the existing junction with the B8033. The existing access will be upgraded between the B8033 and the existing Braco West Substation along approximately 3.4 km. It will be widened to a minimum width of 6.5 m to accommodate the required swept path for abnormal loads and resurfaced using Type 1 crushed stone with a geogrid placed below if required. The track is to remain private and will not be managed or maintained by the Roads Authority. Page 29 of 60
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12.66 While the redline boundary for this site connects to the existing B8033 junction, this is not the approved means of access to the site for construction traffic. Construction traffic will be required to access the site from the separately proposed haul route (ref: 25/00984/FLM). The use of this route will be secured through the CTMP planning condition. (Condition 3). 12.67 Appendix J of the EA ’Transport Statement’ considers the impact of the access proposals and potential traffic and transport effects associated with construction and operation of the proposed development. The chapter is supported by a Construction Traffic Management Plan (CTMP). Operational Traffic 12.68 The Transport Statement (TS) confirms that once operational, occasional vehicular traffic will be generated to perform maintenance. Based on the TS and a recent site visit, there are also no concerns about parking and turning facilities within the site. Construction Traffic Route 12.69 Roads colleagues have reviewed the trip generation and advise once the development is operational, it is not deemed significant. The primary focus is thus on managing construction traffic to minimise disruption and ensure the safe and efficient operation of the local road network. 12.70 Once the proposed haul track is suitably formed, construction traffic will make use of this haul route to bypass the village of Braco and to avoid using the B8033. Construction of the haul track will however require access through Braco and the B8033, and the mitigating measures, particularly as construction traffic passes the school, will be conditioned via and consent associated to 25/00984/FLL (or alternative). 12.71 Construction traffic will route from the A9 to the A822 via Millhill Road, taking a left turn from the A822 onto the haul route. The haul track is proposed to leave the A822 south of the village of Braco, cross the Keir Burn, intersect with the B8033, and continue westwards until joining with the existing access track north of Gamekeeper’s Cottage. Where the haul track crosses the B8033, temporary traffic control is required in the interest of road safety. This will form part of the Construction Traffic Management Plan to be agreed by the Roads Authority. A condition is recommended for the haul road to be formed prior to commencement of construction works. (Condition 3). 12.72 Transport Scotland has not objected to the construction traffic route from the A9, subject to conditions. (Conditions 5-7 inclusive). 12.73 Public Road junctions (A822, B8033) are subject to approval of design and junction visibility vai 25/00984/FLL (or alternative). Page 30 of 60
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Construction Traffic Numbers 12.74 The Transport Statement (TS) estimates that the construction period is expected to last approximately four to five years, with the most intense period of construction traffic generation during month 27 and associated to the construction of the substation. The peak vehicular generation is outlined in Table 6-1 below. 210 daily two-way vehicle trips are expected to be generated during the peak construction month. Of these, 126 are expected to be cars/LGVs and the remaining 84 HGVs. 12.75 These numbers are further broken down across the network in Table 6.2 (shown below) of the Transport Statement: Page 31 of 60
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12.76 The framework construction traffic management plan confirms that construction activities related to the proposed development are anticipated to be: • 07:00 – 19:00 Monday to Friday • Saturday 08:00 – 13:00 • No construction activities to take place on Sundays and on bank holidays unless in exceptional circumstances. This will need to be agreed with the Road Authority in advance. 12.77 Construction traffic times will be secured through condition 9. Construction Traffic Management 12.78 A condition is recommended to secure a construction traffic management plan (CTMP) which will outline the agreed construction traffic routes and abnormal loads matters. Mitigation measures may be required which can be addressed through the condition (Condition 3). 12.79 Discussions with the Roads Authority with respect to programming of works will be required to minimise the cumulative impact of concurrent developments in the area. 12.80 The applicant will be required to enter into a Section 96 agreement related to a road condition survey. The PKC Structures Team have advised that abnormal loads related to this development should not take place in advance of this agreement. The agreement will include baseline and end-of-project inspections, technical approval of assessments, and any strengthening or alterations required to ensure safe passage over bridges, culverts, and embankments along the proposed route (PKC adopted roads). Early consultation with Structures team is strongly recommended to reduce risk of delays. A condition is recommended. (Condition 4). 12.81 PKC will require to be satisfied that the size of loads proposed can negotiate the construction traffic route. An informative is recommended with respect to the PKC abnormal loads procedure. Key pinch points on the local road network and swept path tracking should be undertaken and details provided with regard to any required changes to street furniture or structures along the route. (Informative 16). Core Path 12.82 Within the Study Area, several designated core paths intersect with local roads along the proposed construction traffic route. To safeguard public access, ensure safety, and protect infrastructure, a planning condition is recommended to manage potential impacts (condition 8). This condition will include measures to maintain connectivity, address any temporary closures or diversions, and require the repair of any damage to core paths or associated signage resulting from construction activities. Page 32 of 60
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Transport and Access Conclusion 12.83 The Council’s Transportation and Development Team and Transport Scotland have raised no objection to the application, subject to the conditions outlined above. It is considered that, with these conditions in place, traffic impacts during both the construction and operational phases can be effectively managed. The proposed development is thus considered to comply with NPF4 Policy 18 and LDP2 Policy 60. Flooding and Drainage 12.84 NPF4 Policies 11 and 22, along with LDP2 Policies 52 and 53, require that all forms of flood risk are fully understood, appropriately addressed, and that developments are designed to be flood resilient without increasing flood risk to surrounding areas. Furthermore, LDP2 Policy 53 requires developers to satisfactorily meet the required standards for water, wastewater and surface water drainage servicing. 12.85 The key policies in respect of Private Water Supplies are NPF4 Policy 23: Health and Safety and LDP2 Policy 53E: Water Supply. These policies combined seek to ensure that development proposals do not pose unacceptable risks to public health and safety. Developments must not adversely affect the quality or quantity of private water supplies. The overarching goal is to protect human health and ensure safe, reliable access to water, particularly for properties dependent on private sources. 12.86 In relation to Hydrology and Hydrogeology, this is covered in the EA Report under Chapter 10. The chapter is supported by Appendices and separate supporting studies including Private Water Supply Assessment; Drainage Impact Assessment; and Flood Risk Assessment. 12.87 In terms of baseline, the study area extends 1km from the site boundary. The development is situated within the Allan Water Catchment, which is connected to the Bullie Burn sub-catchment. This sub-catchment has three main water features; the Keir Burn, unnamed watercourses and ditches and unnamed ponds/lakes. The Allan Water has been designated as heavily modified due to the surrounding agricultural land drainage system, whilst the Bullie Burn has a moderate overall status. 12.88 The surrounding waterbodies are classified as having ‘good’ water quality but an overall ‘poor’ condition. 12.89 Four potentially highly dependent Ground water dependent terrestrial Ecosystem (GWDTE) were identified to the southeast, southwest and north of the proposed substation platform, however, surveys found that there was no obvious source which supplies these ecosystems and therefore likely to be sustained by rainfall. Page 33 of 60
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12.90 There are 4 private water supplies (PWS) within the study area. Another PWS was identified at Ballendall (within the Stirling Council area), situated approximately 1km from the site, but this has been scoped out due to the distance. 12.91 According to SEPA’s indicative flood mapping the site falls within an area of low flood risk and therefore unlikely to increase the risk of flooding elsewhere. Private Water Supplies 12.92 As noted above, there are 4 PWS which have been scoped in within 1km of the site and the applicant has submitted a Private Water Supply Assessment (Appendix I) outlining the potential impact of the proposed development. The known PWS are all situated downstream of the proposed development. To safeguard these private water supplies (PWS), SEPA recommends a precautionary buffer zone of 250 metres around any known PWS source. As there are no PWS within the 250m buffer zone, no full qualitative assessment is required. 12.93 The primary risks to private water supplies (PWS) relate to accidental spillages and sediment-laden runoff arising from construction activities associated with the proposed access track upgrades. During the construction phase, increased use of the track by construction vehicles travelling to and from the substation may elevate these risks. 12.94 However, with the implementation of standard mitigation measures, the potential for contamination is significantly reduced. Furthermore, all identified PWS are more than 250 metres from the proposed works. There does, however, appear to be uncertainty about the exact source of the Blairmore and Bentick Supplies, nevertheless, it is unlikely that these supplies will be adversely affected by either construction or operational activities. 12.95 SEPA were consulted and initially submitted a holding objection requesting further information in respect to the actual source of the abstraction and not the property that it supplies. The details of each private water supply source, with the exception of the Blairmore Supply, including a site walkover survey was provided through a revised PWS Assessment and SEPA subsequently removed their objection. Their response notes that whilst the exact source is unknown, they are reasonably confident that the location of the sources would still be outwith the 250m buffer area and that even if just within, that the risk to the sources from the works proposed would remain low. 12.96 The Council’s Private Water Team (PWT) were also consulted and initially noted that, based on the submitted Private Water Supply Assessment, the Blairmore private water supply was only 40m downstream of the access track and therefore has the potential to be adversely affected. Whilst considered unlikely that the supply would be impacted by the development, monitoring and testing would take place both pre and during the development phase. It was recommended that a Water Management Plan (WMP) be drawn up, which could be addressed by condition. Page 34 of 60
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Following the submission of a revised PWS at the request of SEPA, the distance from the closest works to the supply has been revised to 500m. The Council’s Private Water Team have been re-consulted and subsequently provided an updated response, noting a). this looks to be correct based on the information PKC hold, however, it is noted that the developers have not confirmed the location of the Blairmore PWS and the information provided as to source located is approximately 5m south of the access track. Also, the PWT have advised it is a burn fed supply particularly vulnerable to pollution, being downstream of the development site. As such it is feasible that run-off from access tracks could perhaps be diverted to this burn, therefore, they have recommended the submission of definitive data in regards to the water supply and this can be secured by condition (condition 14). 12.97 As such it is considered that the proposal would meet the requirements of NPF4 Policy 23 and LDP2 Policy 53E. Flooding 12.98 The proposed substation platform and associated earthworks, drainage, landscape/screening, access roads and temporary construction areas for laydown and welfare facilities cover a not insignificant area. The platform and substation area sits at between 240m AOD and 230m AOD. All within the catchments of the Bullie Burn (which becomes the Keir Burn as it continues to flow east and the south towards Braco), Mill Burn, Feddal Burn and Muckle Burn. 12.99 The northern development area drains into the Bullie Burn, while the Mill Burn collects runoff from the eastern section of the existing access track and flows south to join the Feddal Burn. West of the Mill Burn, several unnamed watercourses and drainage ditches serve the arable grassland situated below the forestry plantation. The Feddal Burn continues southward, eventually discharging into the Allan Water approximately 1.2 km south of the site. To the west, the Muckle Burn drains the majority of the proposed substation platform and associated infrastructure. Additionally, several ponds are located in close proximity to the existing access track, including two positioned on either side of the track approximately 500 metres northwest of the B8033. 12.100 On reviewing SEPA flood maps these indicate that the site is a low flood risk. It should, however, be noted that SEPA flood maps do not show watercourses with catchment sizes less than 3km2. Fluvial risk is separated into three risk categories, high, medium and low. The SEPA flood mapping shows that the area of proposed development is not at risk from fluvial flooding. It is noted within the submitted Flood Risk Assessment (FRA) the nearest mapped fluvial flooding is located to the west of the junction of the existing access track with the B8033 and is associated with Mill Burn/Feddal Burn. The proposed development is not anticipated to be at risk of flooding owing to the significant elevation differences form the burn to the existing access track. On this basis, the proposed development has a low risk of flooding from fluvial sources. Page 35 of 60
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12.101 The Council’s Flooding and Structures Team have been consulted and have not raised any objections. The proposal for essential infrastructure is supported under Policy 22a i) of NPF4. As such it is considered that the proposal would meet the requirements of the above noted policies. Surface Water 12.102 The SEPA surface water flood risk maps shows the proposed development is largely not at risk of flooding from surface water. However, the submitted FRA notes a small area by the Mill Burn, approximately 150m north-west of Gamekeeper Cottage has a high probability of flooding, this area located at a point near the beginning of the access track off the B8033. In addition, the area in which the substation is proposed, is shown to have a number of small areas of primarily medium probability of flooding, with one area of high probability. These are noted to be small, localised depressions in the landscape that are highlighted by the pluvial modelling process. 12.103 No formal drainage infrastructure has been identified on site, however, culverts are provided along the existing ditch network for the non-public road (NPR) which is used by Forestry and Land Scotland and SSEN. Part of the proposals is to widen the NPR, with existing ditches to be retained. There are also numerous ditches associated with the existing tree plantation in the vicinity. Field drains are also likely to be present within areas of farmland. In this context a new surface water drainage system is proposed. 12.104 The drainage strategy incorporates Sustainable Urban Drainage Systems (SUDs), which are designed to replicate natural drainage processes while delivering benefits for both amenity and biodiversity. Construction-phase drainage will incorporate attenuation and treatment measures to protect the water environment, alongside source control techniques that manage rainwater close to where it falls, helping to reduce runoff and mimic natural infiltration. 12.105 As part of the proposed works, several drainage ditches are to be diverted. Mitigation is embedded within the design through the implementation of a comprehensive drainage strategy, supported by good practice measures and the adoption of both a Construction Environmental Management Plan (CEMP) and a General Environmental Management Plan (GEMP). While there is potential for blockages, obstructions, and disruption to surface water flows during construction, the application of these measures—alongside the recommendations outlined in the Drainage Impact Assessment—will significantly reduce such risks. Consequently, the overall effect is assessed as not significant. Groundwater 12.106 Excavation activities have the potential to alter local groundwater flows, with earthworks likely to result in minor disruptions. However, with the implementation of good practice measures and the recommendations outlined in the Drainage Impact Assessment, the effects on groundwater are Page 36 of 60
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considered negligible and not significant in relation to Groundwater Dependent Terrestrial Ecosystems (GWDTE). Cumulative 12.107 A cumulative appraisal was undertaken taking into account the ‘scoped in’ planning applications as listed below: • Cambushinnie 400kV OHL tie in; • Cambushinnie UGC between the existing Braco West substation and the proposed development; • 21/00756/FLM – 49.9MW energy storage facility; • 22/02231/FLM – 49.9MW energy storage facility. 12.108 The assessment concludes that cumulative impacts on geology, soils, water quality and flow are not expected to be significant. This view based on the assumption that other developments in the area will also adhere to industry best practice, implement effective source control measures, and therefore result in only minor residual effects. The variation in construction schedules and activities across different developments reduces the likelihood of simultaneous impacts occurring within the same catchments. Flooding and Drainage Conclusion 12.109 Overall, it is considered that appropriate information has been submitted in respect of flooding and drainage matters. In Development Plan terms relating to flooding and drainage, the proposal is seen to comply with NPF4 Policy 22 and LDP2 Policies 52 and 53. 12.110 A planning condition will be required in respect to the submission of a detailed SUDs scheme. 12.111 In relation to consultees, the Council’s Flooding and Structures Team have no objection, subject to the inclusion of the condition in relation to a SUDs scheme as noted above. (Condition 16). Geology and Soils 12.112 NPF4 Policy 9: Brownfield, vacant and derelict land and empty buildings and LDP2 Policy 58: Contaminated Land, are the most applicable policies to assess the proposal against in terms of potential contaminated land impacts. These policies require developers to demonstrate that land which is potentially contaminated can be developed in a safe and suitable manner. 12.113 NPF4 Policy 5: Soils and LDP2 Policy 51: Soils are of relevance to soil and land use considerations. Generally, these policies seek to protect carbon- rich soils, including peatland, unless it is for essential infrastructure, there is a specific locational need and no other suitable site. Page 37 of 60
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12.114 Chapter 10 of the EA Report considers geology and soils. This chapter is supported by a Ground Investigation Report and Geo-Environmental Desk Study Report. A Peat Management Plan and Peat Landslide Hazard Risk Assessment has also been submitted. 12.115 The Council’s Contaminated Land Team advise of no concerns over on-site contamination, with none evidenced through investigation, although some areas of made ground have been identified. It is noted that there is the potential for contamination to be encountered during the works. A General Environmental Management Plan (GEMP) for contaminated land has been provided which includes the measures to be taken in such circumstances. In addition, should any contamination be found during the approved the PKC Land Quality team should be contacted for further advice. 12.116 The proposal is located on ‘class 5’ carbon rich soils. Policy consideration includes NPF4 Policy 5 c)i. which allows development proposals for essential infrastructure where there is a specific locational need and no other suitable site. National policy aligns with LDP Policy 51: Soils. In terms of the specific locational need, it is accepted that available site locations are largely dependent on proximity to existing grid infrastructure, however, NPF4 Policy 5 intent is ‘to protect carbon-rich soils, restore peatlands and minimise disturbance to soils from development’. And Policy 5d indicates that where carbon-rich soils could be impacted assessments are needed. 12.117 It is noted that the proposal impacts areas of peat. However, the development is considered to fall within NPF4 Policy 5 exception c)i. The submitted Peat Management Plan advises that there will be storage of peat, required for the reinstatement of the construction compound/laydown areas. SEPA advise that it is imperative that the peat and peat turves are monitored and kept wet to avoid carbon losses and turf degradation during storage. Also, that storage should be for the minimum amount of time possible. Peat should not be stored on any Groundwater Dependent Terrestrial Ecosystems (GWDTE) or sensitive habitats and be a minimum of 50m from watercourses. If vegetated turves are unavailable for capping stored peat, covering with impermeable material will help to prevent loss of carbon, especially those associated with the poor structural quality of catotelmic peat. 12.118 Any re-use of peat for batters etc. must tie into existing landform and not be raised, as to maintain peat in a wetted state otherwise it would dry out and therefore release carbon. Ideally man made verge slopes should ideally be 33°- 35° maximum 45°. 12.119 Catotelmic peat may be used for infilling but is not appropriate as a capping material for habitat enhancement. Acrotelm (peat containing living plants recovered as turf where possible) should be placed as capping wherever available, for habitat enhancement on any regraded or infilled drainage hollows replicating natural peat horizons. Page 38 of 60
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12.120 As far as possible, brash material (i.e hedge/scrub offcuts) must be removed from areas where excavated peat is to be placed, this includes the reinstatement areas and the peat storage/translocation areas. Peatland reinstatement has been shown to be hampered by presence of brash in the profile due to it making conditions less suitable for peatland, e.g. by increasing the nutrient availability and affecting the water and oxygen levels in the peat profile. 12.121 In light of the above, a condition is required for an updated PMP considering the above advice. (Condition 24). 12.122 SEPA have also advised that excavated peat will be classified as waste if it is discarded. As such proposals should be clearly outlined so that they can identify any regulatory implications. Further guidance is found in the document ‘Is it waste - Understanding the definition of waste and SEPA guidance on Development on Peat and off-Site Uses of Waste Peat’. 12.123 NPF4 Policy 9 and LDP2 Policy 58 require that any land with potential contamination is developed safely and appropriately. Site investigations have confirmed no significant contamination concerns. 12.124 In addition, a comprehensive General Environmental Management Plan (GEMP) has been submitted, detailing robust procedures should any unforeseen contamination arise. Relevant consultees, including the Contaminated Land team, have confirmed their satisfaction with these measures. This proactive approach ensures full compliance with Policy 9(c) of NPF4 and Policy 58 of LDP2. Noise, Vibration and Lighting 12.125 NPF4 Policy 23 and LDP2 Polices 55 and 56 are of relevance in relation to noise and light pollution. Generally, these policies do not support proposals that are likely to result in obtrusive and/or intrusive effects and/or raise unacceptable noise issues and in cases where a Noise Impact Assessment indicates that a proposed development could have a significant detrimental impact on noise levels, appropriate mitigation measures must be provided. Noise and Vibration 12.126 The applicant has submitted an Environmental Appraisal (EA), Chapter 12 of which considers potential Noise & Vibration impacts at the nearest noise sensitive receptors (NSR), during the construction stage and noise from the operational stage. 12.127 A Baseline study was conducted at Measurement Point (MP) 1 Wednesday adjacent to NSR3 Tamano Farm, southeast of the site and deemed representative of the typical prevailing environment. MP2 measurements were also conducted at Craighead Howf (NSR4) to the southeast. Page 39 of 60
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Construction Noise 12.128 The construction noise assessment has been undertaken following BS228-1 guidance and distance to receptors and construction plant scenarios have been considered to carry out noise level predictions. 12.129 Construction traffic noise has been assessed on the traffic data provided and a prediction of road traffic noise was in line with CRTN methodology and TAN/PAN1/2011. Table 12-12 indicates the predicted road traffic noise levels from construction traffic dBLA10, 18hrs. Millhill Road sees the highest noise level changes during the substation construction phase. The change in noise level is the same when cumulative developments are considered and assessed in accordance with the criteria in Table 12-4, this shows the magnitude of impact would be major. However, in addition to the change in road traffic noise it is necessary to consider the sensitivity of the receptor, the absolute noise level and the and the acoustic context. 12.130 There are several residential properties within 10m of Millhill Road and noise levels at these receptors are dominated by road traffic noise from the A9, in the region of 65dB LA 10,18hrs, indicating any changes in traffic flow along Millhill Road due to construction traffic noise would be imperceptible. This as the predicted noise levels for all modelled scenarios are below 55 dB therefore magnitude of impact negligible. 12.131 For all other remaining routes noise level changes range are a maximum of +0.9dB and again the magnitude of impact would, at worst, be negligible. 12.132 NSR1 Gamekeeper Cottage and NSR2 Crofthead are the closest NSRs with potential impacts of works associated with the proposed access track upgrades. The predicted noise levels for the worst-case construction activities for access upgrade are below the Category A threshold of 65 dB for weekday hours. NSR1- 62 dBLAeq and NSR2 61dBLAeq 12.133 Substation construction NSR3 Tamano Farm and NSR4 Craighead Howf are closest NSRs table 12-9 presents the predicted noise levels associated with each typical activities during the weekday daytime period. The predicted noise levels are below the Category A threshold of 65dB for weekday hours. Vibration Construction 12.134 Vibration from construction activities has been assessed and Table 12-11 presents the predicted ground borne vibration levels. Taking into account the distance between construction activities and the nearest NSRs the predicted vibration levels are well below limits at which domestic building damage becomes likely (15mm/s) and below level which would cause complaints, if prior warning and explanation has been given to residents (<1.0mm/s). The Report concludes vibration generated by construction activities are unlikely to impact the nearest NSRs. Page 40 of 60
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Blasting 12.135 The nearest residential property to the proposed substation platform— where blasting may be required—is located over 1.1 km away. As such, impacts from ground-borne vibration or air overpressure are not expected, provided that best practice mitigation measures are followed in accordance with BS5228-1 and BS5228-2. Operational 12.136 Operational noise has been assessed line with BS4142 and BS8233, to predict the noise impacts arising from the substation at the closest NSRs 3 & 4. 12.137 The predicted operational noise level at NRS3 is 18dBLAeq daytime and nighttime; and at NSR4 11dBLAeq daytime and nighttime 13dBLAeq, a +6dB acoustic feature correction has been added in line with BS4142. The difference between rating level dB (A) and background LA90 at NSR3 is - 8dB daytime and -7dB nighttime, NSR4 daytime -15dB and nighttime -8dB. Therefore, the fixed plant of the proposed substation would have a negligible impact at the nearest residential properties. Cumulative 12.138 Potential cumulative effects for noise and vibration were considered and given the distance between common receptors for this development, Over Headline (OHL), UGC and two BESS Schemes (Table 13-1), no significant construction or operational cumulative effects are anticipated. Noise Conclusion 12.139 The Council’s Environmental Health (EH) Team has raised no objection, subject to conditions to protect the residential amenity of Noise sensitive receptors during both construction and operational stages. The approach and methodology contained within the EA is accepted, as are the findings of the Nosie Impact Assessment. Appropriately worded conditions would be required in order to ensure operation within acceptable noise limits. 12.140 As such there is satisfaction that there would be no unacceptable significant effects in relation to noise. Mitigation measures would be secured by condition(s), including a Construction Environmental Management Plan (CEMP) to manage the impact of construction activities. 12.141 It is noted that the applicant seeks working hours Monday to Friday 0700 hours to 1900 hours and Saturday 0800 hours to 1300 hours and there may be times where 24 hour working is required, seven days a week and potential for out of hours ad-hoc working. The Planning Authority are not agreeable with 7 day working given the proximity to noise sensitive receptors and the potential to negatively affect the amenity of local residences. Page 41 of 60
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A planning condition would be applied requiring any works required to take place outwith normal working hours to be agreed with the planning service in order to safeguard amenity for local residents. 12.142 In conclusion, with conditional control in place, the proposal complies with the relevant policies. (Conditions 9-11 inclusive relate). Lighting 12.143 The applicant has submitted a Lighting Mitigation Strategy which sets out the strategy for lighting during the construction and operation of the substation. 12.144 The development lies within environmental zone E2: Rural, as outlined in the ‘Institution of Lighting Professionals Guidance Note 01/21- The Reduction of Obtrusive Light’ January 2018. 12.145 Section 6 states the obtrusive light mitigation strategy for construction and operational stages of the development. Construction 12.146 When lighting is required during the construction phase it states it will be directional task oriented and only used within active working areas. Care should be taken to minimise lighting of woodland edges. Lighting will be provided in all footpath areas and in compound and welfare areas during operational hours of darkness for security and safety purposes. No lighting will be provided on the haul road. 12.147 Lighting is to be controlled via time clocks to ensure that lights are not accidently left on, out with working hours. Operational 12.148 The proposed substation equipment would not be illuminated at night, during normal operation. Floodlights would be installed but would only be used in the event of a fault during the hours of darkness; during the overrun of planned works; or when activated as security lighting for night‐ time access. The access track would not be lit under normal operation. 12.149 LED luminaries 4000K (neutral white) are proposed for the lighting which will be designed to the required specification with care taken not to over light the substation. Lighting will be angled towards the substation and away from the site boundary, also sensor controlled to prevent unnecessary use. Page 42 of 60
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Lighting Conclusion 12.150 The Council’s Environmental Health (EH) Team raise no objection, subject to condition to ensure residential amenity of residential properties are not adversely affected from light intrusion. The approach and methodology contained within the Lighting Mitigation Strategy (LMS) is accepted, however, an updated LMS is required in order to address Ecology matters. 12.151 There is satisfaction that there would be no unacceptable significant effects in relation to lighting. Mitigation measures would be secured by condition(s) to manage any impact of the construction and operational stages of the development. (Conditions 12 and 13 relate). 12.152 In conclusion, with conditional control in place, the proposal complies with the above policies. Socio-economic Impacts 12.153 NPF4 Policy 11(c) – Energy and Policy 25 – Community Wealth Building (CWB) support development proposals that deliver measurable socio- economic benefits, such as local employment, business opportunities, and contributions to community wealth-building strategies aligned with regional economic priorities. However, as these outcomes lie beyond the direct control of the planning system and cannot be secured through planning conditions, only limited weight—either positive or negative—can be given to these considerations in the determination of the application. 12.154 A socio-economic statement has been submitted in support of the application. It sets out the applicant’s position on socio-economic matters in relation to its Pathway to 2030 projects. The applicant highlights its commitment to Community Wealth Building (CWB) but notes that many aspects of CWB fall beyond the scope of the planning system. CWB aims to retain and reinvest wealth within local communities, strengthen community connections, and promote sustainable development, fair economic opportunities, and long-term business resilience. The applicant’s approach reflects the Scottish Government’s CWB model, which underpins the National Strategy for Economic Transformation and seeks to create a fairer, more inclusive society. SSEN Transmission has adopted the following Five Pillars of CWB: 1. Inclusive Ownership - developing more local and social enterprises that generate community wealth. 2. Spending - maximising community benefits through procurement and commissioning, developing good enterprises, fair work and shorter supply chains. 3. Workforce - increasing fair work and developing local labour markets. 4. Land and property - growing the social, ecological, financial and economic value that local communities gain from land/property assets. Page 43 of 60
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5. Finance - ensuring that flows of investment and financial institutions work for local people, communities and businesses. 12.155 In September 2024, SSEN Transmission launched a £10 million Community Benefit Fund to support projects that deliver positive impacts for local communities. The fund aims to promote economic development, community initiatives, and wellbeing projects, and is available to communities and third- sector organisations across the north of Scotland for CWB-related activities. A Regional Fund has been created to support strategic projects in the region focusing on the following themes: • People: Focusing on skills, training and employability; • Place: Emphasising the community and culture of the north of Scotland; and • Alleviating fuel poverty: looking at strategic ways to help people across the region. 12.156 While community benefit is not a material planning consideration, it is recognised as an important area of interest. In March 2025, the UK Government outlined its approach to community funds for transmission infrastructure. The applicant has noted within their statement. based on this guidance, the estimated community funding associated with this development is £550,000, subject to the proposal being consented and constructed. 12.157 As Policy 11c provides no guidance on assessing or securing socio- economic benefits through enforceable conditions, the Planning Service offers no judgment on this aspect of the policy. 13. Planning Balance 13.1 The requirement for strategic electricity transmission infrastructure is clearly identified in Annex B of the National Developments Statement of Need, specifically under Development Type 3: Strategic Renewable Electricity Generation and Transmission Infrastructure. 13.2 Although there is strong strategic support for transmission infrastructure at the national level, the proposal must still be assessed against the detailed policy framework set out in Part 2 of National Planning Framework 4 (NPF4). The principal policy in this regard is Policy 11: Energy, with additional consideration required under Policy 1: Tackling the Climate and Nature Crises, and Policy 2: Climate Mitigation and Adaptation. The planning balance must take into account both the beneficial and adverse significant effects associated with the development. 13.3 The purpose of the proposed development, as outlined above, stems from a recognised strategic need identified through the National Electricity System Operator’s Pathway to 2030 Holistic Network Design, the British Energy Security Strategy, and the Accelerated Strategic Transmission Investment Framework, endorsed by Ofgem. Page 44 of 60
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The development aims to upgrade the electricity transmission grid to accommodate a projected increase in renewable energy generation, enhance grid resilience, and improve connectivity across the wider network. This contribution to Scotland’s net zero emissions targets is a key consideration and carries significant weight in the overall planning balance. 13.4 When considering NPF4 Policy 11: Energy, the compliance, or otherwise must be assessed against the relevant criteria. Policy 11a, ii. gives explicit support to enabling works (to all forms of renewables), such as grid transmission and distribution infrastructure. 13.5 The Environmental Appraisal (EA) Report submitted in support of the application, and as summarised and assessed within this Committee Report, provides a detailed evaluation of the proposal against the specific criteria of Policy 11 of National Planning Framework 4 (NPF4). This includes consideration of socio-economic impacts (11c); effects on communities and individual dwellings, including residential amenity and visual impacts (11ei); significant landscape and visual impacts (11eii); impacts on road traffic and trunk roads, particularly during construction (11evi); effects on the historic environment (11evii); hydrology, water environment and flood risk (11eviii); biodiversity (11eix); impacts on trees, woodlands and forests (11ex); and cumulative impacts (11exiii). 13.6 A key consideration within the planning balance is the extent of significant impacts on landscape character and visual receptors arising from the development. Policy 11e(ii) of NPF4 acknowledges that where such impacts are localised and/or appropriate design mitigation has been incorporated, significant landscape and visual effects may be deemed acceptable. 13.7 The proposed development is expected to result in notable landscape and visual impacts during both the construction and operational phases, as well as in relation to cumulative development within the surrounding area. While many of these impacts are anticipated to persist into the operational phase, they are considered to be relatively localised—typically within 1 kilometre of the site and extending up to approximately 2 kilometres in the wider area. However, these residual effects can be appropriately addressed through embedded design mitigation and the application of planning conditions, which will help to manage and reduce the overall impact over time. 13.8 Although these significant impacts are identified, and the proposed mitigation would go some way to addressing them, significant impacts would remain following the establishment of the landscaping and planting to local receptors. Therefore, the key policy question is whether these significant impacts are found to be acceptable, or unacceptable, in the context of the Policy 11e ii) and the wider policy environment. Given that Policy 11e(ii) of NPF4 explicitly recognises that significant localised impacts may occur and can still be acceptable where appropriate mitigation is applied, the landscape and visual effects identified in relation to the proposal are not considered unacceptable when weighed against the overall benefits. Page 45 of 60
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13.9 In conclusion, while the assessment identifies several adverse significant residual effects arising from the development, these can be appropriately managed through embedded design mitigation and secured planning conditions, ensuring that the impacts are minimised and controlled throughout the construction and operational phases. Sufficient information has been provided to assess all policy criteria of NPF4 Policy 11 and the proposal complies, on balance, with all requirements. 14. Conclusion and Reasons for Recommendation 14.1 The principle of development is supported through Annex B of National Planning Framework 4 (NPF4), which identifies Strategic Renewable Electricity Generation and Transmission Infrastructure—Development Type 3—as essential to achieving Scotland’s net zero emissions targets. This designation confirms the national need for upgrading and expanding the electricity grid to accommodate renewable energy generation and repowering initiatives. 14.2 Policy 11 of NPF4 provides clear support for enabling infrastructure associated with renewable energy developments, including electricity transmission. However, it is acknowledged that the proposed development is likely to result in significant environmental effects, particularly in relation to localised landscape and visual impacts. While the mitigation measures identified will help to reduce these effects, some residual impacts will remain. 14.3 Policy 11c(ii) of NPF4 acknowledges that where impacts are localised and appropriate design mitigation is applied, such effects are generally considered acceptable. In this context, the proposal is deemed to comply with the policy. 14.4 There are also additional mitigation measures required by condition for strategic landscaping. When weighed against the wider benefits of the proposal—namely, the enhancement of the transmission network to support future renewable energy connections, improved grid resilience, and alignment with Scotland’s net zero emissions targets—the residual impacts are not considered to outweigh the overall positive contribution of the development. 14.5 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 Development Plan. Accordingly, the proposal is recommended for approval subject to the following conditions. 14.6 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. Page 46 of 60
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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. Roads and Access 2 Prior to the commencement of development, a suitable means of access for construction traffic must be submitted to and agreed in writing by the Council as Planning Authority. The scheme shall ensure that all construction traffic is diverted away from Braco village centre and Braco Primary School. Thereafter, the agreed scheme shall be implemented and operational prior to the commencement of works associated with this application. For the avoidance of doubt, the haul track proposed under application 25/00984/FLM, would satisfy this condition and if approved and implemented would not require any formal submission to the Council as Planning Authority. Reason – in the interests of pedestrian and road safety. 3 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) and Transport Scotland, a Construction Traffic Management Plan (CTMP) 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; 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; Page 47 of 60
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m. monitoring, reporting and implementation arrangements; n. arrangements for dealing with non-compliance; and o. details of HGV movements to and from the site. p. identify measures to control the use of any construction vehicles onto the trunk road. The CTMP as approved shall be strictly adhered to during the entire site construction programme. For the avoidance of doubt, all construction traffic shall utilise the access arrangements as required by condition no. 2 of this permission. 4 Prior to the commencement of works a maintenance agreement for local roads under Section 96 of the Roads (Scotland) Act 1984 shall be entered in to in respect of the construction traffic route, whereby the roads shall be inspected on a regular basis and repairs carried out to the timescale and standards specified by the Council as Roads Authority. Confirmation of this agreement being in place shall be provided to the Council, as Planning Authority, a minimum of four weeks prior to the commencement of development. The Section 96 agreement shall include baseline and end-of- Section 96 inspections, full CG300 technical approval of all assessments, and any strengthening or alterations required to ensure safe passage of all proposed loads over bridges, culverts, and embankments covered within the scope of CG300 along the proposed route. Certification must be completed prior to any load movements, in full accordance with PKC Structures Team requirements. Reason – in the interest of road safety. 5 Prior to the first delivery to site, the proposed route for any abnormal loads on the trunk road and local road network(s) must be submitted to and approved by the Planning Authority, in consultation with Transport Scotland and the Roads Authority. Thereafter, the agreed scheme shall be adhered to in full. Reason – to ensure that the transportation of abnormal loads will not have any detrimental effect on the trunk road and local road network(s). 6 Prior to the movement of any abnormal load(s), any accommodation measures required, including the removal of street furniture, junction widening and traffic management, must be approved by the Council as Planning Authority, in consultation with Transport Scotland. Thereafter, the agreed detail shall be implemented in full. Reason – to ensure that the transportation of abnormal loads will not have any detrimental effect on the trunk road network. 7 Any additional signage or temporary traffic control measures required for the movement of any components and/or construction materials, will require a scheme to be undertaken by a recognised Quality Assurance Traffic Management Consultant. Page 48 of 60
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The scheme shall then be submitted to and approved by the Council as Planning Authority, in consultation with Transport Scotland. Thereafter, the agreed scheme shall be implemented in full accordance. Reason – to ensure that the transportation of abnormal loads will not have any detrimental effect on the trunk road network. 8 The core paths which form part of the construction traffic route to 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 dwellinghouse. 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. Residential Amenity 9 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 20 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 residential amenity of the area. 10 In the event, that justified complaints for noise are received by the Council, the applicant at their own expense, shall employ an independent and suitably qualified consultant to carry out a Noise Assessment from the development. The appointed consultant and methodology for the Noise Assessment shall be submitted to and approved in writing by the Planning Authority in consultation with Environmental Health within 28 days of being notified of the complaint. Within 28 days of approval of appointed consultant and methodology, a Noise Assessment shall be submitted outlining mitigation and recommended timescales for delivery. Thereafter, all mitigation measures shall be implemented within the timescales recommended. Reason - In order to safeguard the residential amenity of the area. 11 No construction work, including deliveries to and from the site, shall take place outside the hours of 07:00 and 19:00 Monday to Friday and 07:00 and 13:00 on a Saturday and at no time on a Sunday. This includes deliveries and operation of on-site vehicles and equipment. Out of Hours working requests can be made to the Planning Authority for written agreement, giving at least two weeks’ notice. Full details of the activities to take place must be included within the request. Reason - In order to safeguard the residential amenity of the area. Page 49 of 60
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12 All lighting to the development must conform to requirements to meet the Obtrusive Light for Environmental Zone – E2 contained within Table 2-1 of the Institute of Light Engineers Guidance Notes for the Reduction of Obtrusive Lighting, GN01/21, dated 2018. All external lighting shall be sufficiently screened and aligned 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 residential amenity of the area. 13 The implementation of the proposed design parameters and mitigation measures within section 5 and 6 of the Lighting Mitigation Strategy, (Braco West, Cambushinnie 400kV substation’ - dated 28 March 2025 V.P04) (Drawing No. 120), and as revised by condition 21 of this permission, shall be implemented in full for the construction and operational stages of the development. Reason - In order to safeguard the residential amenity of the area. Private Water Supplies 14 Prior to commencement of development within the Private Water Supply (PWS) buffer zone (100m – 250m dependent on construction depths) detailed plans of the finalised development and all associated infrastructure shall be overlain with the relevant buffer zones for the PWS sources to properties within 250m. If any PWS is found to have a groundwater source and the source lies within the buffers, which is set out in ‘SEPA Guidance on Assessing Impacts of Developments on Groundwater Abstractions’, dated August 2024, then a detailed PWS risk assessment and monitoring / mitigation plan must be submitted to the Council as Planning Authority for written agreement before proceeding, in consultation with the Council’s Environmental Health Team and SEPA. For the avoidance of doubt, any PWS that serves a property that will continue to require a PWS through the construction and post-construction periods, shall be included in the risk assessment in line with ‘SEPA Guidance on Assessing Impacts of Developments on Groundwater Abstractions’. Any required PWS risk assessment and monitoring / mitigation plan shall set out: a. details of the methodology for water quality and quantity sampling (including abstraction points) for a period of 12 months prior to commencement of development within the relevant PWS buffer zone(s); b. details of the methodology and a programme for undertaking water quality and quantity sampling during the construction period within the relevant PWS buffer zone(s) (including abstraction points); and c. details of the methodology for water quality and quantity sampling for a period of 12 months post construction (including abstraction points) within the relevant PWS buffer zone(s). Page 50 of 60
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The approved plan shall thereafter be implemented in full upon commencement of development within the relevant PWS buffer zone(s). Monitoring results should be reported to the Planning Authority and the owner/operator of the existing abstractions in accordance with the above timescales. Contingency plans should include timescales for notification of relevant stakeholders if adverse impacts are identified and for subsequent design and implementation of remedial actions. Reason: In the interests of protecting the Residential Amenity of existing properties, the health of residents and continued access to safe and sufficient water supplies. Alternative Private Water Supply Source 15 There shall be no commencement of development within the Private Water Supply (PWS) buffer zone (100m – 250m, dependant on construction depths) until documentary evidence has been provided to and agreed by the Council as Planning Authority, which demonstrates that suitable replacement water supplies of sufficient quantity and quality can be made operational, should any detailed PWS risk assessment identify this as the most suitable mitigation measure. In each case, the replacement supply shall either be from the public mains or derived from a suitable source shown to be at low or negligible risk of contamination or disruption and which does not prejudice the quantity or quality of water delivered by other existing private water supplies. Information detailing the suitability of the source; risk of contamination and disruption; impact upon existing supplies; and details of how the supplies will be managed and maintained, must be submitted to and agreed with the relevant Planning Authority in advance of any other works being carried out in association with this permission. Reason: In order to provide alternative water source in the event of long term negative impact on PWS. Drainage 16 Development shall not commence on site until a detailed sustainable urban drainage system (SUDS) has been submitted for the written agreement of the Council as Planning Authority, in consultation with SEPA where necessary. The scheme shall be developed in accordance with the technical guidance contained in The SUDS Manual (C753) and the Council’s Flood Risk and Flood Risk Assessments Developer Guidance and shall incorporate source control. All works shall be carried out in accordance with the agreed scheme and be operational prior to the bringing into use of the development. Reason - To ensure the provision of effective drainage for the site. Page 51 of 60
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17 Storm water drainage from all paved surfaces, including the access, shall be disposed of by means of suitable a Sustainable Urban Drainage System to meet the requirements of best management practices. Reason - To ensure the provision of effective drainage for the site. Biodiversity 18 An updated Environmental Appraisal will be required prior to the commencement of works, if works have not commenced within 24 months of the date of the bat 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 protecting environmental quality and of biodiversity. 19 Prior to the commencement of the development hereby approved, an Invasive Non-Native Species Control Plan shall be provided for the written approval of the Council as Planning Authority, in consultation with the Council’s Biodiversity Team. The plan shall contain measures to eradicate and control invasive non-native species. Thereafter, the agreed scheme shall be implemented in full accordance during the construction phase. Reason - In the interests of protecting environmental quality and of biodiversity. 20 Measures to protect animals from being trapped in open excavations and/or pipe and culverts shall be implemented for the duration of the construction works of the development hereby approved. The measures may include creation of sloping escape ramps for animals, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of each working day and open pipework greater than 150 mm outside diameter being blanked off at the end of each working day. Reason - In order to prevent animals from being trapped within any open excavations. 21 Prior to the commencement of the development hereby approved, a revised Landscape and Habitat Management Plan shall be submitted for the further written agreement of the Council as Planning Authority. Thereafter, the agreed scheme shall be maintained in a reasonable condition for the life of the development. Details of the plan shall include: • How restored peatland areas will be protected by deer trampling; • A commitment to submit all species records to National Biodiversity Network (NBN) Gateway; • Confirmation of locations of hedgerow creation and/or enhancement; • Decommissioning plans; • Details of log and habitat piles provision; • Table indicating activities undertaken in each year until year 20; Page 52 of 60
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• An updated Lighting Mitigation Strategy based on ecological results Reason - In the interests of protecting environmental quality and of biodiversity. 22 A minimum of two months prior to the commencement of development, a site- specific Construction Environmental Management Plan (CEMP) which shall include a Construction Method Statement (CMS) shall be submitted to and approved by the Council as Planning Authority in consultation with key stakeholders as deemed appropriate. The CEMP must also include a Pollution Prevention Plan (PPP), Site Waste Management Plan (SWMP), Site Access Management Plan (SAMP), and Construction Exclusion Zone (CEZ). The CEMP will remain a live document, any working practices deemed to be having an adverse impact on ecology or the environment will be the subject of revision. All revisions must be submitted to the Planning Authority as soon as reasonably practicable. Thereafter the development shall be fully undertaken in accordance with the agreed CEMP. Reason: In the interest of protecting environmental quality and of biodiversity. To minimise any associated adverse landscape and visual impact of the above ground elements and protect the character and visual amenity of the immediate and surrounding countryside and associated nature and cultural heritage conservation interests. 23 Prior to the commencement of the development hereby approved, an independent and suitably qualified Ecological Clerk of Works (ECoW) shall be appointed at the developers' expense. Details of this appointment shall be subject to the prior written agreement of the Council as Planning Authority. The appointed person will remain in post for the duration and subsequent restoration of the proposed development. The ECoW shall have responsibility for the following: (a) Overseeing the implementation of the Construction Environmental Management Plan (CEMP) and habitat restoration approved by this permission. (b) Authority to stop operations or to alter construction methods should there be any works occurring which are having an adverse impact on the natural heritage. (c) Prior to the commencement of development, they shall provide an environmental / ecological toolbox talk for construction staff. (d) They will have authority to amend working practices in the interests of natural heritage. Any amendments shall be submitted to the Council as Planning Authority as an addendum to the approved CEMP. (e) They shall make fortnightly visits to the development site at a time of their choosing. No notification of this visit is required to be given to the developer or contractor. (f) Within 10 working days of the end of each calendar month, they are required to submit a detailed monthly report for the review of the Planning Authority in consultation with Scottish Environment Protection Agency (SEPA) for the duration of development. Page 53 of 60
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(g) They shall notify the Council as Planning Authority in writing of any requirement to halt development in relation to this condition as soon as reasonably practicable. The above shall be implemented throughout the construction, (including re- instatement and de-commissioning of the construction compounds) hereby approved unless otherwise agreed in writing with the Council as Planning Authority. The CEMP shall contain a site-specific Construction Method Statement (CMS) which will provide concise details for the implementation of the CEMP for site operatives. Reason: To avoid habitat damage and safeguard natural heritage interests. 24 A minimum of two months prior to the commencement of development, an updated detailed Peat Management Plan shall be submitted for the written approval of the Council as Planning Authority, in consultation with SEPA and the Council's Biodiversity/Tree Officer, and all work shall be carried out in accordance with the agreed plan. Reason: In the interests of protection of existing peatland. 25 No development in connection with the planning permission hereby approved shall commence until a full, updated Schedule of Mitigation including the mitigation measures detailed in SEPAs consultation response dated 8th July 2025, is provided and agreed in writing by the Planning Authority in consultation with SEPA. The development shall thereafter be carried out in complete accordance with the approved Schedule, unless otherwise specified in conditions or agreed in writing with the Planning Authority. Reason: To ensure all mitigation measures identified in the supporting documents and SEPA’s consultation response are implemented in full, safeguarding environmental quality and compliance with approved plans. Trees and Landscape 26 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. 27 All trees on site, other than those marked for felling on the approved plans, shall be retained. Page 54 of 60
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Reason – To ensure a satisfactory standard of development and environmental quality and to reserve the rights of the Planning Authority. 28 Prior to the commencement of development, a scheme of hard and soft landscaping work shall be submitted to and approved in writing by the Council as Planning Authority. Details of the scheme shall include: a) Existing and proposed finished levels. b) The location of new trees, shrubs, hedges, grassed areas and water features. c) A schedule of planting to comprise species, plant sizes and proposed numbers and density. d) The location, design and materials of all hard landscaping works including fences, gates. e) A programme for the implementation, completion and subsequent management of both the proposed landscaping and any trees and vegetation to be retained. The Landscaping Scheme must include timescales for the implementation of the works. All soft and hard landscaping proposals shall be carried out in accordance with the approved planting scheme and management programme. Any planting which, within a period of 10-years from the completion of the development is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Once provided, all landscaping works shall thereafter be permanently retained. Reason: To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area. 29 Prior to the commencement of development, an offsite landscaping scheme shall be provided and agreed in writing by the Council as Planning Authority. The scheme shall include the principles of offsite landscape mitigation and outline the approach to be adopted to seek opportunities for offsite mitigation of effects on visual amenity from residential, recreational and transport receptors where significant effects are predicted. The agreed principles shall include: • The nature of planting opportunity based on land availability. • The phasing and indicative timing of planting, including any seasonal or operational constraints. • Details of the maintenance of the planting. The full offsite landscaping scheme shall thereafter be developed in accordance with the agreed scheme and principles and shall be further agreed in writing and fully implemented thereafter. Page 55 of 60
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The full offsite landscape scheme shall be completed prior to the energization of the development, unless otherwise agreed in writing with the planning authority. For the purposes of this condition, ‘energisation’ shall mean the first point at which the development is connected to the electricity transmission network and capable of exporting power. Reason: To ensure that significant visual effects of the development are mitigated as far as reasonably practicable through a timely and deliverable scheme of landscape mitigation, in the interests of protecting landscape and visual amenity. 30 Prior to the commencement of development, a scheme of compensatory tree planting shall submitted to and approved in writing by the Council as Planning Authority. Details of the scheme shall include: a) The location of the compensatory tree planting, both on-site and off-site, should be fully detailed, described and supported with location and site plans to a scale deemed to be acceptable by the Planning Authority. b) A rationale must be provided for both the proposed felling and compensatory planting. This must include an assessment of the impact and proposed mitigation. c) A full silvicultural proposal for compensatory planting, supported with location and site plans; This must include: ground preparation, drainage, planting technique, stocking density, species, maintenance and a protection plan. d) A programme for the implementation, completion and subsequent management of the proposed compensatory tree planting. The compensatory planting must be completed within five years of the removal of the existing woodland or within two years of the development being completed (whichever is sooner). e) For any proposed offsite compensatory planting, a sequential approach to site selection must be utilised. This must first consider opportunities for offsite planting immediately adjacent to the development site, only then elsewhere within the Perth and Kinross Council Area. The compensatory tree planting shall be carried out in complete accordance with the approved scheme and any planting which, within a period of 10 years from the completion of the compensatory tree planting is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. The person(s) that survey, describe, assess, specify and deliver both the felling proposals and on-site and off-site Compensatory Planting proposals must be appropriately qualified. Reason: In order to maintain woodland cover in accordance with the aims of local and national planning policies. Page 56 of 60
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31 An independent, qualified and technically competent professional(s) with the required experience shall inspect the compensatory planting scheme at regular intervals (year 1, 5 and 10) to ensure that the trees are planted correctly, maintained to the required standard and ultimately established into woodland. The woodland will have to be maintained thereafter. This professional individual must report to the Council as Planning Authority, to allow the compensatory planting condition to be managed and ultimately discharged. Reason: In order to maintain woodland cover in accordance with the aims of local and national planning policies. Health and Safety 32 National Gas Transmission operates a high-pressure gas pipeline – FM10 Machanay to Braco – in the vicinity of the proposed development. The pipeline has a 24.4m wide easement in operation (12.2m either side of the pipeline). No development, construction or landscaping is permitted within the easement without formal written approval from National Gas Transmission. Reason: In order to protect the integrity of the pipeline. Socio – Economic Monitoring 33 Prior to the commencement of development, a Local Employment Scheme for the construction of the development shall be submitted to and agreed in writing by the Council as Planning Authority. The Scheme shall include the following: a) details of how the initial staff/employment opportunities during construction of the development will be advertised and how liaison with the Council and other local bodies will take place in relation to maximising the access of the local workforce to information about employment opportunities; b) details of how training opportunities will be provided for those recruited to fulfil staff/employment requirements including the provision of apprenticeships or an agreed alternative; c) a procedure setting out criteria for employment, and for matching of candidates to the vacancies; d) measures to be taken to offer and provide college and/or work placement opportunities at the development to students within the locality; e) details of the promotion of the Local Employment Scheme and liaison with contractors engaged in the construction of the development to ensure that they also apply the Local Employment Scheme so far as practicable having due regard to the need and availability for specialist skills and trades and the programme for constructing the development; f) a procedure for monitoring the Local Employment Scheme and reporting the results of such monitoring to the Council; and g) a timetable for the implementation of the Local Employment Scheme. Page 57 of 60
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Thereafter, the development shall be implemented in accordance with the approved scheme. Reason: In order to ensure compliance with NPF4 Policy 11c) and to maximise the local socio-economic benefits of the development to the wider community. To make provision for publicity and details relating to any local employment opportunities. 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. 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. 4 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. Page 58 of 60
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5 An application for Building Warrant may be required. 6 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. 7 The applicant is reminded that, should any protected species be present a licence may be required from NatureScot to disturb a protected species. Failure to obtain a licence may constitute a criminal act under the Habitats Regulations and penalties are severe for non-compliance. 8 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. 9 The applicant should take note of the information and advice contained within the consultation response from Scottish Water. 10 The applicant should take note of the information and advice contained within the consultation response from National Gas Transmission. 11 The applicant is informed that the granting of planning consent does not carry with it the right to carry out works within the trunk road boundary and that permission must be granted by Transport Scotland Roads Directorate. Where any works are required on the trunk road, contact details are provided on Transport Scotland's response to the planning authority which is available on the Council's planning portal. 12 Trunk Road modification works shall, in all respects, comply with the Design Manual for Roads and Bridges and the Specification for Highway Works published by HMSO. The developer shall issue a certificate to that effect, signed by the design organisation. 13 Trunk Road modifications shall, in all respects, be designed and constructed to arrangements that comply with the Disability Discrimination Act: Good Practice Guide for Roads published by Transport Scotland. The developer shall provide written confirmation of this, signed by the design organisation. 14 The applicant is advised to refer to Perth & Kinross Council’s Supplementary guidance on Flood Risk and Flood Risk Assessments 2021 as it contains advice relevant to your development. Page 59 of 60
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15 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. 16 PKC Abnormal Loads Procedure is available at Abnormal loads procedure - Perth & Kinross Council 15. Impact Value Assessment 15.1 Due to the nature of the report, an impact value assessment is not required. Page 60 of 60