Four-bedroom dwelling at Land 20 Metres South Of East End Cottage, Pitlochry

What was proposed

The application proposed a four-bedroom house with an air source heat pump, private electric vehicle charging and associated works.

“Proposal: Erection of dwellinghouse, installation of air source heat pump, private EV charging station and associated works…”

“The proposal is for the erection of a four-bedroom dwellinghouse, installation of air source heat pump, private EV charging station and associated works in the hamlet of Balnaguard, located approximately 7.5 miles from Aberfeldy.”

Officer report

The site and surroundings

The site is an irregular plot south of the B898, formerly associated with East End Cottage, within the hamlet of Balnaguard.

“The site is an irregular shaped plot of land immediately south of the B898 and is ground associated with East End Cottage, which is located on the north side of the public road. East End Cottage operates as a short term let. The surrounding area is characterised by predominately 1.5-storey houses which feature a uniform architectural style, which includes pitched roofs, dormer windows and a materials palette dominated by stone.”

“The proposed development site lies within an area that is considered to be archaeologically sensitive given its proximity to scheduled monument (SM2232, MPK1986) and its location within the historic township of Balnaguard (MPK9028).”

Officer report

Earlier applications

A previous house application was withdrawn, while an application for an ancillary building at East End Cottage remained under consideration.

“25/00292/FLL Erection of dwellinghouse, installation of air source heat pump and EV charger and associated works 11 July 2025 Application Withdrawn.”

“25/01053/FLL Erection of an ancillary building 28 July 2025 Pending Consideration.”

Officer report

What officers recommended

Officers considered the proposal compliant with the development plan and recommended approval because no material considerations justified departing from it.

“Conclusion and Reasons for Recommendation…”

“To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations and none has been found that would justify overriding the Development Plan.”

Officer report

Design was the main issue

Design changes reduced the ridge height and dormers, added traditional features and altered the roof pitch to better fit Balnaguard’s character.

“Several objections (including external consultee feedback from Perth & Kinross Heritage Trust) raised concerns regarding the design and scale of the original design. Following discussions with the applicant’s agent, the dwellinghouse’s ridge height was reduced, the number of dormers reduced, traditional chimneys introduced, and a revised balance between traditional stone and aluminium cladding.”

“In terms of overlooking/loss of privacy, whilst is acknowledged that there is only a ten-metre separation between the proposed north elevation and the one-storey cottages on the north side of the public road, overlooking is normal and expected within the context of a public road. Furthermore, due to the alignment of the proposed 1 st floor dormers and the compact dimensions of cottage’s windows and skylights, it is unlikely to pose significant loss of privacy.”

Officer report

Consultees’ views

Scottish Water and council services raised no objection, while the Heritage Trust sought archaeological conditions and design improvements.

“Perth and Kinross Heritage Trust: Raised concerns regarding proposal’s design and impact on historic township of Balnaguard. If granted, it was recommended…”

“Transportation and Development: No objection subject to conditions relating to street lighting design and preventing surfacing aggregate discharging onto the public road.”

Officer report

Objections and comments

Eight objections and one general comment raised concerns including height, design, privacy, access, noise, drainage, parking, habitat and road safety.

“Excessive height • Proximity of soakaways to property boundaries • Misrepresentation of site as “vacant overgrown land” • Impact on access path and public right of way • Inappropriate design • Loss of privacy • Location/noise nuisance of ASHP • Out of character with the area • Adverse impact on visual amenity • Road safety concerns • Loss of amenity space • Parking provision • Loss of habitat for protected species • Drainage concerns…”

Officer report

Who spoke

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

The committee’s disagreement

The motion proposed refusal because the dormer windows facing the road were considered too large, prominent and out of keeping with the area.

“Refuse, on the basis the proposal is contrary to National Planning Framework 4 Policies 14 (Liveable Places) and 17a) (Rural Homes) and Perth and Kinross Local Development Plan 2 (2019), Policies 1A,1B(c) (Placemaking) and Policy 17(c) (Residential Areas), due to the size, scale and nature of the dormer windows fronting the public road not being in keeping with the character of the area.”

“Amendment (Councillors D Illingworth and I Massie)”

Minutes

The final decision

The committee approved the application under the amended motion, with conditions including safer parking arrangements and controls over external materials.

“The CMS should include the following: (a) pollution prevention safeguards including surface water drainage arrangements and the possible use of siltation traps, settlement tanks and bunds (b) storage and disposal of materials including the siting of stock piles, use of buffer strips and disposal methods (c) construction site facilities including extent and location of construction site huts, vehicles, equipment, fuel, chemicals and materials compound…”

“Reason - In order to demonstrate compliance with both Policy 32 of the local development plan and the carbon emissions reduction set by Scottish Building Standards. As part of the development herby approved, no development shall take place to north of the B898. Reason - In order to clarify the terms of this planning permission. 14.”

Minutes