8 holiday lodges at Land 100 Metres South West Of Milton Of Pitcastle, Strathtay

What was proposed

The application proposed eight holiday lodges, with parking, landscape planting and associated works, using an existing access and a widened private track.

“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.”

“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An earlier application for eight holiday accommodation units and associated works was withdrawn in December 2025, and pre-application advice had been sought.

“25/01334/FLL Full Planning Permission application was withdrawn on 11 December 2025 for the erection of 8 holiday accommodation units and associated works.”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

What officers recommended

Officers recommended approval because the proposal complied with the Development Plan and 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

Why officers supported it

Officers considered the lodges acceptable in principle as diversification of a rural business, with revised design, landscaping and conditions addressing environmental and access matters.

“LDP2 Policy 8: Rural Business & Diversification supports such proposals when they improve the quality of existing visitor facilities. Sites outwith settlements may be acceptable where they offer opportunities to diversify an existing business, or are related to an existing site-specific resource or opportunity.”

“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

What consultees said

The community council objected, while most technical consultees raised no objection or supported the proposal subject to conditions.

“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.”

“Transportation and Development - No objection to proposal subject to conditions.”

Officer report

What residents said

There were 41 objections and 16 letters of support, covering conservation, design, traffic, flooding, ecology, noise and 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 speaking for the applicant addressed the committee and answered members’ questions.

The committee’s concern

The proposed refusal reason focused on modern development in an open area important to the conservation area and a design and layout unlike its established pattern.

“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