Distillery conversion at Glencarse Stud Farm, Glencarse, Perth

What was proposed

The application sought to partly change an artificial insemination centre into a distillery using existing buildings with minor alterations.

“The site, comprising of two existing buildings, is located at the southern end of the hamlet of Cottown. It is situated adjacent to Cottown House and to the south-east of Oakdene House. The two existing buildings currently have planning permission for use as an artificial insemination centre (99/01630/REM).”

“The proposal is for a change of use and minor alterations to form a distillery. The former stables building would be repurposed for the distillation process, while the former artificial insemination centre and associated offices would primarily function as a bonded warehouse. A portion of the existing offices are currently in use as short-term let accommodation.”

Officer report

The site and access

The site contains two existing buildings within the Cottown settlement boundary and would use a shared private access from the C484.

“The vehicle access to the public road network (C484) for the site will be via an existing and privately shared vehicle access (Cottown Road). A right of way (44/5) runs partially along the private access track and on the eastern edge of the wider site.”

Officer report

Why officers supported it

Officers considered the proposal supported rural business, reused vacant buildings, created a new rural business and complied with the Development Plan.

“NPF4 Policy 29 (Rural Development) seeks to encourage rural economic activity innovation and diversification. The policy supports proposals that contribute to the viability, sustainability and diversity of rural communities and rural economy will be supported, this includes the diversification of existing businesses, production and processing facilities for local produce and the reuse of brownfield land.”

“NPF4 Policy 9 (Brownfield, Vacant and Derelict Land and Empty Buildings) states that development proposals for the reuse of existing buildings will be supported, taking into account their suitability for conversion to other uses. Given the need to conserve embodied energy, demolition will be regarded as the least preferred option.”

Officer report

Consultation responses

Transportation and Environmental Health raised no objections subject to conditions, while contaminated land officers also raised no objection.

“Environmental Health (Noise Odour): No objection subject to conditions relating to plant noise, noise from operations limits, servicing and deliveries hours, external lighting, mitigation measures outlined within Odour Impact Assessment compliance, no odours shall be discernible on boundary with nearest residential property, the submission of an Operational Management Plan (Noise and Odour), noise and odour complaints procedures.”

“Environmental Health (Contaminated Land): No objection.”

Officer report

Objections from residents

Seven objections raised concerns about traffic, road safety, drainage, biodiversity, land use, residential amenity, noise, odour and equipment already being moved onsite.

“Road safety concerns • Increase in traffic/vehicular movements on shared access track & unsuitability of track for HGV vehicles • Drainage and flooding impacts • Biodiversity and ecology impacts • Inappropriate land use for rural/residential area • Impact on residential amenity • Nosie and odour impacts • Unauthorised works (distillery equipment has already been installed).”

Officer report

Who spoke

An objector addressed the committee and answered members’ questions, while the report was introduced by the planning service manager.

Committee discussion

Members considered motions to grant permission, including changes to the core-path condition and a proposed enhanced access-road standard.

“Grant, in terms of Report 26/126, with the amendment to condition 2 and an additional condition requiring that the access road be brought up to an enhanced standard.”

“Grant, subject to the following terms, conditions (including the reworded condition 2) and informatives:”

Minutes