Farmhouse with farm facilities at Land 370 Metres North East Of 5 Flawcraig, Farm, Rait, Perth

What was proposed

A single-storey farmhouse with an office, store, kitchen, three bedrooms, glasshouse, micro dairy, extended access track and associated works was proposed.

“PROPOSAL: Erection of dwellinghouse with integrated farm office, glasshouse and dairy, extension of access track and associated works…”

“The dwelling proposed is single storey and provides an office, store, kitchen, 3 bedrooms, a glass house (for domestic growing) and micro dairy (for domestic use). The design features compost heat exchange, water collection and solar PV alongside a ‘hyper local’ approach to sourcing building materials.”

Officer report

The site and farming business

The site lies within agricultural land at Craighead Farm, a 21.37-hectare livestock enterprise with no existing farm properties.

“The proposed development comprises a new farmhouse at Craighead Farm to support the ongoing management of the farming enterprise. The site is located to the west of Kinnaird within a larger area of agricultural land.”

“The applicants own and run Craighead Farm, a 21.37 hectare (ha) farming enterprise comprising of pasture, grazable woodland and agroforestry, including sheep (primarily Hebridean Sheep), Cattle (primarily Shetland Cattle) and Angora Goats. There are no properties on the farm and the applicants live off-site in rented accommodation in the Carse.”

Officer report

Earlier applications

An earlier dwelling application was withdrawn, while applications for agricultural buildings and a track were submitted or approved between 2023 and 2024.

“22/01993/FLL Full Planning Permission application was Withdrawn on 16 May 2023 for Erection of a dwellinghouse and outbuildings and associated works…”

“23/00863/PNA on 5 July 2023 for Formation of agricultural track…”

Officer report

Why officers recommended approval

Officers considered the dwelling necessary for a viable rural business, appropriately designed and located, and compliant with relevant planning policies.

“NPF policy 17: Rural Homes supports under part a) v.) houses which are demonstrated to be necessary to support the sustainable management of a viable rural business or croft, and there is an essential need for a worker to live permanently at or near their place of work. LDP2 Policy 19: Housing in the Countryside supports new houses in the open countryside on defined categories of sites as set out in Section 3 of the Supplementary Guidance (SG).”

“Changes in the business could include the selling off of any houses or buildings which could instead have been renovated or converted to provide accommodation. The existing buildings at the neighbouring Guardswell Farm (where the applicants run their agritourism business) have all been renovated or converted to holiday or event accommodation.”

Officer report

Consultation responses

All listed consultees raised no objection, with conditions or advice proposed for private water, access, noise, lighting and biodiversity matters.

“No objection to proposal, informative required in relation to private water.”

“No objection to the proposal, standard conditions recommended in relation to noise and light.”

Officer report

What people said

Sixty representations were received: 38 supported the proposal for sustainability and local benefits, while 22 objected on planning, traffic, landscape, access and amenity grounds.

“Potential future plans • No adequate justification • Contrary to Development Plan policy • Out of character with the area • Inappropriate land use • Noise pollution • Traffic congestion, and road safety concerns • Light pollution • Detrimental impact on wider landscape character • Inappropriate design and density • Restricts public access • Adverse effect on visual amenity • Excessive height • Loss of open space • Over intensive development / Inappropriate housing density…”

Officer report

Who addressed the committee

An objector and the applicant addressed the committee and answered members’ questions.

The committee’s decision

The committee granted permission subject to six conditions and the listed informatives, stating that the proposal accorded with the Development Plan.

“Justification The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan.”

“Informatives 1. Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken.”

Minutes