Agenda Document Pack - Moray Local Review Body - 11/12/2025
Moray Council · 11 December 2025
Back to Moray Local Review Body — 11 December 2025 and its agenda
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Moray Local Review Body Thursday, 11 December 2025 NOTICE IS HEREBY GIVEN that a Meeting of the Moray Local Review Body is to be held at Council Chambers, Council Office, High Street, Elgin, IV30 1BX on Thursday, 11 December 2025 at 09:30. BUSINESS 1. Sederunt 2. Declaration of Group Decisions and Members Interests * 3. Minutes of meeting dated 13 November 2025 5 - 10 4. LR315 - Ward 4 - Fochabers Lhanbryde Planning Application 25/00549/APP - Erection of a modular outbuilding within the rear garden of Stewart Place to operate as a specialist cat boarding facility (‘cat hotel’) comprising 8 suites. The facility will be operated by the resident homeowner on an appointment-only basis, with no external staff, and includes associated parking, drainage and biodiversity enhancements at Stewart Place, South Road, Garmouth 11 - 208 Summary of Local Review Body functions: To conduct reviews in respect of refusal of planning permission or unacceptable conditions as determined by the delegated officer, in terms of the Scheme of Delegation to Officers under Section 43(A)(i) of the Town & Country Planning (Scotland) Act 1997 and the Town & Country Planning (Scheme of Delegation and Local Review Procedure)(Scotland) Regulations 2013, or where the Delegated Officer has not determined the application within 3 months of registration. Page 1
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Watching the Meeting You can watch the webcast live by going to: http://www.moray.gov.uk/moray_standard/page_43661.html Webcasts are available to view for 1 year following the meeting. You can also attend the meeting in person. If you wish to attend in person, please come to the High Street entrance door and a member of staff will let you into the Chamber. Page 2
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GUIDANCE NOTES * Declaration of Group Decisions and Members Interests - The Chair of the meeting shall seek declarations from any individual or political group at the beginning of a meeting whether any prior decision has been reached on how the individual or members of the group will vote on any item(s) of business on the Agenda, and if so on which item(s). A prior decision shall be one that the individual or the group deems to be mandatory on the individual or the group members such that the individual or the group members will be subject to sanctions should they not vote in accordance with the prior decision. Any such prior decisions will be recorded in the Minute of the meeting. ** Written Questions - Any Member can put one written question about any relevant and competent business within the specified remits not already on the agenda, to the Chair provided it is received by the Proper Officer or Committee Services by 5pm three working days prior to the day of the meeting, please see Standing Order 36 for deadlines. A copy of any written answer provided by the Chair will be published on the Council’s committee management system by 12pm the day before the meeting. The Member who has put the question may, after the answer has been published, may ask one supplementary question directly related to the subject matter at the meeting, but no discussion will be allowed. No supplementary question can be put or answered more than 10 minutes after the Council has started on the relevant item of business, except with the consent of the Chair. If a Member does not have the opportunity to put a supplementary question because no time remains, then he or she can submit it in writing to the Proper Officer who will arrange for a written answer to be provided within 7 working days. Page 3
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MORAY COUNCIL Moray Local Review Body SEDERUNT Councillor Marc Macrae (Chair) Councillor Amber Dunbar (Depute Chair) Councillor Neil Cameron (Member) Councillor Juli Harris (Member) Councillor Paul McBain (Member) Councillor Draeyk van der Horn (Member) Councillor Sonya Warren (Member) Councillor Ben Williams (Member) Clerk Name: Lissa Rowan Clerk Telephone: 07765 741754 Clerk Email: committee.services@moray.gov.uk Page 4
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MORAY COUNCIL Minute of Meeting of the Moray Local Review Body Thursday, 13 November 2025 Council Chambers, Council Office, High Street, Elgin, IV30 1BX PRESENT Councillor Neil Cameron, Councillor Juli Harris, Councillor Marc Macrae, Councillor Paul McBain, Councillor Draeyk van der Horn, Councillor Sonya Warren, Councillor Ben Williams APOLOGIES Councillor Amber Dunbar IN ATTENDANCE S Hoath, Senior Solicitor; F Olsen, Acting Senior Planning Officer; E Mitchell, Senior Planning Officer; L Rowan, Committee Services Officer 1 Chair Councillor Macrae chaired the meeting. 2 Declaration of Group Decisions and Members Interests In terms of Standing Order 21 and 23 and the Councillor's Code of Conduct, there were no declarations from Group Leaders or Spokespersons regarding any prior decisions taken on how Members will vote on any item on the agenda. Councillor Cameron declared an interest in item 5 "LR315 - Ward 5 - Heldon and Laich" and stated that he would leave the chamber during the discussion of this item and take no part in the decision. There were no further declarations of Members interests in respect of any item on the agenda. 3 Minute of Meeting dated 14 August 2025 The Minute of the meeting dated 14 August 2025 was submitted and approved. 4 LR313 - Ward 4 - Fochabers Lhanbryde Item 3. Page 5
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Planning Application 24/01431/APP - retrospective consent for change of use of land to caravan storage at Level Farm, Birnie, Elgin, Moray IV30 8SR A request was submitted by the Applicant, seeking a review of the decision of the Appointed Officer, in terms of the Scheme of Delegation, to refuse planning permission on the grounds that: The proposal is contrary to the Moray Local Development Plan (MLDP) 2020 because it is located in the Elgin Countryside Around Towns designation and is a use that is not acceptable under the terms of associated MLDP Policy EP4 "Countryside Around Towns". It subsequently fails to comply with the requirements of MLDP Policy DP5 (g) "Business and Industry" on the basis farm diversification proposals must comply with all relevant MLDP Policies. There are no material considerations that indicate otherwise. The Summary of Information report set out the reasons for refusal, including the documents considered or prepared by the Appointed Officer regarding the planning application. It also included the Notice of Review, Grounds for Review and supporting documents submitted by the applicant. There were no further representations received in response to the Notice of Review. In response to a question from the Chair as to whether the Legal or Planning Advisers had any preliminary matters to raise, both the Legal and Planning Advisers advised that they had nothing to raise at this time. The Chair then asked the MLRB if it had sufficient information to determine the request for review. In response, the MLRB unanimously agreed that it had sufficient information to determine the case. Councillor McBain, having visited the site and considered the case in detail moved that the appeal be upheld and planning permission granted in respect of Planning Application 24/01431/APP as, in his opinion, the proposal complies with the policies on which the Appointed Officer refused it due to the following reasons: Policy EP4 "Countryside Around Towns" – the site cannot be seen from the road and, in his opinion, although the site has been there for a number of years, it does not adversely impact on the countryside; and Policy DP5 “Business and Industry” part g) – the use of the land for caravan storage aligns with the principles of farm diversification as many farms need to look beyond conventional agriculture for economic sustainability. Cllr McBain particularly noted that the National Farmers Union (NFU) in their submissions had stated that most diversification is in non-agricultural activities. Councillor Macrae agreed with the view of Councillor McBain and seconded his motion further stating that diversification should not just mean farm related activities and that farms need to diversify to survive. He further noted that the proposal complies with all the National Planning Framework 4 (NPF4) policies. Councillor van der Horn, having considered the case in detail moved, as an amendment, that the appeal be refused and the original decision of the Appointed Officer to refuse planning permission in respect of Planning Application 24/01431/APP be upheld as the proposed caravan storage use is contrary to MLDP Page 6
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2020 policies EP4 "Countryside Around Towns” and DP5 (g) "Business and Industry", which aim to safeguard and enhance the rural setting around settlements. Councillor van der Horn noted that the land is designated for agriculture, and the development is not necessary for agricultural purposes, resulting in an inappropriate loss of agricultural land. Councillor van der Horn further noted that there is already adequate provision for caravan storage within the Elgin settlement boundary, making this proposal unnecessary and potentially harmful to similar businesses. Councillor van der Horn was also of the view that tourism benefits are considered very unlikely to materialise which would not justify the development. Councillor Harris agreed with the view of Councillor van der Horn and seconded his amendment. In relation to Councillor van der Horn’s comment regarding the proposal being potentially harmful to similar businesses within the Elgin settlement boundary, the Legal Adviser advised that respective business interests were not material planning considerations. This was noted. Prior to voting, the Planning Adviser sought clarification as to whether consent would be subject to conditions recommended by transportation in relation to visibility splay and landscape and biodiversity conditions, should the MLRB be minded to grant planning permission. In response, both Councillors McBain and Macrae agreed that planning permission would be granted subject to conditions recommended by transportation in relation to visibility spay and landscape and biodiversity conditions. On a division there voted: For the Motion (3): Councillors McBain, Macrae and Williams For the Amendment (4): Councillors van der Horn, Harris, Cameron, and Warren Abstentions (0): Nil Accordingly, the amendment became the finding of the meeting and the MLRB agreed to refuse planning permission in respect of Planning Application 24/01431/APP as the proposal is contrary to MLDP 2020 policies EP4 "Countryside Around Towns” and DP5 (g) "Business and Industry". 5 LR314 - Ward 5 - Heldon and Laich Planning Application 25/00075/PPP – Planning permission in principle for a proposed dwellinghouse and detached garage at Charlestown, Roseisle Councillor Cameron, having declared an interest in this item, left the Chamber at this juncture and took no part in its consideration. A request was submitted by the Applicant, seeking a review of the decision of the Appointed Officer, in terms of the Scheme of Delegation, to refusing planning permission in principle on the grounds that: Page 7
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The proposal is contrary to the provisions of Development Plan Policies: National Planning Framework Policy 17 Rural Homes, and Moray Local Development Policy DP4 Rural Housing and Policy DP1 Development Principles because: 1) The proposed development would lead to the outward expansion and continuation of roadside dwellings at this location resulting in a build up of ribbon development at this location which would be detrimental to the character and setting of the open countryside at this location and is in contravention of the siting requirements of Policy DP4. 2) The site clearing and regrading which has occurred is contrary to the provisions of Policies DP4 and DP1 in which it advised that existing land contours should be retained, and earth regrading works to create plots will not be permitted. The proposed development is therefore unacceptable at this location, fails to comply with Development Plan Policies National Planning Framework Policy 17 Rural Homes, and Moray Local Development Policy DP4 Rural Housing and Policy DP1 Development Principles and therefore is refused. The Summary of Information report set out the reasons for refusal, including the documents considered or prepared by the Appointed Officer regarding the planning application. It also included the Notice of Review, Grounds for Review and supporting documents submitted by the applicant. There were no further representations received from interested parties. In response to a question from the Chair as to whether the Legal or Planning Advisers had any preliminary matters to raise, both the Planning and Legal Advisers advised that they had nothing to raise at this time. The Chair then asked the Moray Local Review Body (MLRB) if it had sufficient information to determine the request for review. In response, the MLRB unanimously agreed that it had sufficient information to determine the case. Councillor McBain, having visited the site and considered the case in detail was of the view that the proposal complies with National Planning Framework 4 (NPF4) Policy 17 Rural Homes, and, Moray Local Development Plan (MLDP) 2020 Policy DP4 Rural Housing and DP1 Development Principles. He noted that Charlestown resembled a small hamlet and, in his opinion, the ground in question would be suitable for a further dwelling house and moved a motion in these terms. Councillor van der Horn, having considered the case in detail, moved that the appeal be refused and the original decision of the Appointed Officer be upheld as the proposal fails to comply with National Planning Framework 4 (NPF4) Policy 17 Rural Homes, and, Moray Local Development Plan (MLDP) 2020 Policy DP4 Rural Housing and DP1 Development Principles. Councillor Harris seconded this. The Chair then asked if anyone was willing to second Councillor McBain’s motion to uphold the appeal and grant planning permission in respect of Planning Application 25/00075/PPP. On failing to find a seconder, the motion fell. Page 8
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There being no-one otherwise minded, the MLRB agreed to refuse the appeal and uphold the original decision of the Appointed Officer as the proposal fails to comply with National Planning Framework 4 (NPF4) Policy 17 Rural Homes, and, Moray Local Development Plan (MLDP) 2020 Policy DP4 Rural Housing and DP1 Development Principles. Page 9
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MORAY LOCAL REVIEW BODY 11 DECEMBER 2025 SUMMARY OF INFORMATION FOR CASE No LR315 Ward 4 – Fochabers Lhanbryde Planning Application 25/00549/APP - Erection of a modular outbuilding within the rear garden of Stewart Place to operate as a specialist cat boarding facility (‘cat hotel’) comprising 8 suites. The facility will be operated by the resident homeowner on an appointment-only basis, with no external staff, and includes associated parking, drainage and biodiversity enhancements at Stewart Place, South Road, Garmouth Planning permission was refused under the Statutory Scheme of Delegation by the Appointed Officer on 3 September 2025 on the grounds that The proposals are contrary to National Planning Framework 4 (NPF4) and Moray Local Development Plan (MLDP 2020) for the following reasons: 1. The proposed specialist cat boarding facility would be considered incompatible with the surrounding residential area and if allowed would give rise to an unacceptable impact on residential amenity as a result of the increased level of activity associated with the business (including multiple traffic movements, noise and disturbance) which would fail to comply with NPF4 Policies 14, 26 and MLDP 2020 Policy DP1. 2. The proposed outbuilding is of a poor design would be considered to adversely affect the traditional character of the Garmouth Conservation Area and Lossiemouth to Portgordon Coast Special Landscape Area which is unacceptable under NPF4 Policies 4 and 7 and MLDP 2020 Policies EP3 and EP9. The building would also be considered to have a detrimental effect on the setting of a listed building which is not acceptable under NPF4 Policy 7 and EP10. Documents considered or prepared by the Appointed Officer in respect of the above planning application are attached as Appendix 1. The Notice of the Review, Grounds for Review and any supporting documents submitted by the Applicant are attached as Appendix 2. Further Representations received in response to the Notice of Review are attached as Appendix 3. The Applicant’s response to Further Representations is attached as Appendix 4. Item 4. Page 11
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Garmouth Kai-lat Briar Craig Isla Elderslie St Crispin Post Office Cott TCB (Defib) Gartly Cott Seaforth Stewart Poplars The Steading Park View Fairway Duncraig Falcon East Place The Cottage Cottage Binn The Park Ashvale Grianan Corner 12.8m 15.1m 12.2m 14.3m 12.0m 14.5m Poplas Southview HelmsleyMoorings Speyside The Gables Blythsome Dooket Redlands The Gatehouse Parkend Galen Mo Dhachaidh View The Neuk Laussanne Dunaber WarMary Lemanacre Meml Fettis Rosebank Laburnum West Bank The House Ivy Bowbank Kirk Winsome Moss HIGH STREET ESS THE TROCHIE Buildings Firstone THE W YNDIES Ar Daisy Karensbrae Old Cross 2 4 1 32 3 51 21 48 ESS 1 Cott 4 The Cottage 2 Cottage Rosebank Bank Cottage Cottage House Location plan for Planning Application Reference Number : 25/00549/APP © Crown copyright [and database rights] 2025 OS AC0000806936 Moray Council. You are permitted to use this data solely to enable you to respond to, or interact with, the organisation that provided you with the data. You are not permitted to copy, sub-license, distribute or sell any of this data to third parties in any form. Third party rights to enforce the terms of this licence shall be reserved to OS. I 1:1,250 @ A4 Page 13
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APPENDIX 1 DOCUMENTS CONSIDERED OR PREPARED BY THE APPOINTED OFFICER Page 15
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Page 1 of 9 The Moray Council Council Office High Street Elgin IV30 1BX Tel: 0300 1234561 Email: development.control@moray.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100710168-001 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Type of Application What is this application for? Please select one of the following: * Application for planning permission (including changes of use and surface mineral working). Application for planning permission in principle. Further application, (including renewal of planning permission, modification, variation or removal of a planning condition etc) Application for Approval of Matters specified in conditions. Description of Proposal Please describe the proposal including any change of use: * (Max 500 characters) Is this a temporary permission? * Yes No If a change of use is to be included in the proposal has it already taken place? Yes No (Answer ‘No’ if there is no change of use.) * Has the work already been started and/or completed? * No Yes – Started Yes - Completed Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Erection of a purpose-built, recycled, removable, standalone, modular outbuilding for specialist cat boarding facility for the operation of ancillary cattery business from residential property. Page 17
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Page 2 of 9 Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Mrs Abigail Nicole Purser Cronje Longcroft Lane South Road 23 Stewart Place House 07429141923 AL8 6AB IV32 7LX Herts Scotland Welwyn Garmouth commercial@longcroftcathotel.co.uk Page 18
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Page 3 of 9 Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Pre-Application Discussion Have you discussed your proposal with the planning authority? * Yes No Pre-Application Discussion Details Cont. In what format was the feedback given? * Meeting Telephone Letter Email Please provide a description of the feedback you were given and the name of the officer who provided this feedback. If a processing agreement [note 1] is currently in place or if you are currently discussing a processing agreement with the planning authority, please provide details of this. (This will help the authority to deal with this application more efficiently.) * (max 500 characters) Title: Other title: First Name: Last Name: Correspondence Reference Date (dd/mm/yyyy): Number: Note 1. A Processing agreement involves setting out the key stages involved in determining a planning application, identifying what information is required and from whom and setting timescales for the delivery of various stages of the process. STEWART PLACE Spoke to Moray's Duty Planning Officer on the phone regarding this application and whether it needed Listed Building Consent or Conservation Area Consent. She advised that she would prefer the building to be made out of timber aesthetically. I explained our buildings were manufactured using UPVC for hygiene, insulation and longevity but I went on to explain that we could easily clad the exterior in timber. She liked this idea, and this has been included in the plans. Mrs Moray Council Did not get name- Apologies SOUTH ROAD GARMOUTH FOCHABERS 06/05/2025 IV32 7LX 864345 333898 Page 19
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Page 4 of 9 Site Area Please state the site area: Please state the measurement type used: Hectares (ha) Square Metres (sq.m) Existing Use Please describe the current or most recent use: * (Max 500 characters) Access and Parking Are you proposing a new altered vehicle access to or from a public road? * Yes No If Yes please describe and show on your drawings the position of any existing. Altered or new access points, highlighting the changes you propose to make. You should also show existing footpaths and note if there will be any impact on these. Are you proposing any change to public paths, public rights of way or affecting any public right of access? * Yes No If Yes please show on your drawings the position of any affected areas highlighting the changes you propose to make, including arrangements for continuing or alternative public access. How many vehicle parking spaces (garaging and open parking) currently exist on the application Site? How many vehicle parking spaces (garaging and open parking) do you propose on the site (i.e. the Total of existing and any new spaces or a reduced number of spaces)? * Please show on your drawings the position of existing and proposed parking spaces and identify if these are for the use of particular types of vehicles (e.g. parking for disabled people, coaches, HGV vehicles, cycles spaces). Water Supply and Drainage Arrangements Will your proposal require new or altered water supply or drainage arrangements? * Yes No Do your proposals make provision for sustainable drainage of surface water?? * Yes No (e.g. SUDS arrangements) * Note:- Please include details of SUDS arrangements on your plans Selecting ‘No’ to the above question means that you could be in breach of Environmental legislation. Are you proposing to connect to the public water supply network? * Yes No, using a private water supply No connection required If No, using a private water supply, please show on plans the supply and all works needed to provide it (on or off site). 1509.00 Residential Use 6 6 Page 20
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Page 5 of 9 Assessment of Flood Risk Is the site within an area of known risk of flooding? * Yes No Don’t Know If the site is within an area of known risk of flooding you may need to submit a Flood Risk Assessment before your application can be determined. You may wish to contact your Planning Authority or SEPA for advice on what information may be required. Do you think your proposal may increase the flood risk elsewhere? * Yes No Don’t Know Trees Are there any trees on or adjacent to the application site? * Yes No If Yes, please mark on your drawings any trees, known protected trees and their canopy spread close to the proposal site and indicate if any are to be cut back or felled. Waste Storage and Collection Do the plans incorporate areas to store and aid the collection of waste (including recycling)? * Yes No If Yes or No, please provide further details: * (Max 500 characters) Residential Units Including Conversion Does your proposal include new or additional houses and/or flats? * Yes No All Types of Non Housing Development – Proposed New Floorspace Does your proposal alter or create non-residential floorspace? * Yes No All Types of Non Housing Development – Proposed New Floorspace Details For planning permission in principle applications, if you are unaware of the exact proposed floorspace dimensions please provide an estimate where necessary and provide a fuller explanation in the ‘Don’t Know’ text box below. Please state the use type and proposed floorspace (or number of rooms if you are proposing a hotel or residential institution): * Gross (proposed) floorspace (In square meters, sq.m) or number of new (additional) Rooms (If class 7, 8 or 8a): * If Class 1, please give details of internal floorspace: Net trading spaces: Non-trading space: Total: If Class ‘Not in a use class’ or ‘Don’t know’ is selected, please give more details: (Max 500 characters) 1 x 240L bin will be provided that will be stored within property boundary (as per plan) and collected regularly by a private waste carrier. Not in a Use Class The use class is Sui generis, as it will be used as a cattery building for the boarding of cats. 53 Page 21
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Page 6 of 9 Schedule 3 Development Does the proposal involve a form of development listed in Schedule 3 of the Town and Country Yes No Don’t Know Planning (Development Management Procedure (Scotland) Regulations 2013 * If yes, your proposal will additionally have to be advertised in a newspaper circulating in the area of the development. Your planning authority will do this on your behalf but will charge you a fee. Please check the planning authority’s website for advice on the additional fee and add this to your planning fee. If you are unsure whether your proposal involves a form of development listed in Schedule 3, please check the Help Text and Guidance notes before contacting your planning authority. Planning Service Employee/Elected Member Interest Is the applicant, or the applicant’s spouse/partner, either a member of staff within the planning service or an Yes No elected member of the planning authority? * Certificates and Notices CERTIFICATE AND NOTICE UNDER REGULATION 15 – TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) (SCOTLAND) REGULATION 2013 One Certificate must be completed and submitted along with the application form. This is most usually Certificate A, Form 1, Certificate B, Certificate C or Certificate E. Are you/the applicant the sole owner of ALL the land? * Yes No Is any of the land part of an agricultural holding? * Yes No Are you able to identify and give appropriate notice to ALL the other owners? * Yes No Certificate Required The following Land Ownership Certificate is required to complete this section of the proposal: Certificate B Land Ownership Certificate Certificate and Notice under Regulation 15 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 I hereby certify that (1) - No person other than myself/the applicant was an owner [Note 4] of any part of the land to which the application relates at the beginning of the period of 21 days ending with the date of the accompanying application; or – (1) - I have/The Applicant has served notice on every person other than myself/the applicant who, at the beginning of the period of 21 days ending with the date of the accompanying application was owner [Note 4] of any part of the land to which the application relates. Name: Address: Date of Service of Notice: * Mr Judd Gray Stewart Place House, South Road, Garmouth, Scotland, IV32 7LX 02/05/2025 Page 22
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Page 7 of 9 (2) - None of the land to which the application relates constitutes or forms part of an agricultural holding; or – (2) - The land or part of the land to which the application relates constitutes or forms part of an agricultural holding and I have/the applicant has served notice on every person other than myself/himself who, at the beginning of the period of 21 days ending with the date of the accompanying application was an agricultural tenant. These persons are: Name: Address: Date of Service of Notice: * Signed: Abigail Purser On behalf of: Mrs Nicole Cronje Date: 09/05/2025 Please tick here to certify this Certificate. * Checklist – Application for Planning Permission Town and Country Planning (Scotland) Act 1997 The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 Please take a few moments to complete the following checklist in order to ensure that you have provided all the necessary information in support of your application. Failure to submit sufficient information with your application may result in your application being deemed invalid. The planning authority will not start processing your application until it is valid. a) If this is a further application where there is a variation of conditions attached to a previous consent, have you provided a statement to that effect? * Yes No Not applicable to this application b) If this is an application for planning permission or planning permission in principal where there is a crown interest in the land, have you provided a statement to that effect? * Yes No Not applicable to this application c) If this is an application for planning permission, planning permission in principle or a further application and the application is for development belonging to the categories of national or major development (other than one under Section 42 of the planning Act), have you provided a Pre-Application Consultation Report? * Yes No Not applicable to this application Page 23
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Page 8 of 9 Town and Country Planning (Scotland) Act 1997 The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 d) If this is an application for planning permission and the application relates to development belonging to the categories of national or major developments and you do not benefit from exemption under Regulation 13 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, have you provided a Design and Access Statement? * Yes No Not applicable to this application e) If this is an application for planning permission and relates to development belonging to the category of local developments (subject to regulation 13. (2) and (3) of the Development Management Procedure (Scotland) Regulations 2013) have you provided a Design Statement? * Yes No Not applicable to this application f) If your application relates to installation of an antenna to be employed in an electronic communication network, have you provided an ICNIRP Declaration? * Yes No Not applicable to this application g) If this is an application for planning permission, planning permission in principle, an application for approval of matters specified in conditions or an application for mineral development, have you provided any other plans or drawings as necessary: Site Layout Plan or Block plan. Elevations. Floor plans. Cross sections. Roof plan. Master Plan/Framework Plan. Landscape plan. Photographs and/or photomontages. Other. If Other, please specify: * (Max 500 characters) Provide copies of the following documents if applicable: A copy of an Environmental Statement. * Yes N/A A Design Statement or Design and Access Statement. * Yes N/A A Flood Risk Assessment. * Yes N/A A Drainage Impact Assessment (including proposals for Sustainable Drainage Systems). * Yes N/A Drainage/SUDS layout. * Yes N/A A Transport Assessment or Travel Plan Yes N/A Contaminated Land Assessment. * Yes N/A Habitat Survey. * Yes N/A A Processing Agreement. * Yes N/A Other Statements (please specify). (Max 500 characters) Plan including Tree locations (which are unaffected), SUDs water butt and soakaway, parking provision and Bin storage Details of Timber Shell to hide White UPVC to ensure structure is inkeeping with conservation area standards Page 24
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Page 9 of 9 Declare – For Application to Planning Authority I, the applicant/agent certify that this is an application to the planning authority as described in this form. The accompanying Plans/drawings and additional information are provided as a part of this application. Declaration Name: Mrs Abigail Purser Declaration Date: 09/05/2025 Fee Exemption Reason Payment arranged direct with Authority Paid to Moray: Payment Authorisation - Moray Council Date:12 May 2025, Time:09:09 Payment Receipt Sale Details Transaction ID Description Amount 547-11502 ePlanning: 100710168-001 691.00 722410520Y968 Total Amount (£) 691.00 Payment Details Unique Tran ID 100710168-001 Payment Reference 547-11502 Payment Service Provider Id PLF8XYPPJ9MV Card Number: ************6532 Cardholder: Abigail Purser Auth Code 003211 Email Address: commercial@longcroftcathotel.co.uk Thank you for making your payment to Moray Council Page 25
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LAND REGISTER OF SCOTLAND Officer’s ID / Date N ORDNANCE SURVEY NATIONAL GRID REFERENCE Survey Scale MOR18930 70m 1/2500 NJ3364 NJ3464 7860 TITLE NUMBER 29/3/2019 Page 27
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W all Thickness = 70mm 2) Front Elevation These plans are made to Longcroft Luxury Cat Hotels Specification 0m 1m © Copyright PPL Scale = 1:100 1:100 Scale 2m Glass Glass Glass G G G G Page 35
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W all Thickness = 70mm © Copyright PPL 4) Left Side Elevation 0m 1m 2m These plans are made to Longcroft Luxury Cat Hotels Specification Scale = 1:100 1:100 Scale Page 37
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© Copyright PPL 0m 1m 2m W all Thickness = 70mm 3) Rear Elevation These plans are made to Longcroft Luxury Cat Hotels Specification Scale = 1:100 1:100 Scale Page 39
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W all Thickness = 70mm © Copyright PPL 0m 1m 2m 5) Right Side Elevation These plans are made to Longcroft Luxury Cat Hotels Specification 1:100 Scale Scale = 1:100 Page 41
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Stewart Place House, South Road, Garmouth, IV32 7LX Application Supporting Statement Page 45
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Table of Contents Introduction 3 Background to Longcroft Luxury Cat Hotels 3 About the Applicant and Proposal 4 The Need for the Facility 6 Site Description incl. Conservation Area & Cat C Listed 7 Planning Policy Context 8 Planning Considerations (including Biodiversity) 8 Summary and Conclusion 9 2 Page 46
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Introduction 1. This Planning Statement supports an application for the installation of a bespoke outbuilding to operate as a Longcroft Luxury Cat Hotel, comprising 8 suites, on land forming part of the residential property known as Stewart Place, South Road, Garmouth, Fochabers, IV32 7LX. 2. It is imperative to note that the proposal is to relocate a 8-suite modular cattery building (Longcroft standard design) that was previously approved and operated in England at Fairacres, Level Mare Lane, Chichester, West Sussex, PO20 3SA (Arun District Council) under planning ref. AL/24/14/PL 3. The former Chichester cat hotel was granted permission on 13 May 2015 and had operated successfully for 10 years with no issues or complaints. That site is now closed (as the operator has retired), and the existing purpose-built structure will be dismantled and re-installed at the new location, providing continuity of this high-quality, low-impact service for local cat owners. 4. The reuse of the approved and successfully operated cat hotel structure from Fairacres, Level Mare Lane, Chichester, West Sussex (Ref: AL/24/14/PL), which ran for 10 years with no complaints, provides a strong precedent and fallback position, further supporting the acceptability of the proposed development. 5. Longcroft Luxury Cat Hotels offer high-quality, boutique-style boarding for cats. Since its inception in 2010, the Longcroft model has expanded across the UK, offering cat owners a well-managed, hygienic, and low-impact alternative to conventional catteries. These facilities are typically located in residential or rural settings and are operated from home by trained franchise partners under strict operational standards. 6. This statement sets out the proposal, outlines planning context and relevant policy, and addresses key planning considerations, including residential amenity, access and parking, biodiversity, drainage, and sustainability. Background to Longcroft Luxury Cat Hotels 7. Since 2010, Longcroft Luxury Cat Hotel has provided a low-key, high-quality, and niche service for cat owners requiring short-term accommodation for their pets. Designed as an alternative to large-scale commercial catteries that often house many animals in smaller, noisier settings, Longcroft's approach focuses on limited occupancy, generous space, and a calm, hygienic environment. 8. Longcroft hotel buildings are manufactured to exceptionally high standards by specialist suppliers, similar to those used by leading animal welfare charities. Constructed from impervious and durable materials that do not harbour odours or deteriorate over time, 3 Page 47
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they markedly differ from conventional catteries, which often rely on timber structures that degrade and hold scent. 9. The business model, launched as a partnership scheme in 2012, enables individuals known as 'Longcroft Partners' to operate from their own homes, maintaining full alignment with Longcroft HQ protocols. This arrangement ensures that all hotel partners follow strict welfare, hygiene, and operational procedures through a binding contractual relationship. The model also enables flexible home working, fulfilling local needs for premium cat care. 10. Longcroft’s first hotel opened in Welwyn Garden City in 2010. Since then, it has received national acclaim, including the ‘Smarta 100 Business’ award in 2012, The Guardian’s 2016 Small Business Showcase Award, and ‘Best Place to Work’ at the Red Ribbon Awards. The original hotel remains operational and inspired a second nearby outlet. 11. Numerous local authorities across England have granted planning permission for over 30 Longcroft hotels (full list at Appendix 1), including in sensitive areas, such as conservation zones, green belt land, and rural countryside. Examples include the following, with planning reference numbers where applicable: a. St Albans: Planning permission granted due to compatibility with local character (Ref: 5/2011/2931). b. Letchworth: Required and secured heritage approval in a Conservation Area (Heritage Foundation and LPA consent, 2015). c. Winchmore Hill: Sited within AONB and near a listed building; temporary permission later made permanent (Refs: CH/2013/1737/FA & CH/2016/0054/FA). d. Sandridge: Located amongst residential dwellings; approved due to scale and lack of impact (Ref: 5/2021/0323). e. Liphook (SDNPA): Approved within South Downs National Park due to sustainable design and low impact (Ref: SDNP/17/003314/FUL). f. Lockerley (TVDA): Granted permission in open countryside under policies supporting rural business (Ref: 19/02823/FULLS). 12. Further approvals in Croydon, Braintree, and Sheffield confirm a consistent track record of support for Longcroft proposals where impacts on amenity, highways, and drainage are demonstrably low. In each case, the business’s high welfare standards and discrete footprint have been recognised as aligning with planning policy. 13. Crucially, Longcroft hotels do not accommodate dogs, distinguishing them further from dual-purpose catteries and preserving the peace and tranquillity of their settings. About the Applicant and Proposal 4 Page 48
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14. The proposed development involves the installation of a pre-used modular cat hotel building, positioned in the rear garden of the property. Designed and manufactured to Longcroft’s strict specifications, the structure represents an investment of approximately £20,000 into the local economy, supporting local tradespeople for its dismantling, relocation, installation, and ongoing maintenance. 15. The cat hotel will feature 8 suites, each capable of accommodating up to two cats (provided both cats are from the same household), in accordance with current Animal Welfare (Licensing of Activities Involving Animals) Regulations 2021 (AAL) standards. In total, the facility will house a theoretical maximum of up to 16 cats at any one time, but our data across 25 hotels in England show that a maximum of 50% bookings are for 2 cats or more, meaning realistically the hotel will house a maximum of 12 cats. The building is designed for animal comfort, hygiene, and visual discretion, using materials and specifications similar to those adopted by reputable charities such as Cats Protection and Blue Cross. 16. The cat hotel is a prefabricated uPVC structure that can be easily erected or taken down and removed. 17. Building Details: a. Constructed from uPVC panels and framed glazing with galvanised safety mesh. b. Fully insulated, soundproofed, and equipped with a heat-reflective polycarbonate roof. c. Built on a concrete base measuring approximately 53.77m² (12.39m x 4.34m). d. Height: 2.4m at the front, tapering to 2.1m at the rear, enabling climbing and movement for cats. e. Fitted with energy-efficient lighting, including diffused low night lighting in sleeping areas and corridor lighting with prisms. No external lighting is proposed. 18. Each suite includes: a. A thermostatically controlled sleeping area. b. Bespoke antimicrobial furniture. c. Impervious flooring and grout system for optimal hygiene. d. Fully covered exercise area allowing cats the space they need to climb and relax. 19. The external environment will include an attractive wooden pergola, softened by natural planting and seasonal hanging baskets. Bird boxes will also be installed, supporting local biodiversity. Operations and Activity 20. Appointment-only system: Visitors are strictly by appointment between 9:00am and 5:00pm, Monday to Saturday. No visitors on Sundays or Bank Holidays. 5 Page 49
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21. Traffic and parking: Anticipated vehicle activity is extremely low, with an average of one car per day stopping briefly for drop-off or collection. 22. No external staff: The hotel will be operated solely by Nicole Cronje the resident owner. Supplies will be sourced as part of normal domestic shopping, with no commercial deliveries. Hygiene and Waste 23. The building design avoids water runoff; no hosing is used, and floors are cleaned using dry, vet-approved protocols. Mains water is not required. 24. Cats are only accepted with proof of vaccination and worming and flea treatments. 25. Cat litter is specifically chosen for odour control and waste reduction. Waste is triple bagged, stored in a separate 240L bin (separate from all household waste), and collected by a registered private carrier. Amenity and Noise 26. Longcroft buildings exceed Chartered Institute of Environmental Health acoustic insulation standards. 27. The quiet nature of cats, combined with robust insulation, ensures absolutely minimal noise disturbance. 28. This proposed facility reflects the high-quality standards of the Longcroft brand, while operating discreetly and in full harmony with its residential surroundings. within a high-specification modular building, sited in the rear of the garden of Stewart Place House. 29. Key features include: a. UPVC insulated panels, impervious hygienic flooring, and polycarbonate roofing. b. Bespoke antimicrobial cat furniture. c. Energy-efficient lighting and thermostatic control. d. Installation of a decorative pergola with natural planting and bird boxes to soften visual impact and enhance biodiversity. 30. The facility will be operated solely by Nicole Cronje, the property’s co-owner and resident. The boarding activity will be run on an appointment-only basis, during the hours of 9:00am to 5:00pm, Monday to Saturday. No visits are permitted on Sundays or Bank Holidays. No employees will be engaged and customer turnover is anticipated to be an average of one car per day. 6 Page 50
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The Need for the Facility National Context 31. As of 2024, the estimated cat population in the UK stands at 12.5 million, with approximately 33% of Scottish households owning at least one cat — slightly above the UK average of 29% (source: Pet Food Manufacturers Association). Despite this, there are only around 2,000 licensed catteries nationwide, many of which are outdated or unable to meet modern standards for animal welfare and hygiene. 32. The introduction of more stringent licensing requirements in 2018 across the UK raised welfare standards but also led to the closure of numerous older facilities that could not comply. The COVID-19 pandemic further intensified the shortage: cat ownership increased significantly, while many catteries closed temporarily or permanently due to lost income. As a result, there is now a persistent mismatch between rising demand and limited, ageing supply, particularly during holiday and travel peaks. 33. The Longcroft concept was developed to address this specific gap — offering high-quality, low-volume cat care in small, home-based, purpose-built facilities. Its business model prioritises individualised, stress-free boarding in a quiet environment, and enjoys high levels of repeat custom. The success of every Longcroft hotel to date — including those in similarly rural or sensitive locations — reflects a clear and ongoing need for this type of facility. Local Context 34. Garmouth lies within the Moray Council area, which had a population of 95,800 at the 2021 Census — up from 93,300 in 2011, an increase of 2.7% (source: National Records of Scotland). The number of households with at least one usual resident rose to 43,772, and Moray’s Housing Need and Demand Assessment (HNDA) projects a continuing upward trend, especially in smaller and older households who are more likely to own pets. 35. Applying the PFMA’s 2024 estimate of 33% cat ownership in Scotland, there are likely over 14,400 cat-owning households in Moray, many of whom rely on professional care when travelling or during periods of ill health or relocation. 36. Despite this, the immediate area around Garmouth and the wider Moray Firth coast has very limited provision of modern, welfare-compliant catteries. Facilities that do exist are often shared with dog boarding, located at greater distance (often more than five miles away), or operate in older buildings that may not meet best practice for hygiene, stress reduction, or environmental enrichment. 37. The proposal at Stewart Place House directly addresses these local shortfalls — both quantitative (lack of capacity) and qualitative (demand for premium, hygienic, 7 Page 51
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species-specific boarding). The relocation and reuse of an established Longcroft facility from another area reinforces the sustainable nature of the proposal and the company’s commitment to high standards. It brings a proven business model into an underserved area with a demonstrable and growing need for premium cat care services. Site Description 38. Stewart Place House is a freehold detached property set within a spacious garden plot in an accessible rural-residential location on South Road, in the village of Garmouth. 39. Stewart Place house is a Category C listed building, located within the Garmouth Conservation Area. 40. Due to these factors, Longcroft reached out to the Development Control Team at Moray Council for clarification on the requirement for a Listed Building Consent and Conservation Area Consent by email on 1 May 2025. 41. A follow up call was made to the Duty Planning Officer regarding these points on 2 May 2025. We were grateful to receive a call back from the Duty Planning Officer on 6 May 2025, to which it was confirmed that Listed Building Consent was not required as the cat hotel building was not to be joined to the house in any way, and that Conservation Area consent was not required as there is no demolition proposed. 42. However, the Duty Planning Officer did note that the white uPVC would need to be adorned in some way in order to be fully in keeping with the aesthetic of the Conservation Area. When we suggested that we could use a timber shell to encase and mask the uPVC, the Duty Planning Officer said that would be a good idea. As such, we have included plans to show the encasement of the white uPVC in timber, to be decorated with hanging baskets, flower beds and bird boxes. 43. We would encourage Moray’s feedback on this, as we are committed and willing to work with the council to meet the required standards. 44. According to the Government’s online flood risk map, the land is in an area with a "very low risk" of surface water flooding and a "very low risk" of flooding from rivers and the sea. No works are proposed that would affect existing trees or landscaping. 45. The property is not affected by any Tree Preservation Orders (TPOs). The garden is surrounded by mature hedging and mature trees which provide visual screening. Planning Policy Context National Planning Framework 4 (NPF4) 8 Page 52
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46. Relevant NPF4 policies include: ● Policy 3 – Biodiversity: Proposals should contribute to enhancement of biodiversity. This development includes bird boxes and pollinator-friendly planting and does not remove any existing habitat. ● Policy 14 – Design, Quality and Place: The development respects the site context, is compatible with its surroundings, and integrates well into the garden environment. This is the basis of the timber encasement. ● Policy 27 – Rural Development: The proposal supports a small home-based business, compatible with the residential setting and local character. Moray Local Development Plan (MLDP) 2020 47. Relevant MLDP 2020 policies include: ● DP1 – Development Principles: Proposals must be appropriate in scale and form, safeguard residential amenity, and have no adverse impact on the local environment. ● PP1 – Sustainable Economic Growth: Supports low-carbon, home-based enterprises that serve local need without compromising environmental quality. ● EP5 – Open Space and Biodiversity: Encourages habitat creation and on-site biodiversity improvement, which this proposal actively promotes. Planning Considerations Surface Water and SuDs 48. The cat hotel will be installed on a concrete base and will introduce a modest area of impermeable surface (approximately 53m²). While small in scale, surface water drainage has been considered in accordance with national and local guidance. Runoff from the 9 Page 53
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roof will be directed into an appropriately sized water butts over a gravel soakaway, allowing attenuation of rainfall and gradual infiltration into the surrounding soil. 49. This design prevents uncontrolled runoff and avoids any need to connect to the public sewer system for surface water. The proposal is consistent with NPF4 Policy 22 (Flood Risk and Water Management) and reflects best practice for minor development. Residential Amenity & Traffic 50. The use is wholly ancillary to the residential dwelling and will have no negative impact on neighbouring residents. Cats are quiet animals, and the modular building is sound-insulated and enclosed. The absence of staff, amplified sound, or regular deliveries further limits potential impact. 51. Visitors will arrive on an appointment-only basis, ensuring no concentration of activity or traffic. One car per day is typical for this use, and on-site parking is readily available. There is no risk of overspill or obstruction to local traffic. The operator lives on-site and will maintain high standards of cleanliness, discretion, and customer management. Parking and Access 52. The property has 6 off-street parking spaces and ample driveway space for visitors in its in and out one-way driveway. Customer visits are minimal (typically one short visit per day), and all visits are by prior appointment. Drainage and Flood Risk 53. The site benefits from mains drainage and lies in an area of very low flood risk. The cat hotel does not require additional drainage infrastructure. Biodiversity and Landscaping 54. The proposed development comprises the installation of a 53m² concrete base to accommodate a small-scale commercial structure within the garden of a residential property. As such, the extent of new land affected by this proposal is materially limited. 55. The area being developed does not contain any priority habitat, planting, or ecologically sensitive features, and the surfaces being replaced are of negligible biodiversity value. 56. Given that the proposed works show a minimal net increase in impermeable area over low-value ground, it is considered that this development will not result in measurable biodiversity loss. 10 Page 54
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57. In any event, we are keen to support biodiversification and as such, no trees or hedges will be removed. Enhancements include a decorative pergola, new border planting, and bird boxes. The development has no impact on local habitats or protected species. Waste and Hygiene 58. Waste is minimal and disposed of using a 240L bin stored within the property boundary until collected by a registered waste carrier. All cleaning follows Longcroft’s veterinary-led hygiene protocols. No odour issues are anticipated. Summary and Conclusion 59. This application relates to the installation of a pre-used temporary and removable outbuilding to provide short-term luxury boarding accommodation for cats, comprising eight suites, on land forming part of the residential property known as Stewart Place House. The proposed site is set within a spacious, well-screened garden plot in a tranquil setting, with no risk of flooding. The proposed building is discreetly located in the rear garden, screened by mature landscaping, and its domestic scale and appearance are in keeping with the character of the surrounding area. 60. The facility will be run by the resident owner and will remain ancillary to the residential use of the dwelling. No staff will be employed, and customer visitation is strictly by appointment only, during regular working hours. Vehicle movements are minimal — an average of one car per day — and there are no delivery requirements beyond those typical of domestic use. The use will therefore have no material impact on residential amenity, traffic, or local infrastructure. 61. The proposed building is of exceptionally high quality and is manufactured to standards comparable to those adopted by leading animal welfare organisations. Unlike many traditional catteries — often constructed from timber and difficult to maintain — the Longcroft model provides a clean, quiet, and comfortable environment with state-of-the-art hygiene protocols. 62. There are now over 24 Longcroft Cat Hotels (a total of 35 having opened but some having since closed) operating across the UK, including many in sensitive locations such as Conservation Areas, Green Belt land, National Parks, and the open countryside. Planning authorities have consistently recognised that the model is compatible with its surroundings and meets high standards for animal welfare and design. The demand for such facilities continues to grow — the UK is now home to over 12.5 million cats, yet only around 2,000 licensed catteries remain. Many of these are ageing or have closed following the introduction of the 2018 licensing regulations and the COVID-19 pandemic. 11 Page 55
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63. Locally, Moray has seen a significant rise in population and household growth, and current projections suggest further increases by 2041. An estimated 29% of households in the district are likely to own at least one cat. Despite this, there is no comparable facility in the immediate Garmouth area. 64. This application directly addresses the shortfall in high-quality cattery provision in both a qualitative and quantitative sense. It introduces a valuable local service, contributes to the local economy, supports home working, and promotes sustainable enterprise — all aims that align closely with national and local planning policy. 65. This proposal is for a modest, well-screened, and high-quality modular outbuilding to house an 8-suite Longcroft Luxury Cat Hotel. It reuses an existing building with an established planning and operational track record, and integrates fully into the garden of the host dwelling. 66. The use is ancillary, low-intensity, and compatible with the residential setting. It provides local economic and social benefit with no identified harm. The development supports biodiversity, avoids environmental conflict, and complies fully with NPF4 and the Moray Local Development Plan. 67. Planning permission is respectfully sought and justified in full. 68. We thank you kindly for your time in reading this statement, and the applicant welcomes any questions or clarifications. Appendix 1 Schedule of Longcroft Cat Hotels granted planning permission Town Address When Opened Welwyn Garden City 23 Longcroft Lane, Welwyn Garden City, Hertfordshire AL8 6EB June 2010 St Albans 38 Longacres, St Albans, Hertfordshire AL4 0DR (*) April 2012 12 Page 56
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Winchmore Hill Redcot, Whielden Lane, Winchmore Hill, Amersham, Buckinghamshire HP7 0NQ March 2014 Fontwell Fairacres, Level Mare Lane, Eastergate, Chichester, West Sussex PO20 3SA September 2014 Pamber Heath 2 Church Road, Pamber Heath, Hampshire RG26 3DP October 2014 Braintree 217 Church Street, Bocking, Braintree, Essex, CM7 5LH March 2015 Southport 23 Shaws Road, Birkdale, Southport, PR8 4LP April 2015 Luton 12 Corncrake Close Luton Bedfordshire LU2 8EL December 2015 Cole Green 73 Great Ganett, Welwyn, HERTS, AL7 3DB March 2016 Romford 35 Hamlet Road, Romford, RM5 2DS June 2016 Margate 18 Gresham Avenue, Westbrook, Margate CT9 5EH May 2017 13 Page 57
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Norbury 157 Green Lane, Norbury, Greater London, NW16 3NA July 2017 Barnet 64 Haslemere Avenue, East Barnet, London, EN4 8EU July 2017 Liphook 78 Portsmouth Road, Liphook, GU30 7EF December 2017 Croydon 36 Valley Road, Kenley, Greater London CR8 5BQ June 2018 Letchworth 13 Field Lane, Letchworth, HERTS, SG6 3LF March 2018 Chelmsford 32 Hill Road, Chelmsford, Essex, CM2 6HW April 2018 Barry Island 54 Redbrink Crescent, Barry Island, Vale of Glamorgan, Wales, CF62 5TU July 2018 Cuffley 33 Brookside Crescent, Cuffley, Hertfordshire, EN6 4QW July 2018 Orpington 9 Forest Way, Orpington, BR5 2AG July 2019 Sheffield 28a School Green Lane, Sheffield, S10 4GQ August 2019 14 Page 58
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Flitwick 46 Osprey Road, Flitwick, Bedford MK45 1RU January 2020 Tring 46 Nathaniel Walk, Tring, Hertfordshire, HP23 5DG March 2020 Romsey Pains Hill, New Barn Farm House, Romsey SO51 0JE May 2020 Banbury The Burrow, Merestone, Marston St Lawrence, Banbury OX17 2DB December 2020 Bury St Edmunds Parkfield, Drinkstone, Bury St Edmunds, Bury Saint Edmunds IP30 9SS May 2021 Sandridge 35 St. Albans Rd, Sandridge, St Albans AL4 9LE August 2021 Four Marks 12 Fairfield Green, Four Marks, East Hampshire GU34 5BL October 2021 Walkern 1 Winters Ln, Walkern, Stevenage SG2 7NZ August 2023 Crowthorne 2 Lower Broadmoor Rd, Crowthorne RG45 7HD August 2023 Bursledon 12 Goslings Turning, Bursledon, HANTS, SO31 8LP February 2024 15 Page 59
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Creeting St Peter Glebe House, The Ln, Creeting St Peter, Ipswich IP6 8QR May 2024 Notes: i. Until March 2019, Longcroft also had an outlet at Royston, but this ceased operating due to the franchisee deciding to leave the network for personal reasons. ii. It should also be noted that planning permissions were granted a cat hotel at Haywards Heath, because the activity was seen to be acceptable in planning terms. However, for business reasons, Longcroft decided not to establish permanent cat hotels in these locations at the present time. 16 Page 60
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Drainage Statement – Garmouth Cat Hotel Proposal Site Address: Steward Place House South Road, Garmouth, IV32 7LX Applicant: Abi Purser (agent) Planning Ref: 25/00549/APP Proposal: Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property 1. Proposed Drainage System Plan A site layout plan has been included in the planning submission and illustrates: ● Roof drainage leading to a rear guttering system ● Water butt for rainwater collection and reuse ● Soakaway system to manage overflow from the water butt ● No hardstanding or impermeable paving beyond the structure itself ● No foul water discharge The drainage system follows Sustainable Drainage Systems (SuDS) principles appropriate to the development scale. 2. Drainage Catchment and Sub-Catchment Areas The entire impermeable area (53.7m²) comprises the building’s pitched roof. Rainfall from both roof planes is collected into a single downpipe system. There are no additional catchment areas or external impermeable surfaces on site. Page 61
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3. Permeable and Impermeable Zones ● Impermeable: Building roof (53.7m²) ● Permeable : A soak away will be installed to the rear of the hotel, 1m wide x 12.5m long x 2m depth ● Permeable: All surrounding ground remains unchanged, composed of natural grassland and soil, with no additional surfacing proposed. 4. Phasing Details The development will be completed in a single phase. Drainage components (guttering, water butt, soakaway) will be installed during the initial construction, prior to any operation of the facility. 5. Existing and Proposed Site Sections and Levels There is no significant alteration to site levels proposed. The site is broadly flat, with a slight natural fall toward the rear boundary where the soakaway is located. ● Existing site levels are shown on the submitted layout plan. ● Proposed finished floor level (FFL): 3 inches above ground level, note that it sits slightly above ground level to allow natural drainage away from structure]. 6. Longitudinal and Cross Sections for the Proposed Drainage System Due to the small size and simplicity of the system, detailed engineered cross-sections are not required. However: ● Water butt capacity: [210L standard] Page 62
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● Soakaway: gravel-filled trench approx. 25m³ volume] ● Overflow pipe connects the water butt to the soakaway by gravity The drainage layout setup. 7. Exceedance Flow Management Routes Primary runoff is managed by: Page 63
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● Guttering → water butt → soakaway ● Designed for 1-in-30 to 1-in-100 year storm events + climate change In extreme rainfall (e.g. prolonged or intense storms): ● If the water butt overflows and the soakaway reaches capacity, excess water will follow the natural ground slope. ● Surrounding land is permeable garden/grass, which helps disperse water gradually into the soil. ● No paved or impermeable surfaces exist that would accelerate flow. Direction of flow: ● Away from the building (which is slightly raised) ● Towards the soft garden boundary, where water can safely infiltrate No risk to adjacent properties or infrastructure has been identified, and the site lies outside flood risk zones per SEPA flood mapping. The development poses no flood risk to third-party properties 8. Finished Floor Levels The finished floor level of the building is designed to sit slightly above existing ground level to ensure resilience against localised ponding. Exact FFL can be confirmed in building drawings (e.g., [Insert FFL]). 9. Connections to Watercourses and Sewers Page 64
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● There are no connections to public sewers ● The site uses a standalone infiltration system only ● No foul drainage is proposed, and no piped water supply is required ● Rainwater discharge is entirely managed on-site via soakaway Conclusion This is a modest, low-impact development featuring: ● No increase in impermeable area beyond the building footprint ● No increase in pre-development runoff rate ● No foul water or sewer discharge ● A functioning soakaway aligned with SuDS principles ● We are placing any burden on public drainage infrastructure ● All water is dealt with on site, through natural soakaway and percolation. The approach is proportionate and effective, ensuring there is no increase in flood risk and the site remains self-contained for surface water management. We trust this drainage statement addresses Moray Council’s Supplementary Guidance and statutory requirements. Please let us know if further clarification or detail is required. Page 65
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Updated figures as requested by Moray Council, Flood Risk Management using the appropriate climate change allowance for the site (37%). Drainage Response – Application 25/00549/APP Stewart Place House, South Road, Garmouth Following your consultation response dated 22/07/25, we have updated our drainage layout and calculations as follows: Soakaway Location The soakaway will be relocated to a position at least 5 metres from the nearest property boundary, in line with Building Regulations and Moray Council policy. (See Diagram 1 – Soakaway System) Design to 3.33% AEP + 37% Climate Change Allowance The proposed soakaway has been designed to accommodate a 1-in-30-year storm event in accordance with the CIRIA SuDS Manual (C753) (3.33% AEP) with a 37% climate change uplift, in line with SEPA guidance for the North-East Scotland River Basin District. Page 67
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● Impermeable Roof Area: 53.7 m² ● Design Rainfall Depth: 54.8mm (40mm 1-in-30-year storm + 37% uplift) ● Runoff Volume Calculation: 53.7 m² × 0.0548m = 2.94m³ ● Proposed Soakaway Capacity: 3 m (L) × 1 m (W) × 2 m (D) = 6.00 m³ ● Freeboard / Safety Margin: 6.00 m³ – 2.94 m³ = 3.06 m³ This confirms that post-development runoff will not exceed pre-development runoff, and no surface water will discharge to third-party land or sewer systems. The soakaway provides a robust margin of safety and demonstrates compliance with Moray Council’s drainage requirements. Surface Water Management The site remains fully permeable outside the building footprint. The new structure sits slightly above ground level, with all roof runoff directed via guttering into a water butt, with overflow managed via the soakaway. In exceedance events, surface water will follow the natural ground slope over soft landscaped areas, with no increased risk of flooding to surrounding properties or infrastructure. This approach is in accordance with Sustainable Drainage Systems (SuDS) principles Page 68
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and Moray Council’s Supplementary Guidance. We trust this addresses all requirements from the Flood Risk Management team. Please let us know if any further clarification is needed. Kind regards, Abi Purser (Agent) On behalf of the applicant Page 69
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Schedule of Existing Longcroft Cat Hotels All except one in residential areas and all fully licensed by the local authority Town Address When Opened Welwyn Garden City 23 Longcroft Lane, Welwyn Garden City, Hertfordshire AL8 6EB June 2010 St Albans 38 Longacres, St Albans, Hertfordshire AL4 0DR April 2012 Winchmore Hill Redcot, Whielden Lane, Winchmore Hill, Amersham, Buckinghamshire HP7 0NQ March 2014 Fontwell Fairacres, Level Mare Lane, Eastergate, Chichester, West Sussex PO20 3SA September 2014 Pamber Heath 2 Church Road, Pamber Heath, Hampshire RG26 3DP October 2014 Braintree 217 Church Street, Bocking, Braintree, Essex, CM7 5LH March 2015 Southport 23 Shaws Road, Birkdale, Southport, PR8 4LP April 2015 Luton 12 Corncrake Close Luton Bedfordshire LU2 8EL December 2015 73 Great Ganett, Welwyn, HERTS Page 71
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Cole Green AL7 3DB March 2016 Page 72
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Romford 35 Hamlet Road, Romford, RM5 2DS June 2016 Margate 18 Gresham Avenue, Westbrook, Margate CT9 5EH May 2017 Norbury 157 Green Lane, Norbury, Greater London, NW16 3NA July 2017 Barnet 64 Haslemere Avenue, East Barnet, London, EN4 8EU July 2017 Liphook 78 Portsmouth Road, Liphook, GU30 7EF December 2017 Croydon 36 Valley Road, Kenley, Greater London CR8 5BQ June 2018 Letchworth 13 Field Lane, Letchworth, HERTS, SG6 3LF March 2018 Chelmsford 32 Hill Road, Chelmsford, Essex, CM2 6HW April 2018 Barry Island 54 Redbrink Crescent, Barry Island, Vale of Glamorgan, Wales, CF62 5TU July 2018 Cuffley 33 Brookside Crescent, Cuffley, Hertfordshire, EN6 4QW July 2018 Orpington 9 Forest Way, Orpington, BR5 2AG July 2019 Page 73
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Sheffield 28a School Green Lane, Sheffield, S10 4GQ August 2019 Flitwick 46 Osprey Road, Flitwick, Bedford MK45 1RU January 2020 Tring 46 Nathaniel Walk, Tring, Hertfordshire, HP23 5DG March 2020 Romsey Pains Hill, New Barn Farm House, Romsey SO51 0JE May 2020 Banbury The Burrow, Merestone, Marston St Lawrence, Banbury OX17 2DB December 2020 Bury St Edmunds Parkfield, Drinkstone, Bury St Edmunds, Bury Saint Edmunds IP30 9SS May 2021 Sandridge 35 St.Albans Rd, Sandridge, St Albans AL4 9LE August 2021 Walkern 1 Winters Ln, Walkern, Stevenage SG2 7N December 2022 Crowthorme 2 Lower Broadmoor Rd, Crowthorne RG45 7HD April 2023 Bursledon 12 Goslings Turning, Bursledon, Southampton SO31 8LP October 2023 Page 74
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Creeting St Peter Glebe House, The Ln, Creeting St Peter, Ipswich IP6 8QR May 2024 Wymondham The Wren, Suton Street, NR18 9JJ May 2025 Chelmsford 10 Grey Ladys, Chelmsford, Essex, CM2 8RB June 2025 Woking 1 Queens Avenue West Byfleet, KT14 7AD July 2025 Notes: i. Until March 2019, Longcroft also had an outlet at Royston, but this ceased operating due to the franchisee deciding to leave the network for personal reasons. ii. It should also be noted that planning permissions were granted for cat hotels at Haywards Heath, because the activity was seen to be acceptable in planning terms. However, for business reasons, Longcroft decided not to establish permanent cat hotels in these locations at the present time. Page 75
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Rebuttal to Concerns Regarding Residential Amenity and Rural Character Planning Application Ref: 25/00549/APP Proposal: Erection of Modular Outbuilding for Specialist Cat Boarding Facility Location: Stewart Place, South Road, Garmouth, IV32 7LX. We write in response to the Planning Officer’s indication that the proposal is likely to be refused due to concerns about: 1. Impact on residential amenity, and 2. Incompatibility with the surrounding rural character of the village and the wider Conservation Area. With respect, we submit that these concerns are unfounded and not supported by the context of the application site, its operation, or the surrounding environment. 1. No Adverse Impact on Residential Amenity The proposed small scale cat boarding facility will operate: ● On a strictly appointment-only basis, generating low levels of vehicle movement, comparable to a small home-based business or a home help coming in each day. ● Even when at 100% capacity the maximum number of customers cats in the hotel at one time is 8. In light of this, we would be happy to accept a condition in the following form: In association with the development hereby approved, the number of customers whose cats can be boarded at any given time is restricted to a maximum of 8. ● From a purpose-built, sound-insulated outbuilding, designed with animal welfare and visual discretion in mind , timber clad to make the outer look like a shed or other associated outbuilding we are used to seeing within residential gardens. ● With no overnight staffing, the homeowner runs the business as an extension to their hobby, no bright external lighting, or commercial signage is proposed. ● In full compliance with animal welfare regulations, 100% of our hotels have been awarded a 5-star rating by their respective local authorities from year three onwards. Page 77
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Each hotel is fully licensed and designed to promote a quiet, meticulously clean, and stress-free environment for its guests. ● Longcroft has been operating since 2010 and is well known for accommodating small numbers of cats in spacious, luxury UPVC and double-glazed suites. The unique and proven business model already operates successfully in 36 residential locations, all fully licensed and does not generate noise, odour, or disruption to neighbours. Unlike dog kennels, there is no barking, and all cats are housed quietly and securely within the building. In short, the proposal is less disruptive than short-term holiday lets, community event spaces, or food and drink establishments, all of which operate in close proximity to the applicant site. 2. Compatible with the Established Mixed Character of the Area The claim of incompatibility with the “rural character” does not reflect the actual, observable pattern of development in Garmouth or along South Road. Within the immediate and surrounding area there are already multiple existing businesses operating from residential properties or within the Conservation Area itself, including: ● Speyside Coffee Roasting Co - Fochabers IV32 7LU 1 minute from the applicant property and operating since 2017. – Café and roastery with on-site production. ● Open Weds to Saturday 10am -3pm and also Open on Sundays. ● https://speysidecoffee.co.uk/ ● Nova Hair – A commercial retail use subject to a current certificate application (25/00632/CLE). ● Speyside Self-Catering holiday let: Fochabers IV32 7LU 1 minute from the applicant property. https://speysideselfcatering.co.uk/ ● Associated attractions: https://speysideselfcatering.co.uk/attractions ● Coorie Doon Cottage: Fochabers IV32 7LZ 1 minute from the applicant property. Advertised nationally on Air B & B, the owner Amanda has been running this for 9 years the property has 80 individual customer reviews so its a popular choice. ● Heather Lea Cottage – Short-term accommodation holiday let business, Fochabers IV32 7NT, ● Paawfect Pet Services –Fochabers IV32 7HZ. Operating since 2018. An existing pet care service in the locality offering dog walking, Pet Taxi services and Wedding Day dog care. ● https://www.facebook.com/paawfectpetservices/ ● Garmouth & Kingston Community Hub IV32 7NQ. Operating since January 2020. Event venues and craft retailers, fruit and Vegetable sales alongside Pizza evenings and Tapas evenings and guided walks. Page 78
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https://www.facebook.com/GKCommunityHub/about_profile_transparency?locale=en_ GB ● Morinet Communications IV32 7GT. Morinet Communications is a company that operates in the Telecommunications industry. It employs 10 to19 people and has 1M to 5M of revenue. The company is headquartered in Fochabers. They offer WIFI, CCTV, security and digital services for Hotels,Cafe’s, Caravan Parks, Farms and Offices. https://www.facebook.com/MorinetTel/about ● Speyside Counselling IV32 7NJ - Operating since July 2020. Offering counselling services in person.https://www.facebook.com/JenniferUpsonCounsellor/about/?_rdr ● Egita Lash & Nails IV31 6AA - Operating since 2015. Offering in person services such as hairdressing, eyelash and brow tinting and acrylic nails. https://www.facebook.com/lashedandstyledbyegita/?locale=fy_NL ● Kingston Gelato Kitchen (pending Environmental Health and Safety approval) Opening hours Thursday to Saturday. This business will utilise an outbuilding within a residential garden that has been fitted with electrics and hot and cold water to use as a Gelato kitchen and business. Kingston Gelato will also be sold at The Community Hub in Garmouth — where daily availability of large scoop paper cups are advertised. https://www.kingstongelato.co.uk/updates/gelato-shack Below is an article from their website and tells the story on how they will go from “Shack to Scoop Shop” “It’s nearly there! From a worm-filled grey shack to a light and airy, and most importantly, hygiene-compliant kitchen. Somewhere in between that first inspiration on a muggy February day and now, from this summer, I passed the point of no return with Kingston Gelato. This point occurred some time after the visit from Environmental Health and Safety, which advised on the suitability of the shed and provided me with information on the next steps. With the kitchen now hooked up with electricity and serviced with hot and cold water pipes, that point of no return is in the past. Three months on from bringing the dream to reality, the kitchen is shaping up to fulfil our goal of being an artisan gelato specialist, producing joyful scoops of bold flavours.” ● Rob Wigham Watercolours IV32 7LP http://www.robwighamwatercolours.com/ ● All of these businesses are service-based with commercial uses. Page 79
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● Tourist attractions such as the Lein Nature Reserve, Garmouth & Kingston Golf Club, and various walking and cycle routes, all bring regular external activity through the village. This confirms that the area is not exclusively rural or residential in its use or character. The Conservation Area designation does not preclude change or commercial use — rather, it seeks to ensure that development is sensitive to its context. The proposed outbuilding respects that context through: ● Modest scale and siting within a private garden. ● Design quality, aligned with Longcroft’s high-welfare standards. ● Design includes n an attractive, wooden timber outer-shell to respect the visual aspect of the area. ● Landscaping and boundary treatments that visually soften its impact. 3. South Road Is an Active Access Route South Road serves as the main access to Garmouth and Kingston, used by all vehicles, buses, deliveries, and visitors accessing the wider network of trails and nature reserves. It is not a quiet rural lane, but rather a functional, well-trafficked road within the settlement envelope. The proposed business would generate no more activity than currently associated with visitor traffic or nearby tourist and café uses. Therefore, any argument about increased vehicle movements or disturbance is not substantiated in this context. Conclusion In light of the minimal impact on amenity, prevalence of similar commercial uses, and the contained, discreet nature of the proposal, we respectfully submit that the application does not conflict with the rural or conservation character of the area. The proposed cat boarding facility: Page 80
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● The proposal preserves residential amenity through its low-intensity, passive use. The primary use of the property will remain as a private residence with garden, with the cat hotel operating as a secondary Sui Generis use. ● Respects the Conservation Area setting, and ● Reflects the village’s mixed and evolving character, which blends residential, community, tourism and small-scale enterprise uses. We therefore kindly request that the application be determined on its planning merits, with appropriate conditions if necessary, rather than refused on generalised concerns that do not reflect the site-specific realities of this location. Page 81
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Biodiversity Enhancement Statement Stewart Place South Road Garmouth Fochabers Moray IV32 7LX | 25/00549/APP In support of Policies 3a and 3d – Stewart Place House, South Road, Garmouth, Fochabers, IV32 7LX This biodiversity plan outlines proportionate, site-appropriate measures to support wildlife and enhance ecological value at Stewart Place House in connection with the proposed development of a small-scale cat hotel. The following enhancements have been selected based on their suitability to the existing site, landscape, and the scale of the development. Proposed Enhancements 1. Swift/Nest Boxes A series of bird boxes suitable for swifts, house sparrows, starlings, blue tits and other small cavity-nesting species will be installed along the front elevation of the cat hotel, beneath the wooden pergola. Positioned at height and with clear flight paths, they provide low-maintenance nesting opportunities in a secure and sheltered location. 2. Bat Boxes Bat boxes will be affixed to existing mature trees within the garden, offering roosting potential for local bat species. The location provides the quiet, shaded conditions preferred by bats and contributes to the ongoing value of the tree canopy for nocturnal wildlife. 3. Native Mixed Hedging A new section of native species hedge will be planted along the rear right-hand boundary, in front of the existing stone wall. The hedge will comprise a mix of hawthorn, blackthorn, hazel, elder and dog rose. This combination supports a wide range of birds, insects, and small mammals by offering blossom, berries, nesting habitat, and cover throughout the seasons. 4. Freestanding bee hotels and pollinator-friendly planting within the garden. These provide safe, long-term nesting habitats for solitary bees while contributing to wider pollinator conservation. These measures have been selected specifically for this rural site and represent a balanced, cost-effective approach to biodiversity enhancement in accordance with Policy 3a and 3d. The enhancements support nesting, roosting, and foraging opportunities and integrate naturally into the landscape without impacting the amenity or function of the proposed cat hotel. Page 83
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Rebuttal Addendum to Planning Statement Application Reference: 25/00549/APP Proposal: Erection of Modular Outbuilding for Cat Boarding Facility (8 suites) Location: Stewart Place, South Road, Garmouth, Moray, IV32 7LX Applicant: Mrs Nicole Cronje Agent: Abigail Purser Introduction This addendum is submitted in response to the Planning Officer’s indication that the above application is likely to be refused, citing concerns regarding impact on residential amenity and incompatibility with the character of the area, referring to NPF4 Policy 14 and Moray LDP Policy DP1. It demonstrates that the proposal fully complies with both policies and merits approval. This document addresses those concerns in turn and demonstrates why the proposal complies with both policies and should be supported. Rebuttal to NPF4 Policy 14: Design, Quality and Place Officer Reasoning: The proposed use would increase noise and traffic, harming residential amenity and character. Response: NPF4 Policy 14 supports development that enhances place quality, respects local character, and preserves amenity. This proposal aligns with the policy for the following reasons: Discreet Ancillary Use: The cattery is limited to 8 suites and will operate solely by the resident homeowner, with no external staff, no Sunday or bank holiday activity, and visits strictly by appointment only (Mon–Sat, 9am–5pm). Minimal Traffic Impact: The Transportation Manager raised no objection, confirming that visibility, access, parking, and turning arrangements are suitable. Only one customer vehicle per day is anticipated at a maximum, with many days having no customers at all. High Design Quality: The modular building is constructed to veterinary-grade standards, fully insulated, and soundproofed. The white uPVC finish is to be timber-encased with planters and bird boxes, following advice from the Duty Planning Officer. No Noise or Odour: The operation involves indoor-only, sound-insulated suites for cats. There are no dogs, no external runs, no amplified noise, and no animal-related activities outside the unit. Mixed-Use Context: It is important to note that the site sits directly opposite an existing coffee shop and apart-hotel, both of which generate regular footfall Page 85
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and vehicle movements. This context clearly demonstrates that the area is not exclusively residential and already accommodates small-scale commercial activity without harm. Residential Context Compatibility: The proposal involves a small, unobtrusive building set within the rear garden of a detached residential property. Screening is provided by mature trees and hedging. Precedent for Use: Longcroft Hotels have been approved in 36 resedential locations with one location in a semi rural area. ( please see attached addendum) Planning has been granted in Conservation areas, Green Belt, Open Countryside, Chilterns area of Outstanding Natural Beauty and one location operates within the South Downs National Park. The sensitive sites include Winchmore Hill (CH/2013/1737/FA) Letchworth Garden City and Liphook. Minimal Impact: No staff, no commercial deliveries, and no lighting or signage. Visitation is pre-booked and highly limited. This is less intensive than many forms of permitted home-based business. Amenity Safeguards Built-In: Waste is securely stored and collected via registered private carrier. Hygiene protocols exceed statutory requirements. Sound insulation exceeds Chartered Institute of Environmental Health standards. Established Commercial Uses Nearby: The proposal will not introduce a new use class to the area, but rather complement the existing small business presence, including the aforementioned coffee shop directly opposite the site. It is respectfully submitted that there is no evidence of unacceptable amenity impact, and the scale and use are clearly compatible with DP1’s objectives. Broader Policy Support This application is also supported by: NPF4 Policy 27 – Rural Development: Encourages home-based and small rural businesses that support local economies. MLDP Policy PP1 – Sustainable Economic Growth: Supports low-carbon, local enterprise and diversification. NPF4 Policy 3 / MLDP Policy EP5 – Biodiversity: Bird boxes, planting, and the non-intrusive nature of development enhance biodiversity To reject the application would be contrary to these policies. Page 86
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Conclusion Longcroft Luxury Cat Hotels is a successful national brand with a 14-year track record of delivering high-quality cat boarding in residential and rural settings across the UK. Planning permission has been granted for over 30 hotels, including in sensitive areas such as Conservation Areas, Green Belt, and National Parks. These approvals reflect the consistently low-impact nature of the Longcroft model, which involves: Strict appointment-only visitation No noise-generating activities Veterinary-grade, hygienic, sound-insulated buildings No staff or delivery traffic No history of complaints or enforcement across any UK sites The Planning Officer’s concerns appear to rely on general assumptions about traffic or noise, rather than the detailed evidence and supporting documentation presented. The Transportation Manager has accepted the scheme, and the model has been successfully operated with no amenity impact for over a decade. This proposal is: Proportionate, well-designed, and low-impact; Compatible with the residential context and Conservation Area; Supportive of local economic resilience and sustainable home working. We respectfully ask that this evidence be fully reconsidered before any refusal is issued. If you remain minded to refuse, we request that you do so without further delay (noting that the application is already outside its target determination period), and we will submit a full appeal to the Local Review Body. Page 87
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Consultee Comments for Planning Application 25/00549/APP Application Summary Application Number: 25/00549/APP Address: Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Proposal: Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Case Officer: Andrew Miller Consultee Details Name: Allan Park Address: Environmental Health, Council Offices, High Street Elgin, Moray IV30 1BX Email: Not Available On Behalf Of: Contaminated Land Comments Approved unconditionally Page 89
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Consultation Request Notification Planning Authority Name Moray Council Response Date 3rd June 2025 Planning Authority Reference 25/00549/APP Nature of Proposal (Description) Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Site Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Site Postcode N/A Site Gazetteer UPRN 000133001445 Proposal Location Easting 333898 Proposal Location Northing 864345 Area of application site (M2) 1509 Additional Comment Development Hierarchy Level LOCAL Supporting Documentation URL https://publicaccess.moray.gov.uk/eplanning/ce ntralDistribution.do?caseType=Application&ke yVal=SW6RDTBGH2Y00 Previous Application 24/01286/APP 24/01004/LBC 91/01237/LBC Date of Consultation 20th May 2025 Is this a re-consultation of an existing application? No Applicant Name Mrs Nicole Cronje Applicant Organisation Name Applicant Address Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Agent Name Abigail Purser Agent Organisation Name Agent Address 23 Longcroft Lane Welwyn Herts AL8 6AB Agent Phone Number Agent Email Address N/A Page 91
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Case Officer Andrew Miller Case Officer Phone number 01343 563274 Case Officer Mobile number 07854 685960 Case Officer email address andrew.miller@moray.gov.uk PA Response To consultation.planning@moray.gov.uk NOTE: If you do not respond by the response date, it will be assumed that you have no comment to make. The statutory period allowed for a consultation response is 14 days. Due to scheduling pressures if a definitive response is not received within 21 days this may well cause the two month determination period to be exceeded. Data Protection - Moray Council is the data controller for this process. Information collected about you on this form will be used to process your Planning Application, and the Council has a duty to process your information fairly. Information we hold must be accurate, up to date, is kept only for as long as is necessary and is otherwise shared only where we are legally obliged to do so. You have a legal right to obtain details of the information that we hold about you. For full terms please visit http://www.moray.gov.uk/moray_standard/page_121513.html For full Data Protection policy, information and rights please see http://www.moray.gov.uk/moray_standard/page_119859.html You can contact our Data Protection Officer at info@moray.gov.uk or 01343 562633 for more information. Please respond using the attached form:- Page 92
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MORAY COUNCIL PLANNING CONSULTATION RESPONSE From: Environmental Health Manager Planning Application Ref. No: 25/00549/APP Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Stewart Place South Road Garmouth Fochabers for Mrs Nicole Cronje I have the following comments to make on the application:- Please x (a) I OBJECT to the application for the reason(s) as stated below (b) I have NO OBJECTIONS to the application and have no condition(s) and/or comment(s) to make on the proposal (c) I have NO OBJECTIONS to the application subject to condition(s) and/or comment(s) about the proposal as set out below × (d) Further information is required in order to consider the application as set out below Reason(s) for objection Condition(s) Further comment(s) to be passed to applicant Informatives: The premises will require to comply with The Health and Safety at Work etc. Act 1974 and associated regulations enforced by this Section. The Environmental Health Section of Moray Council would be the Health & Safety enforcing authority in the premises. If Planning permission is granted an application for a Animal Boarding Establishment Licence will be required to be made. Further information required to consider the application Page 93
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Contact: Ian Allardes Date……02.06.25………………….. email address: Phone No …………………………….. Consultee: Return response to consultation.planning@moray.gov.uk Please note that information about the application including consultation responses and representations (whether in support or objection) received on the proposal will be published on the Council’s website at http://publicaccess.moray.gov.uk/eplanning/ (You can also use this site to track progress of the application and view details of any consultation responses and representations (whether in support or objection) received on the proposal). In order to comply with the Data Protection Act, personal information including signatures, personal telephone and email details will be removed prior to publication using “redaction” software to avoid (or mask) the display of such information. Where appropriate other “sensitive” information within documents will also be removed prior to publication online. Page 94
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MORAY COUNCIL PLANNING CONSULTATION RESPONSE From: The Moray Council, Flood Risk Management Planning Application Ref. No: 25/00549/APP I have the following comments to make on the application:- Please x (a) I OBJECT to the application for the reason(s) as stated below (b) I have NO OBJECTIONS to the application and have no condition(s) and/or comment(s) to make on the proposal (c) I have NO OBJECTIONS to the application subject to condition(s) and/or comment(s) about the proposal as set out below (d) Further information is required in order to consider the application as set out below Reason(s) for objection Insufficient drainage information provided with application. Conditions(s) Further comments(s) to be passed to applicant DRAINAGE STATEMENT The drainage statement should include plans and calculations for the proposed drainage system. Plans submitted with the application should include the proposed layout of the drainage system. The drainage system should be designed to a 3.33% Annual Exceedance Probability (including climate change - https://scottishepa.maps.arcgis.com/apps/webappviewer/index.html?id=2ddf84e295334f6b93bd0dbbb9ad7 417), without surcharging, if attenuation is used the system should drain completely within 24 hours. If the proposed system involves infiltration, information on the ground conditions is required as well as infiltration testing on or near the location for the infiltration system. The applicant should demonstrate that the post development run-off rate does not exceed the pre-development run-off rate, or increase the risk of flooding to the surrounding land. Further guidance for drainage and flooding can be found in “Supplementary Guidance on Flood Risk and Drainage Impact Assessment for New Developments” - www.moray.gov.uk/downloads/file133646.PDF. Further information required to consider the application Contact: FRM Consultation Date 29/05/25 email address: frmconsultation@moray.gov.uk Consultee: The Moray Council, Flood Risk Management Page 95
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Consultation Request Notification Planning Authority Name Moray Council Response Date 3rd June 2025 Planning Authority Reference 25/00549/APP Nature of Proposal (Description) Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Site Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Site Postcode N/A Site Gazetteer UPRN 000133001445 Proposal Location Easting 333898 Proposal Location Northing 864345 Area of application site (M2) 1509 Additional Comment Development Hierarchy Level LOCAL Supporting Documentation URL https://publicaccess.moray.gov.uk/eplanning/ce ntralDistribution.do?caseType=Application&ke yVal=SW6RDTBGH2Y00 Previous Application 24/01286/APP 24/01004/LBC 91/01237/LBC Date of Consultation 20th May 2025 Is this a re-consultation of an existing application? No Applicant Name Mrs Nicole Cronje Applicant Organisation Name Applicant Address Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Agent Name Abigail Purser Agent Organisation Name Agent Address 23 Longcroft Lane Welwyn Herts AL8 6AB Agent Phone Number Agent Email Address N/A Page 97
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Case Officer Andrew Miller Case Officer Phone number 01343 563274 Case Officer Mobile number 07854 685960 Case Officer email address andrew.miller@moray.gov.uk PA Response To consultation.planning@moray.gov.uk NOTE: If you do not respond by the response date, it will be assumed that you have no comment to make. The statutory period allowed for a consultation response is 14 days. Due to scheduling pressures if a definitive response is not received within 21 days this may well cause the two month determination period to be exceeded. Data Protection - Moray Council is the data controller for this process. Information collected about you on this form will be used to process your Planning Application, and the Council has a duty to process your information fairly. Information we hold must be accurate, up to date, is kept only for as long as is necessary and is otherwise shared only where we are legally obliged to do so. You have a legal right to obtain details of the information that we hold about you. For full terms please visit http://www.moray.gov.uk/moray_standard/page_121513.html For full Data Protection policy, information and rights please see http://www.moray.gov.uk/moray_standard/page_119859.html You can contact our Data Protection Officer at info@moray.gov.uk or 01343 562633 for more information. Please respond using the attached form:- Page 98
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MORAY COUNCIL PLANNING CONSULTATION RESPONSE From: Transportation Manager Planning Application Ref. No: 25/00549/APP Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Stewart Place South Road Garmouth Fochabers for Mrs Nicole Cronje I have the following comments to make on the application:- Please (a) I OBJECT to the application for the reason(s) as stated below ❑ (b) I have NO OBJECTIONS to the application and have no condition(s) and/or comment(s) to make on the proposal ❑ (c) I have NO OBJECTIONS to the application subject to condition(s) and/or comment(s) about the proposal as set out below x (d) Further information is required in order to consider the application as set out below ❑ This proposal is for an ancillary cat boarding facility of 8 suites to be provided within the garden ground of an existing property within Garmouth Village. Sufficient parking and manoeuvring space is available within the site to accommodate a number of vehicles, and with pedestrian accesses available onto the adjacent (private) lane “The Wyndies” directly opposite a large car park associated with an adjacent apart hotel and coffee house. The applicant has confirmed that the site would operate on a booking only basis and with customer appointments being staggered to minimise any increase in vehicular activity or parking demand at any given time. Additionally, staffing is to be provided by those already occupying the property. Although the existing vehicular access onto the B9015 South Road is subject to slightly restricted visibility the speed limit at this location is 20mph, and it is considered that any associated (new) vehicular movements would have minimal impact overall. Note – for clarity this response is provided on the basis of the boarding facility being ancillary to the parent property (as described): Condition(s) 1. A minimum of four existing car parking spaces shall be retained within the site throughout the lifetime of the development, unless otherwise agreed in writing with the Council as Planning Authority. Reason: To ensure the permanent availability of the level of parking necessary for residents/visitors/others in the interests of an acceptable development and road safety. Page 99
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2. A turning area shall be retained within the curtilage of the site to enable vehicles to enter and exit in a forward gear. Reason: To ensure the provision for vehicles to enter/exit in a forward gear in the interests of the safety and free flow of traffic on the public road Further comment(s) to be passed to applicant Planning consent does not carry with it the right to carry out works within the public road boundary. Public utility apparatus may be affected by this proposal. Contact the appropriate utility service in respect of any necessary utility service alterations which have to be carried out at the expense of the developer. No building materials/scaffolding/builder’s skip shall obstruct the public road (including footpaths) without permission from the Roads Authority. Contact: AG Date 05 June 2025 email address: transport.develop@moray.gov.uk Consultee: TRANSPORTATION Return response to consultation.planning@moray.gov.uk Please note that information about the application including consultation responses and representations (whether in support or objection) received on the proposal will be published on the Council’s website at http://publicaccess.moray.gov.uk/eplanning/ (You can also use this site to track progress of the application and view details of any consultation responses and representations (whether in support or objection) received on the proposal). In order to comply with the Data Protection Act, personal information including signatures, personal telephone and email details will be removed prior to publication using “redaction” software to avoid (or mask) the display of such information. Where appropriate other “sensitive” information within documents will also be removed prior to publication online. Page 100
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Comments for Planning Application 25/00549/APP Application Summary Application Number: 25/00549/APP Address: Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Proposal: Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Case Officer: Andrew Miller Customer Details Name: Address: Comment Details Commenter Type: Neighbour Stance: Customer objects to the Planning Application Comment Reasons: - Drainage - Noise - Parking - Smell - Traffic Comment:Road beside house is a bottle neck there are already issues with traffic. Noise from cats in a strange place. Smell from cat waste. Page 101
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Comments for Planning Application 25/00549/APP Application Summary Application Number: 25/00549/APP Address: Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Proposal: Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Case Officer: Andrew Miller Customer Details Comment Details Commenter Type: Neighbour Stance: Customer objects to the Planning Application Comment Reasons: - Drainage - Loss of privacy (being overlooked) - Noise - Parking - Road access - Road safety - Smell - Traffic Comment:I live next door to this proposed cattery. The access to stuart place is at a section of road that is already narrow and cars have to stop to allow others to pass.The extra traffic will increase the likelihood of an accident. How will it benefit the local economy the applicant has stated that they will not be employing staff. The soak away appears to be inadequate for purpose and is right next to the boundary fence. Where you have cats you have noise am I to be forced to keep my windows closed because of the noise. All it takes is 1 cat to start screeching and they will all start. There will be smell from the building when cleaning it out. Having a lot of cats even if closed in will affect the local bird population. The house that wishes to have this is in the conservation zone. Page 103
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Comments for Planning Application 25/00549/APP Application Summary Application Number: 25/00549/APP Address: Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Proposal: Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Case Officer: Andrew Miller Customer Details Comment Details Commenter Type: Neighbour Stance: Customer objects to the Planning Application Comment Reasons: - Noise - Smell Comment:The proposal to locate a cattery accommodating 16 cats into the most highly residential area of Garmouth poses significant risks of noise and smell which are not adequately addressed in the application and which appear both unsuitable and unnecessary. When cats are distressed, excited, anxious or aroused they can be persistently noisy. Relocating cats into a strange environment amongst a large group of strange cats will cause these states. Consequently many of the cats in the proposed cattery will yowel. While the agent describes the cattery unit as being robustly sound proofed there is no definition of this and certainly not in terms of its use in a residential area. Based on the elevations the front and sides will be covered in open mesh which will compromise any sound proofing meaning neighbours will be potentially several impacted. As a consequence the proposal seems unsuitable for such a residential location. In terms of smell the procedure described for dealing with cat litter means trays will remain uncleared for substantial periods of time. During this time they will smell. The unit relies on natural ventilation and consequently neighbours will be impacted. Again this appears unsuitable for such a residential location. In addition in such a rural area with numerous less densely occupied areas this seems an unnecessary risk. Page 105
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Comments for Planning Application 25/00549/APP Application Summary Application Number: 25/00549/APP Address: Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Proposal: Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Case Officer: Fiona Olsen Customer Details Name: Address: Comment Details Commenter Type: Neighbour Stance: Customer objects to the Planning Application Comment Reasons: - Noise - Smell Comment:I am writing to formally object to the planning application for the proposed cattery to be constructed approximately 15 metres from my home. I have serious concerns about the impact this development would have on my quality of life and the local environment, specifically relating to: 1. Proximity to Residential Dwellings The proposed site is extremely close to my property-only 15 metres away. This is an uncomfortably short distance for a facility that may house multiple animals for extended periods. The close proximity raises significant concerns about the effect on noise, odour, and general disturbance. 2. Noise from Distressed or Vocal Cats Cats can become distressed in unfamiliar environments, especially when confined, which often results in loud and persistent vocalisation. Such noises, particularly at night or early in the morning, would likely disturb the peace and quiet of this predominantly residential area. With windows open during warmer months, the sound will carry even more easily, significantly impacting daily life and sleep. 3. Odours and Air Quality Page 107
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Catteries can produce strong, unpleasant odours if not meticulously managed. Despite best practices, the regular presence of cat faeces, urine, litter trays, and associated cleaning agents so close to a residential home may contribute to foul smells, especially during summer. 4. Impact on Property Value and Enjoyment The siting of a cattery this close to a home is likely to negatively affect the market value of my property and the general desirability of the area. Furthermore, it will directly reduce my ability to enjoy my home and garden peacefully and without nuisance. Page 108
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Comments for Planning Application 25/00549/APP Application Summary Application Number: 25/00549/APP Address: Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Proposal: Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Case Officer: Andrew Miller Customer Details Comment Details Commenter Type: Neighbour Stance: Customer objects to the Planning Application Comment Reasons: - Drainage - Noise - Road access - Road safety - Traffic Comment:Drainage When a conservatory was built locally last year, with a footprint of 12m2, the builders were required to install a 1m3 submerged soak away to deal with runoff. I am surprised that it is deemed appropriate that a building of nearly 54m2 can use waterbutts and surface gravel placed against a shared boundary to deal with runoff? Noise The supporting document repeatedly refers to cats as quiet animals. Individually they undoubtedly are but en masse, away from home and in unfamiliar surroundings, they can be very noisy. Additionally, given cats' semi-nocturnal nature, they are just as likely to be noisy at night as during the day. The proposed village location is very quiet; apart from occasional traffic movements, the only sound usually heard is birdsong. The supporting document (section 17b) refers to soundproofing. However, looking at examples of the proposed building type, it looks more likely that it would offer similar sound insulation to a uPVC conservatory. Much of this insulation would be lost once apertures were opened for ventilation. Looking at the provided examples of other cat hotels none seem to be in a similar location, surrounded by residential properties. The example in Sandridge which is listed in the supporting document as "located amongst residential dwellings" is on a straight road with no houses either Page 109
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opposite or behind. The hotel is situated at the end of a long garden, backing onto fields (and incidentally has only 5 units, not 8). Most cat hotels are situated in far more rural settings. Traffic The supporting document repeatedly cites an average of one traffic movement per day, excluding Sundays. If demand for such a service is as great as indicated, it is reasonable to assume full occupancy during peak times. Assuming an average stay duration of one week, this would result in 16 traffic movements per week (8 collections, 8 drop-offs). The entrance to Stewart Place is in a very narrow part of South Road and is hard to spot when approaching from either direction. I have concerns about the safety aspect of additional traffic load in a compromised road location. Economy The supporting document in several places suggests a positive benefit to the local economy but also states that no staff will be employed. Beyond a small amount of work being created when erecting the building, it's hard to see where the benefit is. Page 110
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REPORT OF HANDLING Ref No: 25/00549/APP Officer: Fiona Olsen Proposal Description/ Address Erect outbuilding for specialist cat boarding facility to operate cattery business from the residential property at Stewart Place South Road Garmouth Fochabers Date: 02.09.2025 Typist Initials: LMC RECOMMENDATION Approve, without or with condition(s) listed below N Refuse, subject to reason(s) listed below Y Legal Agreement required e.g. S,75 N Notification to Scottish Ministers/Historic Scotland N Hearing requirements Departure N Pre-determination N CONSULTATIONS Consultee Date Returned Summary of Response Environmental Health Manager 02/06/25 No Objections subject to informatives Contaminated Land 21/05/25 No Objections Transportation Manager 05/06/25 No Objections subject to conditions Moray Flood Risk Management 25/07/25 No Objections DEVELOPMENT PLAN POLICY Policies Dep Any Comments (or refer to Observations below) NPF1 - Tackling the Climate N Complies NPF2 - Climate mitigation and adaptation N Complies NPF3 - Biodiversity N Complies NPF6 - Forestry, woodland and trees N Complies NPF7 - Historic assets and places N Complies NPF13 - Sustainable transport N Complies NPF14 - Design, quality and place See below NPF26 - Business and industry See below PP3 Infrastructure and Services N Complies DP1 Development Principles See below EP2 Biodiversity N Complies EP9 Conservation Areas N Complies EP10 Listed Buildings N Complies Page 111
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Page 2 of 8 EP12 Management and Enhancement Water N Complies EP13 Foul Drainage N Complies REPRESENTATIONS Representations Received YES Total number of representations received: FOUR Names/Addresses of parties submitting representations Name and address details of parties submitting representations withheld in accordance with the General Data Protection Regulations. Summary and Assessment of main issues raised by representations Issue: Increase in traffic and number of traffic movements per week to facility. Comments (PO): The Transportation Section have been consulted and following the submission of additional information on the level of visiting the site, have raised no objections with regard to road safety. However in terms of potential amenity impact, there is concern with regard to the level of visiting to the cattery business (for dropping off/picking up) and as such the application will be refused as this is deemed to be incompatible with the predominantly residential area. Issue: Noise due to cats being away from home environment. Comments (PO): The Council's Environmental Health section have been consulted and have raised no specific objections with regard to noise from the cats and a Noise Impact Assessment was not required. However it is considered that the level of visiting to the site which would incur as a result of the business operating would result in an unacceptable level of noise and disturbance which would give rise to an unacceptable amenity impact on the surrounding residential properties and as such the application will be refused. Issue: Odours. Comments (PO): Again the Council's Environmental Health section have been consulted and have raised no specific objections with regard to potential odours from the cats and/or their waste. Issue: Soakaway too close to property boundary. Comments (PO): A revised drawing has been submitted which shows the proposed soakaway to be located a minimum of 5 metres from the property boundary. Issue: Impact on bird population. Comments (PO): Whilst this is not a material planning consideration it is noted that the cats would be kept within the building only with no outdoor access during a stay. Issue: Property is in Conservation Area. Comments (PO): This is correct. The property is located in the Garmouth Conservation Area and the main building is also a category C listed dwelling. Page 112
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Page 3 of 8 Issue: Impact on local property value. Comments (PO): This not a material planning consideration. OBSERVATIONS – ASSESSMENT OF PROPOSAL Section 25 of the 1997 Act as amended requires applications to be determined in accordance with the Development Plan i.e. the adopted National Planning Framework 4 (NPF4) and Moral Local Development Plan 2020 (MLDP) unless material considerations indicate otherwise. The main planning issues are considered below: Proposal The application seeks planning permission to site an outbuilding to operate as a cat boarding facility from the rear garden ground of an existing dwellinghouse. The building would measure approx. 4.3m x 12.4m x 2.5m (to the highest point of the roof) and would be finished in white uPVC panels. The building is proposed to be enclosed by a timber fence/shell on all four sides. The cat boarding facility (or 'cat hotel') would house 8 suites which can hold up to two cats each and could therefore house 16 cats in total. The facility would be operated by one member of staff, who currently resides at the property and would operate on an appointment only basis Monday to Saturday 0900 and 1700. Site The existing property is located at Stewart Place, Garmouth. The main property is category C listed and also sits within the Garmouth Conservation Area. Areas of archaeological interest lie over the site relating to the historical dwellinghouse itself and the Wyndies, Garmouth. The property also lies within the Lossiemouth to Portgordon Coast Special Landscape Area. Policy Assessment Siting (NPF4 Policies 14, 26, MLDP 2020 Policies DP1) NPF4 Policy 14 and DP1 together set out the need for the scale, density and character to be appropriate to the surrounding area to create a sense of place, integrated into the surrounding landscape with no adverse impact upon neighbouring properties in terms of privacy, daylighting, or overbearing loss of amenity NPF4 Policy 26 outlines that development proposals for home working, live work units and micro- businesses will be supported where it is demonstrated that the scale and nature of the proposed business and building will be compatible with the surrounding area and there will be no unacceptable impacts on amenity or neighbouring uses. The application seeks to place an outbuilding within the garden ground of an existing dwellinghouse to operate a cat boarding facility or 'cat hotel'. The building would occupy a footprint of approx. 4.3m x 12.4m and would be sited approx. 1m from the boundary with the neighbouring property to the west of the site. The applicant's statement outlines that the building could house a maximum of 16 cats at any one time (with two cats per suite) from a total of 8 households. The statement also outlines that visits would be undertaken on an appointment only basis between the hours of 0900 and 1700 Page 113
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Page 4 of 8 Monday to Saturday. Following a site visit and review of the proposals, it is considered that the proposed cat boarding facility (which can house up to 16 cats at a time) would lead to an increased level of activity (including increased traffic movements, noise and disturbance) at the site which would negatively impact on the character of the existing predominantly residential area. As such the proposal, which would create a bespoke 'cat hotel', if allowed, would be considered to be incompatible with the surrounding area and give rise to an unacceptable impact on amenity which is not accepted under NPF4 Policy 26. The applicant's statement outlines that visits would be undertaken on an appointment only system with an average of one visit per day. Whilst the appointment only system would be a matter controlled by condition, should the application be approved, it is not practical nor enforceable to stagger appointments, to limit these per day or to require a minimum length of boarding time. For example, the applicant states that cat guests ordinarily stay for a period of 7 to 14 days however it would not be possible to require a minimum length of stay and therefore short stays could also be booked which would likely result in a higher level of visiting the site than has been forecast. In any case, the proposed cattery would be considered to result in multiple traffic movements, associated noise and disturbance to nearby residents, to a level which is considered unacceptable for a predominantly residential area. The applicant's statements further outline several businesses alleged to operate from the surrounding area. It is noted that proposals are considered on their individual merits and that businesses quoted may not benefit from any required planning consent. As such the likely level of visiting to the site which would be incurred from a cat boarding facility which can house up to 16 cats would be considered to be incompatible with the established character of a residential property. It is also not considered that the level of visiting the site could be effectively enforced by the use of planning conditions. If allowed, the proposals would give rise to an increased level of activity (including multiple traffic movements, noise and disturbance) which would negatively impact on the character of the existing area and give rise to an unacceptable impact on amenity which would not comply with NPF4 Policies 14, 26 and MLDP 2020 Policy DP1 and as such the application will be refused. Design (NPF4 Policies 4, 7, MDLP 2020 Policies DP1, EP3, 9, EP10) NPF4 policy 4 requires development in local landscape designations to not have a significant adverse impact effect on the integrity or qualities of that area while Policy EP3 requires development within urban SLAs to reflect the traditional settlement character in terms of siting and design. NPF4 Policy 7 and Policy EP9 requires that all development within a conservation area must preserve and enhance the established traditional character or appearance of the area. New development as well as alterations or other redevelopment will be refused if it adversely affects the character and appearance of the conservation area in terms of scale, height, massing, colour, materials and siting. Policy EP10 and NPF4 Policy 7 require that development proposals be refused where they would have a detrimental effect on the character, integrity or setting of a listed building. Alterations and extensions to listed buildings or new developments within their curtilage must be of the highest quality, and respect the original structure in terms of setting, scale, materials and design. The proposed cattery building is finished in white uPVC and has the appearance of a temporary portacabin structure. It is proposed to screen the building with a 'timber shell' on four sides using fence panels. Whilst an attempt has been made to screen the uPVC structure using timber panels, the building, nor Page 114
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Page 5 of 8 the panels are not of a high quality design and if allowed, would be considered to adversely affect the traditional character of the Garmouth Conservation Area and Lossiemouth to Portgordon Coast Special Landscape Area which is unacceptable under NPF4 Policies 4 and 7 and EP3 and EP9. The structure, which would sit immediately to the rear of the existing C listed dwellinghouse would also be considered to have a detrimental effect on the setting of a listed building which is not acceptable under NPF4 Policy 7 and EP10 Road Safety (NPF4 Policy 18, DP1) It is proposed to access the cattery building via an existing access to the south of the site onto South Road. A parking plan has been submitted which shows a total of six parking spaces within the site, with one space dedicated for the cattery business. Moray Council Transportation Section have been consulted and the initial consultation response required the submission of additional information with regard to how the business is to operate (staffing, appointments) etc. This was provided and it was confirmed that visiting would be on appointment only basis, with the single member of staff being residing at the property currently. Following submission of the additional information, the Transportation Section raised no objections subject to conditions requiring a minimum of four car parking spaces and a turning area to be retained within the site. Should the application be approved these would be conditions applied to any final consent. It is noted however that this does not override the aforementioned objections with regard to the anticipated increase in traffic movements to the site which would be considered to have an unacceptable impact on the character of the surrounding traditional residential area and an adverse effect on neighbouring residential amenity and therefore the application will be refused. Climate Change and Soils (NPF4 Policies 1, 2 and 5) The proposals are of a scale and nature which is considered to have a minimal impact in terms of climate change and soil disturbance and therefore the proposal is deemed to comply with NPF4 Policies 1, 2 and 5. Biodiversity (NPF4 Policy 3, EP2) NPF4 Policy 3 and MLDP 2020 Policy EP2 require that proposals contribute to the enhancement of biodiversity. The proposed building is not anticipated to significantly impact on any existing biodiversity, being located within an existing residential garden. However, a Biodiversity Enhancement Statement has been submitted which outlines proposed enhancements including installation of swift nest boxes, bat boxes, mixed species hedging and free-standing bee hotel. Should the application be approved, a condition would be applied requiring all biodiversity enhancement measures to be installed prior to first operation of the cattery business and this would ensure compliance with NPF4 Policy 3 and MLDP 2020 Policy EP2. Drainage (DP1, EP12, EP14, NPF4 Policy 22) A Drainage Statement has been submitted which outlines that any surface water from the developments will be directed to a water butt and a gravel soakaway. Moray Flood Risk Management have been consulted and have raised no objections. Should the application be approved, the implementation of the agreed drainage design would be a matter required to be controlled by condition on any final consent in order to ensure compliance with NFP4 Policy 22 and DP1, EP12 and EP14. Conclusion The proposed specialist cat boarding facility would be considered incompatible with the surrounding residential area and if allowed would give rise to an unacceptable impact on residential amenity as a result of the increased level of activity associated with the business (including multiple traffic Page 115
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Page 6 of 8 movements, noise and disturbance) which would fail to comply with NPF4 Policies 14, 26 and MLDP 2020 Policy DP1. The proposed cattery building would be considered to adversely affect the traditional character of the Garmouth Conservation Area and Lossiemouth to Portgordon Coast Special Landscape Area which is unacceptable under NPF4 Policies 4 and 7 and EP3 and EP9. The building would be considered to have a detrimental effect on the setting of a listed building which is not acceptable under NPF4 Policy 7 and EP10. As such the application will be refused as it would fail to comply with NPF4 Policies 4, 7, 14, 26 and MLDP 2020 Policies DP1, EP3, EP9 and EP10. OTHER MATERIAL CONSIDERATIONS TAKEN INTO ACCOUNT None HISTORY Reference No. Description Re-paint exterior of dwelling and boundary walls at Stewart Place South Road Garmouth Fochabers Moray 24/01286/APP Decision Permitted Date Of Decision 26/09/24 Re-paint exterior of dwelling and boundary walls at Stewart Place South Road Garmouth Fochabers Moray 24/01004/LBC Decision Permitted Date Of Decision 26/09/24 Listed Building consent to demolish existing lean-to building and erect new store WC and bathroom Stewart Place South Road Garmouth Fochabers Moray 91/01237/LBC Decision Refuse Date Of Decision 20/02/92 ADVERT Advert Fee paid? Yes Local Newspaper Reason for Advert Date of expiry Northern Scot Development specified in Schedule 3 Planning application affecting LB/CA 19/06/25 PINS Development specified in Schedule 3 Planning application affecting LB/CA 19/06/25 DEVELOPER CONTRIBUTIONS (PGU) Status N/A Page 116
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Page 7 of 8 DOCUMENTS, ASSESSMENTS etc. * * Includes Environmental Statement, Appropriate Assessment, Design Statement, Design and Access Statement, RIA, TA, NIA, FRA etc Supporting information submitted with application? YES Summary of main issues raised in each statement/assessment/report Document Name: Statement in Support of Planning Proposals Main Issues: Provides background to business, requirement for facility and description of site and surrounds. Document Name: Drainage Statement Main Issues: Outlines that a water butt and gravel soakaway will be installed to accommodate any surface water from the roof. Document Name: Updated Figures Main Issues: Outlines calculations for proposed soakaway. Document Name: Rebuttal Addendum to Planning Statement Main Issues: Response to intended refusal decision. Document Name: Schedule of Existing Longcroft Cat Hotels Main Issues: Outlines list of existing cat hotels within UK. Document Name: Rebuttal to Concerns Regarding Residential Amenity and Rural Character Main Issues: Outlines response to Planning Officer Concerns regarding impact on residential amenity and incompatibility with the surrounding rural character of the village and wider Conservation Area. Document Name: Biodiversity Enhancement Statement Main Issues: Outlines proposed biodiversity enhancement for the site. S.75 AGREEMENT Application subject to S.75 Agreement NO Summary of terms of agreement: Location where terms or summary of terms can be inspected: Page 117
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Page 8 of 8 DIRECTION(S) MADE BY SCOTTISH MINISTERS (under DMR2008 Regs) Section 30 Relating to EIA NO Section 31 Requiring planning authority to provide information and restrict grant of planning permission NO Section 32 Requiring planning authority to consider the imposition of planning conditions NO Summary of Direction(s) Page 118
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(Page 2 of 3) Ref: 25/00549/APP IMPORTANT YOUR ATTENTION IS DRAWN TO THE REASONS and NOTES BELOW SCHEDULE OF REASON(S) FOR REFUSAL By this Notice, Moray Council has REFUSED this proposal. The Council’s reason(s) for this decision are as follows: - The proposals are contrary to National Planning Framework 4 (NPF4) and Moray Local Development Plan (MLDP 2020) for the following reasons: 1. The proposed specialist cat boarding facility would be considered incompatible with the surrounding residential area and if allowed would give rise to an unacceptable impact on residential amenity as a result of the increased level of activity associated with the business (including multiple traffic movements, noise and disturbance) which would fail to comply with NPF4 Policies 14, 26 and MLDP 2020 Policy DP1. 2. The proposed outbuilding is of a poor design would be considered to adversely affect the traditional character of the Garmouth Conservation Area and Lossiemouth to Portgordon Coast Special Landscape Area which is unacceptable under NPF4 Policies 4 and 7 and MLDP 2020 Policies EP3 and EP9. The building would also be considered to have a detrimental effect on the setting of a listed building which is not acceptable under NPF4 Policy 7 and EP10. LIST OF PLANS AND DRAWINGS SHOWING THE DEVELOPMENT The following plans and drawings form part of the decision:- Reference Version Title Location plan Site plan Parking plan Floor plan Proposed front elevation Proposed left elevation Rear elevation Right elevation Proposed roof elevation Page 120
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(Page 3 of 3) Ref: 25/00549/APP NOTICE OF APPEAL TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 If the applicant is aggrieved by the decision to refuse permission for or approval required by a condition in respect of the proposed development, or to grant permission or approval subject to conditions, the applicant may require the planning authority to review the case under section 43A of the Town and Country Planning (Scotland) Act 1997 within three months from the date of this notice. The notice of review should be addressed to The Clerk, Moray Council Local Review Body, Legal and Committee Services, Council Offices, High Street, Elgin IV30 1BX. This form is also available and can be submitted online or downloaded from www.eplanning.scotland.gov.uk If permission to develop land is refused or granted subject to conditions and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by the carrying out of any development which has been or would be permitted, the owner of the land may serve on the planning authority a purchase notice requiring the purchase of the owner of the land’s interest in the land in accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997. Page 121
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APPENDIX 2 NOTICE OF REVIEW, GROUNDS FOR REVIEW & SUPPORTING DOCUMENTS Page 123
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Page 1 of 5 The Moray Council Council Office High Street Elgin IV30 1BX Tel: 0300 1234561 Email: development.control@moray.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100728029-001 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity Abigail Purser Longcroft Lane 23 07429141923 AL8 6AB Herts Welwyn commercial@longcroftcathotel.co.uk Page 125
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Page 2 of 5 Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Mrs STEWART PLACE Nicole Moray Council Cronje SOUTH ROAD South Road GARMOUTH Stewart Place FOCHABERS IV32 7LX IV32 7LX Scotland 864345 Garmouth 333898 Commercial@longcroftcathotel.co.uk Page 126
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Page 3 of 5 Description of Proposal Please provide a description of your proposal to which your review relates. The description should be the same as given in the application form, or as amended with the agreement of the planning authority: * (Max 500 characters) Type of Application What type of application did you submit to the planning authority? * Application for planning permission (including householder application but excluding application to work minerals). Application for planning permission in principle. Further application. Application for approval of matters specified in conditions. What does your review relate to? * Refusal Notice. Grant of permission with Conditions imposed. No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal. Statement of reasons for seeking review You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a separate document in the ‘Supporting Documents’ section: * (Max 500 characters) Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce all of the information you want the decision-maker to take into account. You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that time or that it not being raised before that time is a consequence of exceptional circumstances. Have you raised any matters which were not before the appointed officer at the time the Yes No Determination on your application was made? * If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before your application was determined and why you consider it should be considered in your review: * (Max 500 characters) Erection of a modular outbuilding within the rear garden of Stewart Place to operate as a specialist cat boarding facility (‘cat hotel’) comprising 8 suites. The facility will be operated by the resident homeowner on an appointment-only basis, with no external staff, and includes associated parking, drainage and biodiversity enhancements. Please see attached Statement of Appeal Page 127
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Page 4 of 5 Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend to rely on in support of your review. You can attach these documents electronically later in the process: * (Max 500 characters) Application Details Please provide the application reference no. given to you by your planning authority for your previous application. What date was the application submitted to the planning authority? * What date was the decision issued by the planning authority? * Review Procedure The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review process require that further information or representations be made to enable them to determine the review. Further information may be required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land which is the subject of the review case. Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other parties only, without any further procedures? For example, written submission, hearing session, site inspection. * Yes No In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion: Can the site be clearly seen from a road or public land? * Yes No Is it possible for the site to be accessed safely and without barriers to entry? * Yes No If there are reasons why you think the local Review Body would be unable to undertake an unaccompanied site inspection, please explain here. (Max 500 characters) Decision Notice; Report of Handling; Statement in Support; Rebuttal Statement; Annex to Rebuttal; Rebuttal on Amenity/Character; Updated Drainage Statement & Figures; Flood Risk Management final no-objection; Transportation Manager final no-objection. Please also refer to application documents themselves. 25/00549/APP 03/09/2025 Access to the private rear garden is required to view the exact siting of the proposed outbuilding, as it is not visible from public vantage points. We would be happy to provide access to the property for the Review Body should an accompanied site inspection be arranged. 13/05/2025 Page 128
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Page 5 of 5 Checklist – Application for Notice of Review Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure to submit all this information may result in your appeal being deemed invalid. Have you provided the name and address of the applicant?. * Yes No Have you provided the date and reference number of the application which is the subject of this Yes No review? * If you are the agent, acting on behalf of the applicant, have you provided details of your name Yes No N/A and address and indicated whether any notice or correspondence required in connection with the review should be sent to you or the applicant? * Have you provided a statement setting out your reasons for requiring a review and by what Yes No procedure (or combination of procedures) you wish the review to be conducted? * Note: You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider require to be taken into account in determining your review. You may not have a further opportunity to add to your statement of review at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely on and wish the Local Review Body to consider as part of your review. Please attach a copy of all documents, material and evidence which you intend to rely on Yes No (e.g. plans and Drawings) which are now the subject of this review * Note: Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the application reference number, approved plans and decision notice (if any) from the earlier consent. Declare – Notice of Review I/We the applicant/agent certify that this is an application for review on the grounds stated. Declaration Name: Mrs Abigail Purser Declaration Date: 29/09/2025 Payment Details Online payment: 002363 Payment date: 02/10/2025 17:22:45 Created: 02/10/2025 17:22 Page 129
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Grounds of Review 1. We respectfully request a review of Moray Council’s decision to refuse planning permission for application 25/00549/APP (erection of modular outbuilding for cat boarding facility at Stewart Place, Garmouth). 2. The refusal rests on two grounds: (1) alleged adverse impact on residential amenity due to activity/traffic/noise, and (2) alleged poor design harming the Conservation Area, Special Landscape Area, and listed building setting. I submit that both grounds are unsupported by the evidence before the Council. Residential Amenity 3. The Council’s own consultees – Transportation Manager and Environmental Health – raised no objections. Transportation confirmed sufficient parking, safe access, and minimal traffic impacts subject to conditions. 4. Environmental Health did not require a Noise Impact Assessment and raised no concerns about noise or odour 5. The cattery is strictly limited to 8 suites, run solely by the resident, with no staff, no Sunday/bank holiday operation, and pre-booked appointments only. Average visiting traffic is one vehicle per day, far below many home-based businesses. 6. The building is sound-insulated and all cats are kept indoors; there are no external runs, no dogs, and no amplified noise. Waste is stored securely and collected by a licensed carrier. 7. Objections about noise, smell, and traffic are speculative and not supported by consultee evidence. The Longcroft model has operated nationally for 14 years in over 30 residential locations, including Conservation Areas, with no history of amenity complaints. Design / Heritage / Landscape 8. The proposed modular unit is to be timber-clad with integrated planting and biodiversity measures (bird and bat boxes, hedging, bee hotels). This ensures the building integrates into the garden setting and softens its appearance. 9. The building is modest in scale (2.4m high) and positioned discreetly in the rear garden, screened by mature planting. 10. Precedent shows Longcroft cat hotels have been approved in sensitive areas (Conservation Areas, AONBs, National Parks), with design adaptations such as timber cladding accepted as appropriate mitigation Page 131
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11. The Conservation Area and listed building setting will not be adversely affected; the outbuilding is clearly subordinate to the host dwelling and not publicly prominent. Technical Matters Resolved 12. The initial Flood Risk Management objection has been withdrawn following updated drainage calculations using the 37% climate change allowance. Drainage is therefore acceptable. Policy Compliance 13. The proposal accords with NPF4 Policies 14, 26, 27 (placemaking, support for micro- businesses and rural home-working), NPF4 Policy 3 (biodiversity enhancement), and MLDP DP1, PP1, EP2, EP5. 14. Refusal is inconsistent with consultee evidence, national precedent, and the positive economic and community benefits of small-scale, low-impact home-based businesses. Conclusion 15. The refusal reasons are not supported by technical evidence and rely on generalised assumptions. The proposal is low-impact, proportionate, and policy-compliant. With drainage resolved, biodiversity enhancements committed, and consultee support on amenity and transport, there is no material basis to sustain refusal. 16. I therefore respectfully request that the Local Review Body overturn the refusal and grant planning permission, subject to conditions if considered necessary. Page 132
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(Page 2 of 3) Ref: 25/00549/APP IMPORTANT YOUR ATTENTION IS DRAWN TO THE REASONS and NOTES BELOW SCHEDULE OF REASON(S) FOR REFUSAL By this Notice, Moray Council has REFUSED this proposal. The Council’s reason(s) for this decision are as follows: - The proposals are contrary to National Planning Framework 4 (NPF4) and Moray Local Development Plan (MLDP 2020) for the following reasons: 1. The proposed specialist cat boarding facility would be considered incompatible with the surrounding residential area and if allowed would give rise to an unacceptable impact on residential amenity as a result of the increased level of activity associated with the business (including multiple traffic movements, noise and disturbance) which would fail to comply with NPF4 Policies 14, 26 and MLDP 2020 Policy DP1. 2. The proposed outbuilding is of a poor design would be considered to adversely affect the traditional character of the Garmouth Conservation Area and Lossiemouth to Portgordon Coast Special Landscape Area which is unacceptable under NPF4 Policies 4 and 7 and MLDP 2020 Policies EP3 and EP9. The building would also be considered to have a detrimental effect on the setting of a listed building which is not acceptable under NPF4 Policy 7 and EP10. LIST OF PLANS AND DRAWINGS SHOWING THE DEVELOPMENT The following plans and drawings form part of the decision:- Reference Version Title Location plan Site plan Parking plan Floor plan Proposed front elevation Proposed left elevation Rear elevation Right elevation Proposed roof elevation Page 134
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(Page 3 of 3) Ref: 25/00549/APP NOTICE OF APPEAL TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 If the applicant is aggrieved by the decision to refuse permission for or approval required by a condition in respect of the proposed development, or to grant permission or approval subject to conditions, the applicant may require the planning authority to review the case under section 43A of the Town and Country Planning (Scotland) Act 1997 within three months from the date of this notice. The notice of review should be addressed to The Clerk, Moray Council Local Review Body, Legal and Committee Services, Council Offices, High Street, Elgin IV30 1BX. This form is also available and can be submitted online or downloaded from www.eplanning.scotland.gov.uk If permission to develop land is refused or granted subject to conditions and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by the carrying out of any development which has been or would be permitted, the owner of the land may serve on the planning authority a purchase notice requiring the purchase of the owner of the land’s interest in the land in accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997. Page 135
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REPORT OF HANDLING Ref No: 25/00549/APP Officer: Fiona Olsen Proposal Description/ Address Erect outbuilding for specialist cat boarding facility to operate cattery business from the residential property at Stewart Place South Road Garmouth Fochabers Date: 02.09.2025 Typist Initials: LMC RECOMMENDATION Approve, without or with condition(s) listed below N Refuse, subject to reason(s) listed below Y Legal Agreement required e.g. S,75 N Notification to Scottish Ministers/Historic Scotland N Hearing requirements Departure N Pre-determination N CONSULTATIONS Consultee Date Returned Summary of Response Environmental Health Manager 02/06/25 No Objections subject to informatives Contaminated Land 21/05/25 No Objections Transportation Manager 05/06/25 No Objections subject to conditions Moray Flood Risk Management 25/07/25 No Objections DEVELOPMENT PLAN POLICY Policies Dep Any Comments (or refer to Observations below) NPF1 - Tackling the Climate N Complies NPF2 - Climate mitigation and adaptation N Complies NPF3 - Biodiversity N Complies NPF6 - Forestry, woodland and trees N Complies NPF7 - Historic assets and places N Complies NPF13 - Sustainable transport N Complies NPF14 - Design, quality and place See below NPF26 - Business and industry See below PP3 Infrastructure and Services N Complies DP1 Development Principles See below EP2 Biodiversity N Complies EP9 Conservation Areas N Complies EP10 Listed Buildings N Complies Page 137
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Page 2 of 8 EP12 Management and Enhancement Water N Complies EP13 Foul Drainage N Complies REPRESENTATIONS Representations Received YES Total number of representations received: FOUR Names/Addresses of parties submitting representations Name and address details of parties submitting representations withheld in accordance with the General Data Protection Regulations. Summary and Assessment of main issues raised by representations Issue: Increase in traffic and number of traffic movements per week to facility. Comments (PO): The Transportation Section have been consulted and following the submission of additional information on the level of visiting the site, have raised no objections with regard to road safety. However in terms of potential amenity impact, there is concern with regard to the level of visiting to the cattery business (for dropping off/picking up) and as such the application will be refused as this is deemed to be incompatible with the predominantly residential area. Issue: Noise due to cats being away from home environment. Comments (PO): The Council's Environmental Health section have been consulted and have raised no specific objections with regard to noise from the cats and a Noise Impact Assessment was not required. However it is considered that the level of visiting to the site which would incur as a result of the business operating would result in an unacceptable level of noise and disturbance which would give rise to an unacceptable amenity impact on the surrounding residential properties and as such the application will be refused. Issue: Odours. Comments (PO): Again the Council's Environmental Health section have been consulted and have raised no specific objections with regard to potential odours from the cats and/or their waste. Issue: Soakaway too close to property boundary. Comments (PO): A revised drawing has been submitted which shows the proposed soakaway to be located a minimum of 5 metres from the property boundary. Issue: Impact on bird population. Comments (PO): Whilst this is not a material planning consideration it is noted that the cats would be kept within the building only with no outdoor access during a stay. Issue: Property is in Conservation Area. Comments (PO): This is correct. The property is located in the Garmouth Conservation Area and the main building is also a category C listed dwelling. Page 138
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Page 3 of 8 Issue: Impact on local property value. Comments (PO): This not a material planning consideration. OBSERVATIONS – ASSESSMENT OF PROPOSAL Section 25 of the 1997 Act as amended requires applications to be determined in accordance with the Development Plan i.e. the adopted National Planning Framework 4 (NPF4) and Moral Local Development Plan 2020 (MLDP) unless material considerations indicate otherwise. The main planning issues are considered below: Proposal The application seeks planning permission to site an outbuilding to operate as a cat boarding facility from the rear garden ground of an existing dwellinghouse. The building would measure approx. 4.3m x 12.4m x 2.5m (to the highest point of the roof) and would be finished in white uPVC panels. The building is proposed to be enclosed by a timber fence/shell on all four sides. The cat boarding facility (or 'cat hotel') would house 8 suites which can hold up to two cats each and could therefore house 16 cats in total. The facility would be operated by one member of staff, who currently resides at the property and would operate on an appointment only basis Monday to Saturday 0900 and 1700. Site The existing property is located at Stewart Place, Garmouth. The main property is category C listed and also sits within the Garmouth Conservation Area. Areas of archaeological interest lie over the site relating to the historical dwellinghouse itself and the Wyndies, Garmouth. The property also lies within the Lossiemouth to Portgordon Coast Special Landscape Area. Policy Assessment Siting (NPF4 Policies 14, 26, MLDP 2020 Policies DP1) NPF4 Policy 14 and DP1 together set out the need for the scale, density and character to be appropriate to the surrounding area to create a sense of place, integrated into the surrounding landscape with no adverse impact upon neighbouring properties in terms of privacy, daylighting, or overbearing loss of amenity NPF4 Policy 26 outlines that development proposals for home working, live work units and micro- businesses will be supported where it is demonstrated that the scale and nature of the proposed business and building will be compatible with the surrounding area and there will be no unacceptable impacts on amenity or neighbouring uses. The application seeks to place an outbuilding within the garden ground of an existing dwellinghouse to operate a cat boarding facility or 'cat hotel'. The building would occupy a footprint of approx. 4.3m x 12.4m and would be sited approx. 1m from the boundary with the neighbouring property to the west of the site. The applicant's statement outlines that the building could house a maximum of 16 cats at any one time (with two cats per suite) from a total of 8 households. The statement also outlines that visits would be undertaken on an appointment only basis between the hours of 0900 and 1700 Page 139
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Page 4 of 8 Monday to Saturday. Following a site visit and review of the proposals, it is considered that the proposed cat boarding facility (which can house up to 16 cats at a time) would lead to an increased level of activity (including increased traffic movements, noise and disturbance) at the site which would negatively impact on the character of the existing predominantly residential area. As such the proposal, which would create a bespoke 'cat hotel', if allowed, would be considered to be incompatible with the surrounding area and give rise to an unacceptable impact on amenity which is not accepted under NPF4 Policy 26. The applicant's statement outlines that visits would be undertaken on an appointment only system with an average of one visit per day. Whilst the appointment only system would be a matter controlled by condition, should the application be approved, it is not practical nor enforceable to stagger appointments, to limit these per day or to require a minimum length of boarding time. For example, the applicant states that cat guests ordinarily stay for a period of 7 to 14 days however it would not be possible to require a minimum length of stay and therefore short stays could also be booked which would likely result in a higher level of visiting the site than has been forecast. In any case, the proposed cattery would be considered to result in multiple traffic movements, associated noise and disturbance to nearby residents, to a level which is considered unacceptable for a predominantly residential area. The applicant's statements further outline several businesses alleged to operate from the surrounding area. It is noted that proposals are considered on their individual merits and that businesses quoted may not benefit from any required planning consent. As such the likely level of visiting to the site which would be incurred from a cat boarding facility which can house up to 16 cats would be considered to be incompatible with the established character of a residential property. It is also not considered that the level of visiting the site could be effectively enforced by the use of planning conditions. If allowed, the proposals would give rise to an increased level of activity (including multiple traffic movements, noise and disturbance) which would negatively impact on the character of the existing area and give rise to an unacceptable impact on amenity which would not comply with NPF4 Policies 14, 26 and MLDP 2020 Policy DP1 and as such the application will be refused. Design (NPF4 Policies 4, 7, MDLP 2020 Policies DP1, EP3, 9, EP10) NPF4 policy 4 requires development in local landscape designations to not have a significant adverse impact effect on the integrity or qualities of that area while Policy EP3 requires development within urban SLAs to reflect the traditional settlement character in terms of siting and design. NPF4 Policy 7 and Policy EP9 requires that all development within a conservation area must preserve and enhance the established traditional character or appearance of the area. New development as well as alterations or other redevelopment will be refused if it adversely affects the character and appearance of the conservation area in terms of scale, height, massing, colour, materials and siting. Policy EP10 and NPF4 Policy 7 require that development proposals be refused where they would have a detrimental effect on the character, integrity or setting of a listed building. Alterations and extensions to listed buildings or new developments within their curtilage must be of the highest quality, and respect the original structure in terms of setting, scale, materials and design. The proposed cattery building is finished in white uPVC and has the appearance of a temporary portacabin structure. It is proposed to screen the building with a 'timber shell' on four sides using fence panels. Whilst an attempt has been made to screen the uPVC structure using timber panels, the building, nor Page 140
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Page 5 of 8 the panels are not of a high quality design and if allowed, would be considered to adversely affect the traditional character of the Garmouth Conservation Area and Lossiemouth to Portgordon Coast Special Landscape Area which is unacceptable under NPF4 Policies 4 and 7 and EP3 and EP9. The structure, which would sit immediately to the rear of the existing C listed dwellinghouse would also be considered to have a detrimental effect on the setting of a listed building which is not acceptable under NPF4 Policy 7 and EP10 Road Safety (NPF4 Policy 18, DP1) It is proposed to access the cattery building via an existing access to the south of the site onto South Road. A parking plan has been submitted which shows a total of six parking spaces within the site, with one space dedicated for the cattery business. Moray Council Transportation Section have been consulted and the initial consultation response required the submission of additional information with regard to how the business is to operate (staffing, appointments) etc. This was provided and it was confirmed that visiting would be on appointment only basis, with the single member of staff being residing at the property currently. Following submission of the additional information, the Transportation Section raised no objections subject to conditions requiring a minimum of four car parking spaces and a turning area to be retained within the site. Should the application be approved these would be conditions applied to any final consent. It is noted however that this does not override the aforementioned objections with regard to the anticipated increase in traffic movements to the site which would be considered to have an unacceptable impact on the character of the surrounding traditional residential area and an adverse effect on neighbouring residential amenity and therefore the application will be refused. Climate Change and Soils (NPF4 Policies 1, 2 and 5) The proposals are of a scale and nature which is considered to have a minimal impact in terms of climate change and soil disturbance and therefore the proposal is deemed to comply with NPF4 Policies 1, 2 and 5. Biodiversity (NPF4 Policy 3, EP2) NPF4 Policy 3 and MLDP 2020 Policy EP2 require that proposals contribute to the enhancement of biodiversity. The proposed building is not anticipated to significantly impact on any existing biodiversity, being located within an existing residential garden. However, a Biodiversity Enhancement Statement has been submitted which outlines proposed enhancements including installation of swift nest boxes, bat boxes, mixed species hedging and free-standing bee hotel. Should the application be approved, a condition would be applied requiring all biodiversity enhancement measures to be installed prior to first operation of the cattery business and this would ensure compliance with NPF4 Policy 3 and MLDP 2020 Policy EP2. Drainage (DP1, EP12, EP14, NPF4 Policy 22) A Drainage Statement has been submitted which outlines that any surface water from the developments will be directed to a water butt and a gravel soakaway. Moray Flood Risk Management have been consulted and have raised no objections. Should the application be approved, the implementation of the agreed drainage design would be a matter required to be controlled by condition on any final consent in order to ensure compliance with NFP4 Policy 22 and DP1, EP12 and EP14. Conclusion The proposed specialist cat boarding facility would be considered incompatible with the surrounding residential area and if allowed would give rise to an unacceptable impact on residential amenity as a result of the increased level of activity associated with the business (including multiple traffic Page 141
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Page 6 of 8 movements, noise and disturbance) which would fail to comply with NPF4 Policies 14, 26 and MLDP 2020 Policy DP1. The proposed cattery building would be considered to adversely affect the traditional character of the Garmouth Conservation Area and Lossiemouth to Portgordon Coast Special Landscape Area which is unacceptable under NPF4 Policies 4 and 7 and EP3 and EP9. The building would be considered to have a detrimental effect on the setting of a listed building which is not acceptable under NPF4 Policy 7 and EP10. As such the application will be refused as it would fail to comply with NPF4 Policies 4, 7, 14, 26 and MLDP 2020 Policies DP1, EP3, EP9 and EP10. OTHER MATERIAL CONSIDERATIONS TAKEN INTO ACCOUNT None HISTORY Reference No. Description Re-paint exterior of dwelling and boundary walls at Stewart Place South Road Garmouth Fochabers Moray 24/01286/APP Decision Permitted Date Of Decision 26/09/24 Re-paint exterior of dwelling and boundary walls at Stewart Place South Road Garmouth Fochabers Moray 24/01004/LBC Decision Permitted Date Of Decision 26/09/24 Listed Building consent to demolish existing lean-to building and erect new store WC and bathroom Stewart Place South Road Garmouth Fochabers Moray 91/01237/LBC Decision Refuse Date Of Decision 20/02/92 ADVERT Advert Fee paid? Yes Local Newspaper Reason for Advert Date of expiry Northern Scot Development specified in Schedule 3 Planning application affecting LB/CA 19/06/25 PINS Development specified in Schedule 3 Planning application affecting LB/CA 19/06/25 DEVELOPER CONTRIBUTIONS (PGU) Status N/A Page 142
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Page 7 of 8 DOCUMENTS, ASSESSMENTS etc. * * Includes Environmental Statement, Appropriate Assessment, Design Statement, Design and Access Statement, RIA, TA, NIA, FRA etc Supporting information submitted with application? YES Summary of main issues raised in each statement/assessment/report Document Name: Statement in Support of Planning Proposals Main Issues: Provides background to business, requirement for facility and description of site and surrounds. Document Name: Drainage Statement Main Issues: Outlines that a water butt and gravel soakaway will be installed to accommodate any surface water from the roof. Document Name: Updated Figures Main Issues: Outlines calculations for proposed soakaway. Document Name: Rebuttal Addendum to Planning Statement Main Issues: Response to intended refusal decision. Document Name: Schedule of Existing Longcroft Cat Hotels Main Issues: Outlines list of existing cat hotels within UK. Document Name: Rebuttal to Concerns Regarding Residential Amenity and Rural Character Main Issues: Outlines response to Planning Officer Concerns regarding impact on residential amenity and incompatibility with the surrounding rural character of the village and wider Conservation Area. Document Name: Biodiversity Enhancement Statement Main Issues: Outlines proposed biodiversity enhancement for the site. S.75 AGREEMENT Application subject to S.75 Agreement NO Summary of terms of agreement: Location where terms or summary of terms can be inspected: Page 143
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Page 8 of 8 DIRECTION(S) MADE BY SCOTTISH MINISTERS (under DMR2008 Regs) Section 30 Relating to EIA NO Section 31 Requiring planning authority to provide information and restrict grant of planning permission NO Section 32 Requiring planning authority to consider the imposition of planning conditions NO Summary of Direction(s) Page 144
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Stewart Place House, South Road, Garmouth, IV32 7LX Application Supporting Statement Page 145
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Table of Contents Introduction 3 Background to Longcroft Luxury Cat Hotels 3 About the Applicant and Proposal 4 The Need for the Facility 6 Site Description incl. Conservation Area & Cat C Listed 7 Planning Policy Context 8 Planning Considerations (including Biodiversity) 8 Summary and Conclusion 9 2 Page 146
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Introduction 1. This Planning Statement supports an application for the installation of a bespoke outbuilding to operate as a Longcroft Luxury Cat Hotel, comprising 8 suites, on land forming part of the residential property known as Stewart Place, South Road, Garmouth, Fochabers, IV32 7LX. 2. It is imperative to note that the proposal is to relocate a 8-suite modular cattery building (Longcroft standard design) that was previously approved and operated in England at Fairacres, Level Mare Lane, Chichester, West Sussex, PO20 3SA (Arun District Council) under planning ref. AL/24/14/PL 3. The former Chichester cat hotel was granted permission on 13 May 2015 and had operated successfully for 10 years with no issues or complaints. That site is now closed (as the operator has retired), and the existing purpose-built structure will be dismantled and re-installed at the new location, providing continuity of this high-quality, low-impact service for local cat owners. 4. The reuse of the approved and successfully operated cat hotel structure from Fairacres, Level Mare Lane, Chichester, West Sussex (Ref: AL/24/14/PL), which ran for 10 years with no complaints, provides a strong precedent and fallback position, further supporting the acceptability of the proposed development. 5. Longcroft Luxury Cat Hotels offer high-quality, boutique-style boarding for cats. Since its inception in 2010, the Longcroft model has expanded across the UK, offering cat owners a well-managed, hygienic, and low-impact alternative to conventional catteries. These facilities are typically located in residential or rural settings and are operated from home by trained franchise partners under strict operational standards. 6. This statement sets out the proposal, outlines planning context and relevant policy, and addresses key planning considerations, including residential amenity, access and parking, biodiversity, drainage, and sustainability. Background to Longcroft Luxury Cat Hotels 7. Since 2010, Longcroft Luxury Cat Hotel has provided a low-key, high-quality, and niche service for cat owners requiring short-term accommodation for their pets. Designed as an alternative to large-scale commercial catteries that often house many animals in smaller, noisier settings, Longcroft's approach focuses on limited occupancy, generous space, and a calm, hygienic environment. 8. Longcroft hotel buildings are manufactured to exceptionally high standards by specialist suppliers, similar to those used by leading animal welfare charities. Constructed from impervious and durable materials that do not harbour odours or deteriorate over time, 3 Page 147
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they markedly differ from conventional catteries, which often rely on timber structures that degrade and hold scent. 9. The business model, launched as a partnership scheme in 2012, enables individuals known as 'Longcroft Partners' to operate from their own homes, maintaining full alignment with Longcroft HQ protocols. This arrangement ensures that all hotel partners follow strict welfare, hygiene, and operational procedures through a binding contractual relationship. The model also enables flexible home working, fulfilling local needs for premium cat care. 10. Longcroft’s first hotel opened in Welwyn Garden City in 2010. Since then, it has received national acclaim, including the ‘Smarta 100 Business’ award in 2012, The Guardian’s 2016 Small Business Showcase Award, and ‘Best Place to Work’ at the Red Ribbon Awards. The original hotel remains operational and inspired a second nearby outlet. 11. Numerous local authorities across England have granted planning permission for over 30 Longcroft hotels (full list at Appendix 1), including in sensitive areas, such as conservation zones, green belt land, and rural countryside. Examples include the following, with planning reference numbers where applicable: a. St Albans: Planning permission granted due to compatibility with local character (Ref: 5/2011/2931). b. Letchworth: Required and secured heritage approval in a Conservation Area (Heritage Foundation and LPA consent, 2015). c. Winchmore Hill: Sited within AONB and near a listed building; temporary permission later made permanent (Refs: CH/2013/1737/FA & CH/2016/0054/FA). d. Sandridge: Located amongst residential dwellings; approved due to scale and lack of impact (Ref: 5/2021/0323). e. Liphook (SDNPA): Approved within South Downs National Park due to sustainable design and low impact (Ref: SDNP/17/003314/FUL). f. Lockerley (TVDA): Granted permission in open countryside under policies supporting rural business (Ref: 19/02823/FULLS). 12. Further approvals in Croydon, Braintree, and Sheffield confirm a consistent track record of support for Longcroft proposals where impacts on amenity, highways, and drainage are demonstrably low. In each case, the business’s high welfare standards and discrete footprint have been recognised as aligning with planning policy. 13. Crucially, Longcroft hotels do not accommodate dogs, distinguishing them further from dual-purpose catteries and preserving the peace and tranquillity of their settings. About the Applicant and Proposal 4 Page 148
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14. The proposed development involves the installation of a pre-used modular cat hotel building, positioned in the rear garden of the property. Designed and manufactured to Longcroft’s strict specifications, the structure represents an investment of approximately £20,000 into the local economy, supporting local tradespeople for its dismantling, relocation, installation, and ongoing maintenance. 15. The cat hotel will feature 8 suites, each capable of accommodating up to two cats (provided both cats are from the same household), in accordance with current Animal Welfare (Licensing of Activities Involving Animals) Regulations 2021 (AAL) standards. In total, the facility will house a theoretical maximum of up to 16 cats at any one time, but our data across 25 hotels in England show that a maximum of 50% bookings are for 2 cats or more, meaning realistically the hotel will house a maximum of 12 cats. The building is designed for animal comfort, hygiene, and visual discretion, using materials and specifications similar to those adopted by reputable charities such as Cats Protection and Blue Cross. 16. The cat hotel is a prefabricated uPVC structure that can be easily erected or taken down and removed. 17. Building Details: a. Constructed from uPVC panels and framed glazing with galvanised safety mesh. b. Fully insulated, soundproofed, and equipped with a heat-reflective polycarbonate roof. c. Built on a concrete base measuring approximately 53.77m² (12.39m x 4.34m). d. Height: 2.4m at the front, tapering to 2.1m at the rear, enabling climbing and movement for cats. e. Fitted with energy-efficient lighting, including diffused low night lighting in sleeping areas and corridor lighting with prisms. No external lighting is proposed. 18. Each suite includes: a. A thermostatically controlled sleeping area. b. Bespoke antimicrobial furniture. c. Impervious flooring and grout system for optimal hygiene. d. Fully covered exercise area allowing cats the space they need to climb and relax. 19. The external environment will include an attractive wooden pergola, softened by natural planting and seasonal hanging baskets. Bird boxes will also be installed, supporting local biodiversity. Operations and Activity 20. Appointment-only system: Visitors are strictly by appointment between 9:00am and 5:00pm, Monday to Saturday. No visitors on Sundays or Bank Holidays. 5 Page 149
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21. Traffic and parking: Anticipated vehicle activity is extremely low, with an average of one car per day stopping briefly for drop-off or collection. 22. No external staff: The hotel will be operated solely by Nicole Cronje the resident owner. Supplies will be sourced as part of normal domestic shopping, with no commercial deliveries. Hygiene and Waste 23. The building design avoids water runoff; no hosing is used, and floors are cleaned using dry, vet-approved protocols. Mains water is not required. 24. Cats are only accepted with proof of vaccination and worming and flea treatments. 25. Cat litter is specifically chosen for odour control and waste reduction. Waste is triple bagged, stored in a separate 240L bin (separate from all household waste), and collected by a registered private carrier. Amenity and Noise 26. Longcroft buildings exceed Chartered Institute of Environmental Health acoustic insulation standards. 27. The quiet nature of cats, combined with robust insulation, ensures absolutely minimal noise disturbance. 28. This proposed facility reflects the high-quality standards of the Longcroft brand, while operating discreetly and in full harmony with its residential surroundings. within a high-specification modular building, sited in the rear of the garden of Stewart Place House. 29. Key features include: a. UPVC insulated panels, impervious hygienic flooring, and polycarbonate roofing. b. Bespoke antimicrobial cat furniture. c. Energy-efficient lighting and thermostatic control. d. Installation of a decorative pergola with natural planting and bird boxes to soften visual impact and enhance biodiversity. 30. The facility will be operated solely by Nicole Cronje, the property’s co-owner and resident. The boarding activity will be run on an appointment-only basis, during the hours of 9:00am to 5:00pm, Monday to Saturday. No visits are permitted on Sundays or Bank Holidays. No employees will be engaged and customer turnover is anticipated to be an average of one car per day. 6 Page 150
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The Need for the Facility National Context 31. As of 2024, the estimated cat population in the UK stands at 12.5 million, with approximately 33% of Scottish households owning at least one cat — slightly above the UK average of 29% (source: Pet Food Manufacturers Association). Despite this, there are only around 2,000 licensed catteries nationwide, many of which are outdated or unable to meet modern standards for animal welfare and hygiene. 32. The introduction of more stringent licensing requirements in 2018 across the UK raised welfare standards but also led to the closure of numerous older facilities that could not comply. The COVID-19 pandemic further intensified the shortage: cat ownership increased significantly, while many catteries closed temporarily or permanently due to lost income. As a result, there is now a persistent mismatch between rising demand and limited, ageing supply, particularly during holiday and travel peaks. 33. The Longcroft concept was developed to address this specific gap — offering high-quality, low-volume cat care in small, home-based, purpose-built facilities. Its business model prioritises individualised, stress-free boarding in a quiet environment, and enjoys high levels of repeat custom. The success of every Longcroft hotel to date — including those in similarly rural or sensitive locations — reflects a clear and ongoing need for this type of facility. Local Context 34. Garmouth lies within the Moray Council area, which had a population of 95,800 at the 2021 Census — up from 93,300 in 2011, an increase of 2.7% (source: National Records of Scotland). The number of households with at least one usual resident rose to 43,772, and Moray’s Housing Need and Demand Assessment (HNDA) projects a continuing upward trend, especially in smaller and older households who are more likely to own pets. 35. Applying the PFMA’s 2024 estimate of 33% cat ownership in Scotland, there are likely over 14,400 cat-owning households in Moray, many of whom rely on professional care when travelling or during periods of ill health or relocation. 36. Despite this, the immediate area around Garmouth and the wider Moray Firth coast has very limited provision of modern, welfare-compliant catteries. Facilities that do exist are often shared with dog boarding, located at greater distance (often more than five miles away), or operate in older buildings that may not meet best practice for hygiene, stress reduction, or environmental enrichment. 37. The proposal at Stewart Place House directly addresses these local shortfalls — both quantitative (lack of capacity) and qualitative (demand for premium, hygienic, 7 Page 151
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species-specific boarding). The relocation and reuse of an established Longcroft facility from another area reinforces the sustainable nature of the proposal and the company’s commitment to high standards. It brings a proven business model into an underserved area with a demonstrable and growing need for premium cat care services. Site Description 38. Stewart Place House is a freehold detached property set within a spacious garden plot in an accessible rural-residential location on South Road, in the village of Garmouth. 39. Stewart Place house is a Category C listed building, located within the Garmouth Conservation Area. 40. Due to these factors, Longcroft reached out to the Development Control Team at Moray Council for clarification on the requirement for a Listed Building Consent and Conservation Area Consent by email on 1 May 2025. 41. A follow up call was made to the Duty Planning Officer regarding these points on 2 May 2025. We were grateful to receive a call back from the Duty Planning Officer on 6 May 2025, to which it was confirmed that Listed Building Consent was not required as the cat hotel building was not to be joined to the house in any way, and that Conservation Area consent was not required as there is no demolition proposed. 42. However, the Duty Planning Officer did note that the white uPVC would need to be adorned in some way in order to be fully in keeping with the aesthetic of the Conservation Area. When we suggested that we could use a timber shell to encase and mask the uPVC, the Duty Planning Officer said that would be a good idea. As such, we have included plans to show the encasement of the white uPVC in timber, to be decorated with hanging baskets, flower beds and bird boxes. 43. We would encourage Moray’s feedback on this, as we are committed and willing to work with the council to meet the required standards. 44. According to the Government’s online flood risk map, the land is in an area with a "very low risk" of surface water flooding and a "very low risk" of flooding from rivers and the sea. No works are proposed that would affect existing trees or landscaping. 45. The property is not affected by any Tree Preservation Orders (TPOs). The garden is surrounded by mature hedging and mature trees which provide visual screening. Planning Policy Context National Planning Framework 4 (NPF4) 8 Page 152
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46. Relevant NPF4 policies include: ● Policy 3 – Biodiversity: Proposals should contribute to enhancement of biodiversity. This development includes bird boxes and pollinator-friendly planting and does not remove any existing habitat. ● Policy 14 – Design, Quality and Place: The development respects the site context, is compatible with its surroundings, and integrates well into the garden environment. This is the basis of the timber encasement. ● Policy 27 – Rural Development: The proposal supports a small home-based business, compatible with the residential setting and local character. Moray Local Development Plan (MLDP) 2020 47. Relevant MLDP 2020 policies include: ● DP1 – Development Principles: Proposals must be appropriate in scale and form, safeguard residential amenity, and have no adverse impact on the local environment. ● PP1 – Sustainable Economic Growth: Supports low-carbon, home-based enterprises that serve local need without compromising environmental quality. ● EP5 – Open Space and Biodiversity: Encourages habitat creation and on-site biodiversity improvement, which this proposal actively promotes. Planning Considerations Surface Water and SuDs 48. The cat hotel will be installed on a concrete base and will introduce a modest area of impermeable surface (approximately 53m²). While small in scale, surface water drainage has been considered in accordance with national and local guidance. Runoff from the 9 Page 153
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roof will be directed into an appropriately sized water butts over a gravel soakaway, allowing attenuation of rainfall and gradual infiltration into the surrounding soil. 49. This design prevents uncontrolled runoff and avoids any need to connect to the public sewer system for surface water. The proposal is consistent with NPF4 Policy 22 (Flood Risk and Water Management) and reflects best practice for minor development. Residential Amenity & Traffic 50. The use is wholly ancillary to the residential dwelling and will have no negative impact on neighbouring residents. Cats are quiet animals, and the modular building is sound-insulated and enclosed. The absence of staff, amplified sound, or regular deliveries further limits potential impact. 51. Visitors will arrive on an appointment-only basis, ensuring no concentration of activity or traffic. One car per day is typical for this use, and on-site parking is readily available. There is no risk of overspill or obstruction to local traffic. The operator lives on-site and will maintain high standards of cleanliness, discretion, and customer management. Parking and Access 52. The property has 6 off-street parking spaces and ample driveway space for visitors in its in and out one-way driveway. Customer visits are minimal (typically one short visit per day), and all visits are by prior appointment. Drainage and Flood Risk 53. The site benefits from mains drainage and lies in an area of very low flood risk. The cat hotel does not require additional drainage infrastructure. Biodiversity and Landscaping 54. The proposed development comprises the installation of a 53m² concrete base to accommodate a small-scale commercial structure within the garden of a residential property. As such, the extent of new land affected by this proposal is materially limited. 55. The area being developed does not contain any priority habitat, planting, or ecologically sensitive features, and the surfaces being replaced are of negligible biodiversity value. 56. Given that the proposed works show a minimal net increase in impermeable area over low-value ground, it is considered that this development will not result in measurable biodiversity loss. 10 Page 154
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57. In any event, we are keen to support biodiversification and as such, no trees or hedges will be removed. Enhancements include a decorative pergola, new border planting, and bird boxes. The development has no impact on local habitats or protected species. Waste and Hygiene 58. Waste is minimal and disposed of using a 240L bin stored within the property boundary until collected by a registered waste carrier. All cleaning follows Longcroft’s veterinary-led hygiene protocols. No odour issues are anticipated. Summary and Conclusion 59. This application relates to the installation of a pre-used temporary and removable outbuilding to provide short-term luxury boarding accommodation for cats, comprising eight suites, on land forming part of the residential property known as Stewart Place House. The proposed site is set within a spacious, well-screened garden plot in a tranquil setting, with no risk of flooding. The proposed building is discreetly located in the rear garden, screened by mature landscaping, and its domestic scale and appearance are in keeping with the character of the surrounding area. 60. The facility will be run by the resident owner and will remain ancillary to the residential use of the dwelling. No staff will be employed, and customer visitation is strictly by appointment only, during regular working hours. Vehicle movements are minimal — an average of one car per day — and there are no delivery requirements beyond those typical of domestic use. The use will therefore have no material impact on residential amenity, traffic, or local infrastructure. 61. The proposed building is of exceptionally high quality and is manufactured to standards comparable to those adopted by leading animal welfare organisations. Unlike many traditional catteries — often constructed from timber and difficult to maintain — the Longcroft model provides a clean, quiet, and comfortable environment with state-of-the-art hygiene protocols. 62. There are now over 24 Longcroft Cat Hotels (a total of 35 having opened but some having since closed) operating across the UK, including many in sensitive locations such as Conservation Areas, Green Belt land, National Parks, and the open countryside. Planning authorities have consistently recognised that the model is compatible with its surroundings and meets high standards for animal welfare and design. The demand for such facilities continues to grow — the UK is now home to over 12.5 million cats, yet only around 2,000 licensed catteries remain. Many of these are ageing or have closed following the introduction of the 2018 licensing regulations and the COVID-19 pandemic. 11 Page 155
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63. Locally, Moray has seen a significant rise in population and household growth, and current projections suggest further increases by 2041. An estimated 29% of households in the district are likely to own at least one cat. Despite this, there is no comparable facility in the immediate Garmouth area. 64. This application directly addresses the shortfall in high-quality cattery provision in both a qualitative and quantitative sense. It introduces a valuable local service, contributes to the local economy, supports home working, and promotes sustainable enterprise — all aims that align closely with national and local planning policy. 65. This proposal is for a modest, well-screened, and high-quality modular outbuilding to house an 8-suite Longcroft Luxury Cat Hotel. It reuses an existing building with an established planning and operational track record, and integrates fully into the garden of the host dwelling. 66. The use is ancillary, low-intensity, and compatible with the residential setting. It provides local economic and social benefit with no identified harm. The development supports biodiversity, avoids environmental conflict, and complies fully with NPF4 and the Moray Local Development Plan. 67. Planning permission is respectfully sought and justified in full. 68. We thank you kindly for your time in reading this statement, and the applicant welcomes any questions or clarifications. Appendix 1 Schedule of Longcroft Cat Hotels granted planning permission Town Address When Opened Welwyn Garden City 23 Longcroft Lane, Welwyn Garden City, Hertfordshire AL8 6EB June 2010 St Albans 38 Longacres, St Albans, Hertfordshire AL4 0DR (*) April 2012 12 Page 156
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Winchmore Hill Redcot, Whielden Lane, Winchmore Hill, Amersham, Buckinghamshire HP7 0NQ March 2014 Fontwell Fairacres, Level Mare Lane, Eastergate, Chichester, West Sussex PO20 3SA September 2014 Pamber Heath 2 Church Road, Pamber Heath, Hampshire RG26 3DP October 2014 Braintree 217 Church Street, Bocking, Braintree, Essex, CM7 5LH March 2015 Southport 23 Shaws Road, Birkdale, Southport, PR8 4LP April 2015 Luton 12 Corncrake Close Luton Bedfordshire LU2 8EL December 2015 Cole Green 73 Great Ganett, Welwyn, HERTS, AL7 3DB March 2016 Romford 35 Hamlet Road, Romford, RM5 2DS June 2016 Margate 18 Gresham Avenue, Westbrook, Margate CT9 5EH May 2017 13 Page 157
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Norbury 157 Green Lane, Norbury, Greater London, NW16 3NA July 2017 Barnet 64 Haslemere Avenue, East Barnet, London, EN4 8EU July 2017 Liphook 78 Portsmouth Road, Liphook, GU30 7EF December 2017 Croydon 36 Valley Road, Kenley, Greater London CR8 5BQ June 2018 Letchworth 13 Field Lane, Letchworth, HERTS, SG6 3LF March 2018 Chelmsford 32 Hill Road, Chelmsford, Essex, CM2 6HW April 2018 Barry Island 54 Redbrink Crescent, Barry Island, Vale of Glamorgan, Wales, CF62 5TU July 2018 Cuffley 33 Brookside Crescent, Cuffley, Hertfordshire, EN6 4QW July 2018 Orpington 9 Forest Way, Orpington, BR5 2AG July 2019 Sheffield 28a School Green Lane, Sheffield, S10 4GQ August 2019 14 Page 158
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Flitwick 46 Osprey Road, Flitwick, Bedford MK45 1RU January 2020 Tring 46 Nathaniel Walk, Tring, Hertfordshire, HP23 5DG March 2020 Romsey Pains Hill, New Barn Farm House, Romsey SO51 0JE May 2020 Banbury The Burrow, Merestone, Marston St Lawrence, Banbury OX17 2DB December 2020 Bury St Edmunds Parkfield, Drinkstone, Bury St Edmunds, Bury Saint Edmunds IP30 9SS May 2021 Sandridge 35 St. Albans Rd, Sandridge, St Albans AL4 9LE August 2021 Four Marks 12 Fairfield Green, Four Marks, East Hampshire GU34 5BL October 2021 Walkern 1 Winters Ln, Walkern, Stevenage SG2 7NZ August 2023 Crowthorne 2 Lower Broadmoor Rd, Crowthorne RG45 7HD August 2023 Bursledon 12 Goslings Turning, Bursledon, HANTS, SO31 8LP February 2024 15 Page 159
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Creeting St Peter Glebe House, The Ln, Creeting St Peter, Ipswich IP6 8QR May 2024 Notes: i. Until March 2019, Longcroft also had an outlet at Royston, but this ceased operating due to the franchisee deciding to leave the network for personal reasons. ii. It should also be noted that planning permissions were granted a cat hotel at Haywards Heath, because the activity was seen to be acceptable in planning terms. However, for business reasons, Longcroft decided not to establish permanent cat hotels in these locations at the present time. 16 Page 160
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Rebuttal Addendum to Planning Statement Application Reference: 25/00549/APP Proposal: Erection of Modular Outbuilding for Cat Boarding Facility (8 suites) Location: Stewart Place, South Road, Garmouth, Moray, IV32 7LX Applicant: Mrs Nicole Cronje Agent: Abigail Purser Introduction This addendum is submitted in response to the Planning Officer’s indication that the above application is likely to be refused, citing concerns regarding impact on residential amenity and incompatibility with the character of the area, referring to NPF4 Policy 14 and Moray LDP Policy DP1. It demonstrates that the proposal fully complies with both policies and merits approval. This document addresses those concerns in turn and demonstrates why the proposal complies with both policies and should be supported. Rebuttal to NPF4 Policy 14: Design, Quality and Place Officer Reasoning: The proposed use would increase noise and traffic, harming residential amenity and character. Response: NPF4 Policy 14 supports development that enhances place quality, respects local character, and preserves amenity. This proposal aligns with the policy for the following reasons: Discreet Ancillary Use: The cattery is limited to 8 suites and will operate solely by the resident homeowner, with no external staff, no Sunday or bank holiday activity, and visits strictly by appointment only (Mon–Sat, 9am–5pm). Minimal Traffic Impact: The Transportation Manager raised no objection, confirming that visibility, access, parking, and turning arrangements are suitable. Only one customer vehicle per day is anticipated at a maximum, with many days having no customers at all. High Design Quality: The modular building is constructed to veterinary-grade standards, fully insulated, and soundproofed. The white uPVC finish is to be timber-encased with planters and bird boxes, following advice from the Duty Planning Officer. No Noise or Odour: The operation involves indoor-only, sound-insulated suites for cats. There are no dogs, no external runs, no amplified noise, and no animal-related activities outside the unit. Mixed-Use Context: It is important to note that the site sits directly opposite an existing coffee shop and apart-hotel, both of which generate regular footfall Page 161
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and vehicle movements. This context clearly demonstrates that the area is not exclusively residential and already accommodates small-scale commercial activity without harm. Residential Context Compatibility: The proposal involves a small, unobtrusive building set within the rear garden of a detached residential property. Screening is provided by mature trees and hedging. Precedent for Use: Longcroft Hotels have been approved in 36 resedential locations with one location in a semi rural area. ( please see attached addendum) Planning has been granted in Conservation areas, Green Belt, Open Countryside, Chilterns area of Outstanding Natural Beauty and one location operates within the South Downs National Park. The sensitive sites include Winchmore Hill (CH/2013/1737/FA) Letchworth Garden City and Liphook. Minimal Impact: No staff, no commercial deliveries, and no lighting or signage. Visitation is pre-booked and highly limited. This is less intensive than many forms of permitted home-based business. Amenity Safeguards Built-In: Waste is securely stored and collected via registered private carrier. Hygiene protocols exceed statutory requirements. Sound insulation exceeds Chartered Institute of Environmental Health standards. Established Commercial Uses Nearby: The proposal will not introduce a new use class to the area, but rather complement the existing small business presence, including the aforementioned coffee shop directly opposite the site. It is respectfully submitted that there is no evidence of unacceptable amenity impact, and the scale and use are clearly compatible with DP1’s objectives. Broader Policy Support This application is also supported by: NPF4 Policy 27 – Rural Development: Encourages home-based and small rural businesses that support local economies. MLDP Policy PP1 – Sustainable Economic Growth: Supports low-carbon, local enterprise and diversification. NPF4 Policy 3 / MLDP Policy EP5 – Biodiversity: Bird boxes, planting, and the non-intrusive nature of development enhance biodiversity To reject the application would be contrary to these policies. Page 162
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Conclusion Longcroft Luxury Cat Hotels is a successful national brand with a 14-year track record of delivering high-quality cat boarding in residential and rural settings across the UK. Planning permission has been granted for over 30 hotels, including in sensitive areas such as Conservation Areas, Green Belt, and National Parks. These approvals reflect the consistently low-impact nature of the Longcroft model, which involves: Strict appointment-only visitation No noise-generating activities Veterinary-grade, hygienic, sound-insulated buildings No staff or delivery traffic No history of complaints or enforcement across any UK sites The Planning Officer’s concerns appear to rely on general assumptions about traffic or noise, rather than the detailed evidence and supporting documentation presented. The Transportation Manager has accepted the scheme, and the model has been successfully operated with no amenity impact for over a decade. This proposal is: Proportionate, well-designed, and low-impact; Compatible with the residential context and Conservation Area; Supportive of local economic resilience and sustainable home working. We respectfully ask that this evidence be fully reconsidered before any refusal is issued. If you remain minded to refuse, we request that you do so without further delay (noting that the application is already outside its target determination period), and we will submit a full appeal to the Local Review Body. Page 163
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Schedule of Existing Longcroft Cat Hotels All except one in residential areas and all fully licensed by the local authority Town Address When Opened Welwyn Garden City 23 Longcroft Lane, Welwyn Garden City, Hertfordshire AL8 6EB June 2010 St Albans 38 Longacres, St Albans, Hertfordshire AL4 0DR April 2012 Winchmore Hill Redcot, Whielden Lane, Winchmore Hill, Amersham, Buckinghamshire HP7 0NQ March 2014 Fontwell Fairacres, Level Mare Lane, Eastergate, Chichester, West Sussex PO20 3SA September 2014 Pamber Heath 2 Church Road, Pamber Heath, Hampshire RG26 3DP October 2014 Braintree 217 Church Street, Bocking, Braintree, Essex, CM7 5LH March 2015 Southport 23 Shaws Road, Birkdale, Southport, PR8 4LP April 2015 Luton 12 Corncrake Close Luton Bedfordshire LU2 8EL December 2015 73 Great Ganett, Welwyn, HERTS Page 164
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Cole Green AL7 3DB March 2016 Page 165
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Romford 35 Hamlet Road, Romford, RM5 2DS June 2016 Margate 18 Gresham Avenue, Westbrook, Margate CT9 5EH May 2017 Norbury 157 Green Lane, Norbury, Greater London, NW16 3NA July 2017 Barnet 64 Haslemere Avenue, East Barnet, London, EN4 8EU July 2017 Liphook 78 Portsmouth Road, Liphook, GU30 7EF December 2017 Croydon 36 Valley Road, Kenley, Greater London CR8 5BQ June 2018 Letchworth 13 Field Lane, Letchworth, HERTS, SG6 3LF March 2018 Chelmsford 32 Hill Road, Chelmsford, Essex, CM2 6HW April 2018 Barry Island 54 Redbrink Crescent, Barry Island, Vale of Glamorgan, Wales, CF62 5TU July 2018 Cuffley 33 Brookside Crescent, Cuffley, Hertfordshire, EN6 4QW July 2018 Orpington 9 Forest Way, Orpington, BR5 2AG July 2019 Page 166
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Sheffield 28a School Green Lane, Sheffield, S10 4GQ August 2019 Flitwick 46 Osprey Road, Flitwick, Bedford MK45 1RU January 2020 Tring 46 Nathaniel Walk, Tring, Hertfordshire, HP23 5DG March 2020 Romsey Pains Hill, New Barn Farm House, Romsey SO51 0JE May 2020 Banbury The Burrow, Merestone, Marston St Lawrence, Banbury OX17 2DB December 2020 Bury St Edmunds Parkfield, Drinkstone, Bury St Edmunds, Bury Saint Edmunds IP30 9SS May 2021 Sandridge 35 St.Albans Rd, Sandridge, St Albans AL4 9LE August 2021 Walkern 1 Winters Ln, Walkern, Stevenage SG2 7N December 2022 Crowthorme 2 Lower Broadmoor Rd, Crowthorne RG45 7HD April 2023 Bursledon 12 Goslings Turning, Bursledon, Southampton SO31 8LP October 2023 Page 167
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Creeting St Peter Glebe House, The Ln, Creeting St Peter, Ipswich IP6 8QR May 2024 Wymondham The Wren, Suton Street, NR18 9JJ May 2025 Chelmsford 10 Grey Ladys, Chelmsford, Essex, CM2 8RB June 2025 Woking 1 Queens Avenue West Byfleet, KT14 7AD July 2025 Notes: i. Until March 2019, Longcroft also had an outlet at Royston, but this ceased operating due to the franchisee deciding to leave the network for personal reasons. ii. It should also be noted that planning permissions were granted for cat hotels at Haywards Heath, because the activity was seen to be acceptable in planning terms. However, for business reasons, Longcroft decided not to establish permanent cat hotels in these locations at the present time. Page 168
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Rebuttal to Concerns Regarding Residential Amenity and Rural Character Planning Application Ref: 25/00549/APP Proposal: Erection of Modular Outbuilding for Specialist Cat Boarding Facility Location: Stewart Place, South Road, Garmouth, IV32 7LX. We write in response to the Planning Officer’s indication that the proposal is likely to be refused due to concerns about: 1. Impact on residential amenity, and 2. Incompatibility with the surrounding rural character of the village and the wider Conservation Area. With respect, we submit that these concerns are unfounded and not supported by the context of the application site, its operation, or the surrounding environment. 1. No Adverse Impact on Residential Amenity The proposed small scale cat boarding facility will operate: ● On a strictly appointment-only basis, generating low levels of vehicle movement, comparable to a small home-based business or a home help coming in each day. ● Even when at 100% capacity the maximum number of customers cats in the hotel at one time is 8. In light of this, we would be happy to accept a condition in the following form: In association with the development hereby approved, the number of customers whose cats can be boarded at any given time is restricted to a maximum of 8. ● From a purpose-built, sound-insulated outbuilding, designed with animal welfare and visual discretion in mind , timber clad to make the outer look like a shed or other associated outbuilding we are used to seeing within residential gardens. ● With no overnight staffing, the homeowner runs the business as an extension to their hobby, no bright external lighting, or commercial signage is proposed. ● In full compliance with animal welfare regulations, 100% of our hotels have been awarded a 5-star rating by their respective local authorities from year three onwards. Page 169
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Each hotel is fully licensed and designed to promote a quiet, meticulously clean, and stress-free environment for its guests. ● Longcroft has been operating since 2010 and is well known for accommodating small numbers of cats in spacious, luxury UPVC and double-glazed suites. The unique and proven business model already operates successfully in 36 residential locations, all fully licensed and does not generate noise, odour, or disruption to neighbours. Unlike dog kennels, there is no barking, and all cats are housed quietly and securely within the building. In short, the proposal is less disruptive than short-term holiday lets, community event spaces, or food and drink establishments, all of which operate in close proximity to the applicant site. 2. Compatible with the Established Mixed Character of the Area The claim of incompatibility with the “rural character” does not reflect the actual, observable pattern of development in Garmouth or along South Road. Within the immediate and surrounding area there are already multiple existing businesses operating from residential properties or within the Conservation Area itself, including: ● Speyside Coffee Roasting Co - Fochabers IV32 7LU 1 minute from the applicant property and operating since 2017. – Café and roastery with on-site production. ● Open Weds to Saturday 10am -3pm and also Open on Sundays. ● https://speysidecoffee.co.uk/ ● Nova Hair – A commercial retail use subject to a current certificate application (25/00632/CLE). ● Speyside Self-Catering holiday let: Fochabers IV32 7LU 1 minute from the applicant property. https://speysideselfcatering.co.uk/ ● Associated attractions: https://speysideselfcatering.co.uk/attractions ● Coorie Doon Cottage: Fochabers IV32 7LZ 1 minute from the applicant property. Advertised nationally on Air B & B, the owner Amanda has been running this for 9 years the property has 80 individual customer reviews so its a popular choice. ● Heather Lea Cottage – Short-term accommodation holiday let business, Fochabers IV32 7NT, ● Paawfect Pet Services –Fochabers IV32 7HZ. Operating since 2018. An existing pet care service in the locality offering dog walking, Pet Taxi services and Wedding Day dog care. ● https://www.facebook.com/paawfectpetservices/ ● Garmouth & Kingston Community Hub IV32 7NQ. Operating since January 2020. Event venues and craft retailers, fruit and Vegetable sales alongside Pizza evenings and Tapas evenings and guided walks. Page 170
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https://www.facebook.com/GKCommunityHub/about_profile_transparency?locale=en_ GB ● Morinet Communications IV32 7GT. Morinet Communications is a company that operates in the Telecommunications industry. It employs 10 to19 people and has 1M to 5M of revenue. The company is headquartered in Fochabers. They offer WIFI, CCTV, security and digital services for Hotels,Cafe’s, Caravan Parks, Farms and Offices. https://www.facebook.com/MorinetTel/about ● Speyside Counselling IV32 7NJ - Operating since July 2020. Offering counselling services in person.https://www.facebook.com/JenniferUpsonCounsellor/about/?_rdr ● Egita Lash & Nails IV31 6AA - Operating since 2015. Offering in person services such as hairdressing, eyelash and brow tinting and acrylic nails. https://www.facebook.com/lashedandstyledbyegita/?locale=fy_NL ● Kingston Gelato Kitchen (pending Environmental Health and Safety approval) Opening hours Thursday to Saturday. This business will utilise an outbuilding within a residential garden that has been fitted with electrics and hot and cold water to use as a Gelato kitchen and business. Kingston Gelato will also be sold at The Community Hub in Garmouth — where daily availability of large scoop paper cups are advertised. https://www.kingstongelato.co.uk/updates/gelato-shack Below is an article from their website and tells the story on how they will go from “Shack to Scoop Shop” “It’s nearly there! From a worm-filled grey shack to a light and airy, and most importantly, hygiene-compliant kitchen. Somewhere in between that first inspiration on a muggy February day and now, from this summer, I passed the point of no return with Kingston Gelato. This point occurred some time after the visit from Environmental Health and Safety, which advised on the suitability of the shed and provided me with information on the next steps. With the kitchen now hooked up with electricity and serviced with hot and cold water pipes, that point of no return is in the past. Three months on from bringing the dream to reality, the kitchen is shaping up to fulfil our goal of being an artisan gelato specialist, producing joyful scoops of bold flavours.” ● Rob Wigham Watercolours IV32 7LP http://www.robwighamwatercolours.com/ ● All of these businesses are service-based with commercial uses. Page 171
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● Tourist attractions such as the Lein Nature Reserve, Garmouth & Kingston Golf Club, and various walking and cycle routes, all bring regular external activity through the village. This confirms that the area is not exclusively rural or residential in its use or character. The Conservation Area designation does not preclude change or commercial use — rather, it seeks to ensure that development is sensitive to its context. The proposed outbuilding respects that context through: ● Modest scale and siting within a private garden. ● Design quality, aligned with Longcroft’s high-welfare standards. ● Design includes n an attractive, wooden timber outer-shell to respect the visual aspect of the area. ● Landscaping and boundary treatments that visually soften its impact. 3. South Road Is an Active Access Route South Road serves as the main access to Garmouth and Kingston, used by all vehicles, buses, deliveries, and visitors accessing the wider network of trails and nature reserves. It is not a quiet rural lane, but rather a functional, well-trafficked road within the settlement envelope. The proposed business would generate no more activity than currently associated with visitor traffic or nearby tourist and café uses. Therefore, any argument about increased vehicle movements or disturbance is not substantiated in this context. Conclusion In light of the minimal impact on amenity, prevalence of similar commercial uses, and the contained, discreet nature of the proposal, we respectfully submit that the application does not conflict with the rural or conservation character of the area. The proposed cat boarding facility: Page 172
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● The proposal preserves residential amenity through its low-intensity, passive use. The primary use of the property will remain as a private residence with garden, with the cat hotel operating as a secondary Sui Generis use. ● Respects the Conservation Area setting, and ● Reflects the village’s mixed and evolving character, which blends residential, community, tourism and small-scale enterprise uses. We therefore kindly request that the application be determined on its planning merits, with appropriate conditions if necessary, rather than refused on generalised concerns that do not reflect the site-specific realities of this location. Page 173
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Updated figures as requested by Moray Council, Flood Risk Management using the appropriate climate change allowance for the site (37%). Drainage Response – Application 25/00549/APP Stewart Place House, South Road, Garmouth Following your consultation response dated 22/07/25, we have updated our drainage layout and calculations as follows: Soakaway Location The soakaway will be relocated to a position at least 5 metres from the nearest property boundary, in line with Building Regulations and Moray Council policy. (See Diagram 1 – Soakaway System) Design to 3.33% AEP + 37% Climate Change Allowance The proposed soakaway has been designed to accommodate a 1-in-30-year storm event in accordance with the CIRIA SuDS Manual (C753) (3.33% AEP) with a 37% climate change uplift, in line with SEPA guidance for the North-East Scotland River Basin District. Page 174
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● Impermeable Roof Area: 53.7 m² ● Design Rainfall Depth: 54.8mm (40mm 1-in-30-year storm + 37% uplift) ● Runoff Volume Calculation: 53.7 m² × 0.0548m = 2.94m³ ● Proposed Soakaway Capacity: 3 m (L) × 1 m (W) × 2 m (D) = 6.00 m³ ● Freeboard / Safety Margin: 6.00 m³ – 2.94 m³ = 3.06 m³ This confirms that post-development runoff will not exceed pre-development runoff, and no surface water will discharge to third-party land or sewer systems. The soakaway provides a robust margin of safety and demonstrates compliance with Moray Council’s drainage requirements. Surface Water Management The site remains fully permeable outside the building footprint. The new structure sits slightly above ground level, with all roof runoff directed via guttering into a water butt, with overflow managed via the soakaway. In exceedance events, surface water will follow the natural ground slope over soft landscaped areas, with no increased risk of flooding to surrounding properties or infrastructure. This approach is in accordance with Sustainable Drainage Systems (SuDS) principles Page 175
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and Moray Council’s Supplementary Guidance. We trust this addresses all requirements from the Flood Risk Management team. Please let us know if any further clarification is needed. Kind regards, Abi Purser (Agent) On behalf of the applicant Page 176
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From: Tracey Dickieson <Tracey.Dickieson@moray.gov.uk> Sent: 24 Jul 2025 09:25:55 To: DMSMyEmail@moray.gov.uk Cc: Subject: FW: Stewart Place, Moray IV32 7LX - Your Ref: 25/00549/APP - Erection of specialist Cat Boarding facility. Attachments: Planning Consultation Response 25-00549-APP UPDATED (ACCEPTANCE).docx From: Kmicha, Karim <Karim.Kmicha@jacobs.com> Sent: 23 July 2025 16:54 To: FRM Consultation <frmconsultation@moray.gov.uk>; Fiona Olsen <Fiona.Olsen@moray.gov.uk> Cc: Planning Consultation <consultation.planning@moray.gov.uk> Subject: RE: Stewart Place, Moray IV32 7LX - Your Ref: 25/00549/APP - Erection of specialist Cat Boarding facility. Warning. This email contains web links and originates from outside of the Moray Council network. You should only click on these links if you are certain that the email is genuine and the content is safe. Hi Fiona, Please find attached final FRM Response for this application. It is ACCEPT with no comments or conditions attached to it. With respect to the neighbours’ concerns, a drainage statement has been provided by the applicant which includes plans and calculations for the proposed drainage system which is designed to a 3.33% Annual Exceedance Probability (including climate change) without surcharging. The submission is in line with Moray Council guidance for drainage and flooding which can be found in the “Supplementary Guidance on Flood Risk and Drainage Impact Assessments for New Developments” document via www.moray.gov.uk/downloads/file133646.PDF. Thanks, Karim Kmicha (he/him) | Jacobs | Environmental Engineer, Water & Environment karim.kmicha@jacobs.com | Edinburgh, UK | Charity Ambassador for ACE Europe UPCOMING ANNUAL LEAVE: Wednesday 16th July to Friday 18th July (inc.) Wednesday 27th August to Friday 29th August (inc.) From: FRM Consultation <frmconsultation@moray.gov.uk> Sent: 23 July 2025 10:12 To: Kmicha, Karim <Karim.Kmicha@jacobs.com> Subject: [EXTERNAL] FW: Stewart Place, Moray IV32 7LX - Your Ref: 25/00549/APP - Erection of specialist Cat Boarding facility. Hi Karim, Please see attached update for this application Kind Regards, Natalie Nowinski BEng (Hons) Engineering Technician | Flood Risk Management – Consultancy news | website | Facebook | Instagram | YouTube natalie. nowinski@ moray. gov. uk | Hi Karim, Please see attached update for this application Kind Regards, Natalie Nowinski BEng (Hons) Engineering Technician | Flood Risk Management – Consultancy news | website | Facebook | Instagram | YouTube natalie.nowinski@moray.gov.uk | 07751341255 Work pattern: hybrid (Mon-Fri, 8am-4pm) Page 178
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From: Abi Purser <info@longcroftcathotel.co.uk> Sent: 22 July 2025 14:47 To: Fiona Olsen <Fiona.Olsen@moray.gov.uk>; FRM Consultation <frmconsultation@moray.gov.uk> Subject: Stewart Place, Moray IV32 7LX - Your Ref: 25/00549/APP - Erection of specialist Cat Boarding facility. Warning. This email contains one or more attachments and originates from outside of the Moray Council network. You should only open these attachments if you are certain that the email is genuine and the content is safe. Warning. This email contains web links and originates from outside of the Moray Council network. You should only click on these links if you are certain that the email is genuine and the content is safe. Good afternoon Fiona. We hope you are well. We have reviewed the comments uploaded today 22nd of July by Flood Risk Management and have amended our plan to include the 37% climate change allowance as requested. We are happy for this to be conditioned as part of the decision notice if you feel this to be appropriate and look forward to your comments. The updated document is attached in PDF format. FRM copied in. Many thanks Abi Purser Agent. Abi Purser, Founding director Longcroft Luxury Cat Hotel 23 Longcroft Lane, Welwyn Garden City, Herts, AL8 6EB. | Telephone: 01707 832000 NOTICE - This communication may contain confidential and privileged information that is for the sole use of the intended recipient. Any viewing, copying or distribution of, or reliance on this message by unintended recipients is strictly prohibited. If you have received this message in error, please notify us immediately by replying to the message and deleting it from your computer. Page 179
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Consultation Request Notification Planning Authority Name Moray Council Response Date 3rd June 2025 Planning Authority Reference 25/00549/APP Nature of Proposal (Description) Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Site Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Site Postcode N/A Site Gazetteer UPRN 000133001445 Proposal Location Easting 333898 Proposal Location Northing 864345 Area of application site (M2) 1509 Additional Comment Development Hierarchy Level LOCAL Supporting Documentation URL https://publicaccess.moray.gov.uk/eplanning/ce ntralDistribution.do?caseType=Application&ke yVal=SW6RDTBGH2Y00 Previous Application 24/01286/APP 24/01004/LBC 91/01237/LBC Date of Consultation 20th May 2025 Is this a re-consultation of an existing application? No Applicant Name Mrs Nicole Cronje Applicant Organisation Name Applicant Address Stewart Place South Road Garmouth Fochabers Moray IV32 7LX Agent Name Abigail Purser Agent Organisation Name Agent Address 23 Longcroft Lane Welwyn Herts AL8 6AB Agent Phone Number Agent Email Address N/A Page 180
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Case Officer Andrew Miller Case Officer Phone number 01343 563274 Case Officer Mobile number 07854 685960 Case Officer email address andrew.miller@moray.gov.uk PA Response To consultation.planning@moray.gov.uk NOTE: If you do not respond by the response date, it will be assumed that you have no comment to make. The statutory period allowed for a consultation response is 14 days. Due to scheduling pressures if a definitive response is not received within 21 days this may well cause the two month determination period to be exceeded. Data Protection - Moray Council is the data controller for this process. Information collected about you on this form will be used to process your Planning Application, and the Council has a duty to process your information fairly. Information we hold must be accurate, up to date, is kept only for as long as is necessary and is otherwise shared only where we are legally obliged to do so. You have a legal right to obtain details of the information that we hold about you. For full terms please visit http://www.moray.gov.uk/moray_standard/page_121513.html For full Data Protection policy, information and rights please see http://www.moray.gov.uk/moray_standard/page_119859.html You can contact our Data Protection Officer at info@moray.gov.uk or 01343 562633 for more information. Please respond using the attached form:- Page 181
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MORAY COUNCIL PLANNING CONSULTATION RESPONSE From: Transportation Manager Planning Application Ref. No: 25/00549/APP Erect outbuilding for specialist cat boarding facility operating as an ancillary cattery business from the residential property at Stewart Place South Road Garmouth Fochabers for Mrs Nicole Cronje I have the following comments to make on the application:- Please (a) I OBJECT to the application for the reason(s) as stated below ❑ (b) I have NO OBJECTIONS to the application and have no condition(s) and/or comment(s) to make on the proposal ❑ (c) I have NO OBJECTIONS to the application subject to condition(s) and/or comment(s) about the proposal as set out below x (d) Further information is required in order to consider the application as set out below ❑ This proposal is for an ancillary cat boarding facility of 8 suites to be provided within the garden ground of an existing property within Garmouth Village. Sufficient parking and manoeuvring space is available within the site to accommodate a number of vehicles, and with pedestrian accesses available onto the adjacent (private) lane “The Wyndies” directly opposite a large car park associated with an adjacent apart hotel and coffee house. The applicant has confirmed that the site would operate on a booking only basis and with customer appointments being staggered to minimise any increase in vehicular activity or parking demand at any given time. Additionally, staffing is to be provided by those already occupying the property. Although the existing vehicular access onto the B9015 South Road is subject to slightly restricted visibility the speed limit at this location is 20mph, and it is considered that any associated (new) vehicular movements would have minimal impact overall. Note – for clarity this response is provided on the basis of the boarding facility being ancillary to the parent property (as described): Condition(s) 1. A minimum of four existing car parking spaces shall be retained within the site throughout the lifetime of the development, unless otherwise agreed in writing with the Council as Planning Authority. Reason: To ensure the permanent availability of the level of parking necessary for residents/visitors/others in the interests of an acceptable development and road safety. Page 182
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2. A turning area shall be retained within the curtilage of the site to enable vehicles to enter and exit in a forward gear. Reason: To ensure the provision for vehicles to enter/exit in a forward gear in the interests of the safety and free flow of traffic on the public road Further comment(s) to be passed to applicant Planning consent does not carry with it the right to carry out works within the public road boundary. Public utility apparatus may be affected by this proposal. Contact the appropriate utility service in respect of any necessary utility service alterations which have to be carried out at the expense of the developer. No building materials/scaffolding/builder’s skip shall obstruct the public road (including footpaths) without permission from the Roads Authority. Contact: AG Date 05 June 2025 email address: transport.develop@moray.gov.uk Consultee: TRANSPORTATION Return response to consultation.planning@moray.gov.uk Please note that information about the application including consultation responses and representations (whether in support or objection) received on the proposal will be published on the Council’s website at http://publicaccess.moray.gov.uk/eplanning/ (You can also use this site to track progress of the application and view details of any consultation responses and representations (whether in support or objection) received on the proposal). In order to comply with the Data Protection Act, personal information including signatures, personal telephone and email details will be removed prior to publication using “redaction” software to avoid (or mask) the display of such information. Where appropriate other “sensitive” information within documents will also be removed prior to publication online. Page 183
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LAND REGISTER OF SCOTLAND Officer’s ID / Date N ORDNANCE SURVEY NATIONAL GRID REFERENCE Survey Scale MOR18930 70m 1/2500 NJ3364 NJ3464 7860 TITLE NUMBER 29/3/2019 Page 185
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W all Thickness = 70mm 2) Front Elevation These plans are made to Longcroft Luxury Cat Hotels Specification 0m 1m © Copyright PPL Scale = 1:100 1:100 Scale 2m Glass Glass Glass G G G G Page 188
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W all Thickness = 70mm © Copyright PPL 4) Left Side Elevation 0m 1m 2m These plans are made to Longcroft Luxury Cat Hotels Specification Scale = 1:100 1:100 Scale Page 189
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© Copyright PPL 0m 1m 2m W all Thickness = 70mm 3) Rear Elevation These plans are made to Longcroft Luxury Cat Hotels Specification Scale = 1:100 1:100 Scale Page 190
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W all Thickness = 70mm © Copyright PPL 0m 1m 2m 5) Right Side Elevation These plans are made to Longcroft Luxury Cat Hotels Specification 1:100 Scale Scale = 1:100 Page 191
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APPENDIX 3 FURTHER REPRESENTATIONS FROM INTERESTED PARTIES Page 193
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1 Lissa Rowan From: Sent: 19 October 2025 10:05 To: Committee Services Subject: Notice of Review: planning Application 25/00549/app. Your ref LR/LR315 Dear Lisa Thank you for informing me of the planning appeal re the above proposal. I would like to make the following comments on the material provided. I have already expressed concern regarding the potenƟal noise nuisance of a caƩery being sited amongst residenƟal properƟes due to the habit of cats to meow in the early morning and night but as the developers agents have restated their opinion that this should not be a problem I will raise it again. In addiƟon the developers agents have given the impression that Garmouth is a busy metropolis which highlights a lack of local knowledge. Garmouth is in fact a small relaƟvely quiet village. The list of business they provide is inaccurate and misleading. At least two do not exist in Garmouth (Nova Hair and Egita Lash and Nails IV31 6AA), and the address given for Morinet, described as a £5m business employing up to 19 people, is a small residenƟal property. The agents also use Garmouth and Fochabers interchangeably which may explain some of the inaccuracies. The agents state there will be no deliveries to the proposed caƩery, which is surprising given that some supplies will presumably be required, however there will undoubtedly be collecƟons as the applicaƟon sƟpulates that collecƟons of cat mess will be made by a registered contractor. The road the proposed development is on is narrow and the entrance to the property is in fact at its narrowest point where it is not possible for two cars to pass at the same Ɵme. Yours Page 195
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1 Lissa Rowan From: Sent: 17 October 2025 16:54 To: Lissa Rowan Subject: Planning Application 25/00549/APP Drainage Issue Dear Lissa, We would like to object to the review of this applicaƟon for the following reason. During the planning permission applicaƟon process, we noƟced that the plan for drainage of rainwater had been altered to a new posiƟon. This new posiƟon is a maƩer of grave concern as there is a constant issue with a high water table in this part of the village and as a result of heavy blue-clay about 1 meter below the top soil, there is very liƩle effect wrt soak-always in this part of the village. As a result of this and as a result of my property siƫng approximately 1.2 meters lower than The Stewart Place, I strongly believe that my house would be flooded during periods of heavy rain. Kind regards, Page 197
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1 Lissa Rowan From: Committee Services Sent: 28 October 2025 17:02 To: Lissa Rowan Subject: FW: NOR: Planning Application 25/00549/APP From: Sent: 28 October 2025 16:54 To: Committee Services <committee.services@moray.gov.uk> Subject: NOR: Planning Application 25/00549/APP Warning. This email contains web links and originates from outside of the Moray Council network. You should only click on these links if you are certain that the email is genuine and the content is safe. To The Clerk to the MLRB Further to this Notice of Review and our initial objection: We note that the applicant has repeated their assertion that the cat hotel business will create an average of one traffic movement per day, without providing any indication or evidence as to how they have arrived at this figure. We fail to see how a business offering eight accommodation units, opening six days a week, can possibly result in so few traffic movements, especially when waste collections and any material deliveries are factored in. The applicant has repeated their claim that the business will offer positive economic and community benefits. Given that it will undoubtedly lead to increased traffic in our quiet, predominantly residential area, and the business will provide no employment opportunities (by their own assertion), how can this claim possibly be substantiated? Yours faithfully, Sent from Outlook for iOS Page 199
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APPENDIX 4 APPLICANT’S RESPONSE TO FURTHER REPRESENTATIONS Page 201
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RESPONSE TO FURTHER REPRESENTATIONS Planning Application 25/00549/APP Date: 14 November 2025 Dear Ms Rowman, 1. Thank you for the opportunity to respond to the further representations submitted. 2. I address each of the points raised in turn below. For clarity, I have grouped the matters thematically. Noise Concerns 3. Several contributors state concerns about cats “meowing at night” and general noise nuisance. 4. Facts on the record: a. Environmental Health were formally consulted and raised no objection. b. They specifically concluded that the proposal presented no noise concerns and did not require a Noise Impact Assessment. c. All cats are housed indoors, in fully insulated suites, with no outdoor runs. d. The building is specifically designed to exceed CIEH acoustic insulation standards. e. Cats in a boarding environment do not roam, call, or interact with other cats as they might outdoors; they are kept individually in controlled, quiet suites. 5. The concern is therefore speculative and unsupported by any technical evidence, whereas the professional consultee advice confirms that noise will not be an issue. “Busy Metropolis” / Local Context and Business List 6. One representation suggests our supporting statement “misrepresented” Garmouth. 7. To clarify: a. The supporting statement does not describe Garmouth as “busy”, and certainly not as a metropolis. Page 203
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b. The point made was simply that the wider area contains a mix of residential, tourism, and home-based business uses, consistent with small rural villages. c. Where examples were provided, businesses in Fochabers were included only because representors repeatedly referred to Fochabers and Garmouth interchangeably in their own objections. 8. The intention was not to misdescribe the village, but to demonstrate that small-scale commercial activity is not unusual in this rural locality, which is materially relevant under NPF4 Policy 26. 9. If any entry in that list falls outside Garmouth, this is immaterial: the principle being illustrated remains valid—that low-intensity home-based businesses of various kinds already operate in the area and do so without undue impact. Deliveries and Waste Collection 10. Representations raise two related concerns: that deliveries will occur and that waste collection will add traffic. Deliveries 11. The operation does not receive commercial deliveries. All consumables (cat litter, cleaning products, food) are purchased as part of normal domestic shopping undertaken by the resident operator. This is expressly confirmed in the planning submission. Waste Collection 12. Yes, waste is collected by a licensed carrier, exactly once per fortnight, using a standard domestic-scale wheelie bin. 13. A single fortnightly collection is less than normal household waste collection and does not amount to harmful additional activity. Traffic Movements – “1 per day” 14. Several representations question the average of one vehicle movement per day. Page 204
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Evidence Behind the Figure 15. Longcroft Cat Hotels have been operating for over 14 years in more than 30 residential locations, including Conservation Areas and National Parks. Across this dataset: a. The average number of customer visits per day is 1. b. The majority of stays are 7–14 days, meaning that arrival/departure days are infrequent. c. It is typical that our hotels achieve an average of 70% occupancy in year 3 (with figures being lower in the first 2 years), meaning that they rarely run at full capacity. d. There are no daily staff movements and no deliveries. 16. This is therefore not an arbitrary estimate; it is based on actual, long-standing operational evidence, unchallenged by any consultee. Traffic Safety 17. The Transportation Manager: a. Raised no objection; b. Confirmed parking and turning are sufficient; c. Confirmed no road safety concerns. 18. This carries significant weight. 19. The representors’ disagreement with the figure is not evidence. The planning system must rely on substantiated data and professional consultation responses. Narrow Road / Access Width 20. One representor notes that South Road narrows at the entrance. 21. Transportation assessed this exact point. Their formal consultation response confirms: a. Safe access is achievable Page 205
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b. Sightlines are acceptable c. Turn-in and turn-out space is adequate d. Parking and turning within the site prevent any risk of on-street obstruction 22. The LRB must give primacy to the professional road safety authority, not lay commentary. Drainage and the High Water Table 23. One representation repeats an objection already resolved during the application. 24. Key facts: a. The Flood Risk Management Team originally requested revised drainage information. b. The applicant produced updated calculations using the 37% climate change allowance. c. Flood Risk Management then issued a full withdrawal of objection. d. The drainage is now accepted as compliant with NPF4 Policy 22 and MLDP EP12/EP14. 25. It is therefore demonstrably incorrect to suggest that drainage remains a problem. 26. In addition: a. The soakaway location was adjusted to meet the 5m boundary offset required. b. The development results in only c.53m² of impermeable area—equivalent to a modest shed. 27. The allegation that the neighbour’s property “would be flooded” is not supported by any technical analysis, whereas the Council’s own specialists have assessed and approved the proposed solution. Page 206
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Economic and Community Benefits 28. One representor challenges the existence of any positive benefit. 29. The proposal: a. Supports NPF4 Policy 26, which encourages small, home-based microbusinesses. b. Provides a needed local service (Moray has very limited welfare-centric cattery provision). c. Supports the local economy through ongoing small-scale spending, tradespersons, and animal-related commerce. d. Relocates a previously approved and successfully operated cat hotel building, minimising embodied carbon and waste. 30. The absence of external employees does not diminish the fact that NPF4 expressly supports home-working microbusinesses, which by definition will not create employment elsewhere. Summary 31. All three representations raise points which: a. Were already considered and addressed by technical consultees; b. Are not supported by any professional or objective evidence; c. Misunderstand the very low-intensity nature of the proposed use; and d. Do not outweigh the clear evidence of compliance with NPF4 and MLDP policies. 32. The proposal remains: a. Low-impact Page 207
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b. Well-screened c. Consultee-approved (roads, environmental health, drainage) d. Policy-compliant e. Appropriate for a residential setting under NPF4 Policy 26 33. For these reasons, I respectfully submit that the further representations contain no new evidence and do not alter the conclusions already set out in my Notice of Review. Yours sincerely, Abigail Purser Page 208