61 cottages for holiday or staff use at Moness Resort, Aberfeldy

What was proposed

The application sought flexible use of 61 existing holiday cottages for tourism or staff accommodation linked to Taymouth Castle Estate.

“This report relates to a planning application seeking the change of use of existing holiday cottages at the Moness Resort on Crieff Road, Aberfeldy. The change will allow flexibility whereby a proportion of the cottages may continue to operate as holiday accommodation or, alternatively, used as staff accommodation for employees of the Taymouth Castle Estate in Kenmore.”

“The supporting documentation confirms that the hotel and remaining 42 cottages would continue to operate as already established, and that the 61 cottages for holiday or staff use would be managed flexibly in response to seasonal visitor demand and staffing requirements. The staff accommodation aspect would be restricted to employees of Taymouth Castle Estate and would not operate as general market housing.”

Officer report

What officers recommended

Officers recommended approval because the proposal complied with the Development Plan and no material considerations outweighed it.

“This report recommends approval of the application as the development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan.”

Officer report

Why officers supported it

Officers considered that managed flexible use would protect peak tourism capacity, support the resort’s viability and reduce pressure on local rented housing.

“Concerns are raised that staff accommodated at Moness may subsequently move into the local housing market, increasing competition for housing, and that staff housing should instead be provided at the Taymouth Castle Estate.”

“Other concerns have been raised that the submitted Socio-Economic Report presents only positive impacts, that the proposal may confer an unfair advantage on a single employer, that local infrastructure capacity has not been adequately tested, and that the operational management of units could result in the effective displacement of tourism accommodation. These matters have been considered in the assessment of the application.”

Officer report

Consultation responses

The community council supported the application, while consultees generally raised no objections and transport officers sought travel conditions.

“Aberfeldy Community Council: No objection. Aberfeldy Community Council express unanimous support for the proposal following consultation with residents and businesses, which generated over 200 individual and 30 business responses.”

“Transportation and Development: No objection. Advise the existing access, internal road layout and parking arrangements are considered satisfactory, with no increase in traffic generation anticipated. The consultee supports the use of staff shuttle services to reduce car dependency but recommends conditions requiring a Green Travel Plan and the provision of secure cycle parking to further promote sustainable travel.”

Officer report

Objections and support

Four representations were received: community council support and three objections concerning tourism, housing, the economy, alternative sites and policy compliance.

“Four representations were received. The Aberfeldy Community Council supports the application, otherwise three object to the application.”

“Reduction in dedicated tourism accommodation • Impact on economy/visitor numbers • Alternative sites should be considered. • Contrary to Development Plan • Out of character with area • Impact on housing stock in Aberfeldy • Could exacerbate existing housing pressures in Aberfeldy, with limited affordable housing and high levels of second homes and short‑term lets • Considers that increased demand from staff may further restrict housing availability for local workers and…”

Officer report

Who spoke

The agent answered members’ questions.

The committee decision

The committee granted permission for three years, with occupancy controls and requirements for cycle parking and a Green Travel Plan before staff use.

“Conditions 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been lawfully started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2.”

“Prior to any of the units being utilised for staff accommodation, a detailed design for the proposed secure covered cycle parking facility for a minimum of 20 cycles shall be submitted to and approved in writing by the Planning Authority in consultation with the Roads Authority. The design shall also show the location of the cycle parking which shall take account of the visual amenity of the area and setting of nearby listed buildings.”

Minutes