Eight holiday lodges at 25 Grafton Road, Birmingham

What was proposed

The application proposed eight holiday accommodation units, with parking, landscaping and associated works, using three lodge types along a private access track.

“1 The application is for the erection of 8 holiday accommodation units and associated works. The site lies to the southwest of Strathtay village within the conservation area boundary but outwith the settlement. The site is contained within a larger grass field which is bordered by mature woodland to the north with an access track to the south and the River Tay beyond.”

“2 The proposal is to erect 8 holiday lodges comprising of 3 different types arranged along the private access track to the south. Parking is to be located at each lodge with wider landscape planting proposed to contain the site.”

Officer report

Earlier application

An earlier application for eight holiday accommodation units and associated works was withdrawn on 11 December 2025.

“5 25/01334/FLL Full Planning Permission application was withdrawn on 11 December 2025 for the erection of 8 holiday accommodation units and associated works.”

Officer report

Why officers supported it

Officers considered the proposal compliant with national and local planning policies, supporting rural business diversification, tourism, landscape measures and the local economy.

“39 NPF4 Policy 29 advises that development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported. It further advises that development proposals in rural areas should be suitably scaled, sited and designed to be in keeping with the character of the area.”

“45 The proposed lodges are proposed to contribute to the business growth providing a sustainable, year-round income stream that supports the broader rural business and land management operations. Expanding into lodge tourism will allow the business to diversify its income, extend the visitor season, and attract a wider market. The proposal will support local employment and contribute to the rural economy.”

Officer report

Consultees’ views

The community council objected, while most consultees had no objection or supported the proposal subject to conditions covering matters including noise, access, biodiversity and landscaping.

“17 Mid Atholl, Strathtay and Grandtully Community Council - The community council objects to the proposal for the following reasons - contrary to policy, no justification for this location, access and road safety concerns, inappropriate siting (including layout, design, build, form and landscaping), flood risk, impact on River Tay SAC, impact on wildlife and no demand for holiday accommodation.”

“23 Environmental Health (Noise Odour) - No objections subject to conditions regarding plant noise, lighting, construction hours and submission of a Noise Management Plan.”

Officer report

Residents’ views

Forty-one objections raised concerns including conservation, traffic, biodiversity, flooding, drainage, design, noise, lighting and visual impact; sixteen letters supported local economic benefits.

“- Contrary to policy - Contrary to conservation area appraisal - Detrimental impact on character of conservation area - Road safety - Increased traffic - Impact on biodiversity - Impact of River Tay SAC - Inappropriate design, layout, density, built form, materials - Inadeqate landscaping - No demand for holiday accommodation - Flooding and drainage impacts - Noise pollution - Light pollution - Pollution generally including littering - Adverse effect on visual amenity -…”

“- Local business support - Boost local spending and support business - Increased accommodation options - Reduces pressure on existing housing stock…”

Officer report

Who spoke

Two objectors and the agent on behalf of the applicant addressed the committee and answered members’ questions.

The committee’s concern

The proposed refusal was based on the view that modern development in an important open area would not preserve or enhance the conservation area or reflect its patterns and styles.

“Motion (Councillor D Cuthbert and Bailie C McLaren)”

“Refuse, on the basis that the application is contrary to the Planning (Listed Building and Conservation Areas (Scotland) Act 1997, Section 64(1); National Planning Framework 4 (2023), Policy 7d: Historic Assets and Places; and Perth and Kinross Local Development Plan 2 (2019), Policy 28A: Conservation Areas – New Development as the proposal fails to preserve or enhance Grandtully and Strathtay Conservation Area by introducing modern design built development in an open area…”

Minutes