Planning Committee August 2025

This document contains the agenda for the Cairngorms National Park Authority Planning Committee meeting on 29 August 2025 at 11am, held in the Spey / Dee meeting rooms in Grantown-on-Spey as a hybrid meeting. Items on the agenda include welcoming attendees and apologies, approving minutes from previous meetings, discussing matters arising, declarations of interest, and several planning permission applications, some recommended for approval with conditions and others recommended for objection. The agenda also includes discussion of Highland Windfarm, the approval of Planning Committee Standing Orders, a Planning Enforcement Update, approval of confidential minutes and setting the date for the next meeting on 14 November 2025.

This document contains the draft planning committee minutes from the Cairngorms National Park Authority meeting held on 13 June 2025. The meeting covered several planning applications, including alterations to a center in Abernethy, restoration of March Burn, erection of a warehouse building near the House of Bruar, and a request to discharge a planning obligation in Drumuillie. The committee discussed and approved some applications with conditions, while others were referred to Scottish Ministers. The meeting also included updates on a proposed Coire Mashie Sub-Station and changes to consultation processes for future applications. The next meeting is scheduled for 27 June 2025.

This document contains the draft minutes from the Cairngorms National Park Authority Planning Committee meeting held on 27 June 2025. The meeting covered welcome and apologies, declarations of interest, and applications for detailed planning permission. The committee discussed and approved an application for a residential development of 35 units in Nethy Bridge, addressing concerns about affordable housing, community benefits, and nature corridors. They also approved an application for the Upper Dee River and Floodplain Restoration project, focusing on wildlife connectivity and species benefits. The meeting concluded at 3.06pm, with the next meeting scheduled for 29 August 2025.

This document contains a committee report for a planning application submitted to the Cairngorms National Park Authority. The application, submitted by Cairn Housing Association, proposes the demolition of a building and the erection of six terraced houses, two semi-detached houses, and a block of six flats at 21 Morlich Court, Aviemore. The recommendation is to approve the application subject to conditions, based on an assessment against the National Planning Framework 4 (NPF4) Scotland 2045 and the Cairngorms National Park Local Development Plan 2021 (LDP). The report details the site description, relevant planning policies, consultations, representations, and various assessments, including a Habitats Regulations Appraisal (HRA). Several conditions are outlined, covering aspects such as material samples, a construction environmental management plan (CEMP), drainage, tree planting, and biodiversity enhancements.

This document contains plans for a housing development at Morlich Court in Aviemore, with the reference number 2024/0260/DET. The development, planned by Cairn Housing Association, includes 14 units: two blocks of three-terraced houses with four bedrooms each, a block of two semi-detached houses with four bedrooms each and a block of six cottage flats with one bedroom each. The plans show site layouts, elevations, floor plans and landscaping details, including gardens, parking, and connections to existing public footpaths. Revisions to the plans have been made, including adjustments to the layout, internal arrangements, and the addition of swales and rain gardens.

This document contains community council comments regarding planning application 2024/0260/DET for a development at 21 Morlich Court, Aviemore. The application proposes demolishing a building and erecting eight semi-detached houses and six cottage flats. While the Aviemore and Vicinity Community Council supports the development, they have raised concerns about the height and proximity of some buildings to existing bungalows, the imposing roof line of the cottage flats, the industrial appearance of the cladding, the location of air source heat pumps, and the lack of snow guards on the metal roofs.

This document contains representations and objections regarding a planning application, number 2024/0260/DET, for a proposed development at 21 Morlich Court, Aviemore in the Highland area. The application involves demolishing a building and constructing eight semi-detached houses and six cottage flats. Neighbours are objecting to the proposal, especially concerning the "Type B" houses, citing concerns about privacy, loss of natural light, noise and light pollution, the building's design not fitting in with the area, and a poor mix of housing types. Some objectors suggest moving the "Type B" houses or removing them altogether.

This document contains a planning committee report from the Cairngorms National Park Authority (Park Authority), dated 29 August 2025, regarding a proposed development in Aviemore. Davall Developments is seeking approval to build two houses on plots that were previously approved for a single dwelling as part of a larger residential development. The recommendation is to approve the application, subject to certain conditions and a legal agreement to secure a financial contribution towards affordable housing, as the development aligns with the Park Authority's policies and guidelines.

This document contains plans submitted to the Cairngorms National Park Authority for agenda item 6, appendix 1, relating to application 2025/0083/DET. The document, dated 29 August 2025, includes site plans and proposed elevations for two detached dwellings, plots 58a and 58b, at Dalfaber for Scotia (Highland) Ltd, which is four-bedroom, six-person house. It shows the layout of the ground and first floors, including the location of rooms and external features, as well as details about the external finishes of the houses.

This document contains a committee report for a planning application submitted by Davall Developments to the Cairngorms National Park Authority (Park Authority) on 19 May 2025. The application, reference number 2025/0112/DET, requests approval for the reconfiguration of two house plots into three, and the erection of three houses on land near Aviemore. The recommendation is to approve the application, subject to certain conditions and a legal agreement to secure a financial contribution towards affordable housing. The report also discusses the site's history, relevant planning policies and guidance, consultation responses, and a detailed appraisal of the proposal.

This document contains plans for agenda item 7, appendix 1, relating to application 2025/0112/DET. The plans detail a location within Dalfaber for Scotia, showing three plots (65-67) where three detached dwellings are proposed. Each plot has a different house type: Baird, McAdam and Napier. The document includes site plans, elevations, and floor plans for the McAdam, Baird, and Napier house types, specifying external finishes and room layouts.

This document contains community council comments on planning application 2025/0112/DET, which were sent on 17 June 2025. Aviemore and Vicinity Community Council discussed the application and would like to lodge a neutral response, as they believe the application, along with previous ones, is changing the original agreement for a set number of houses. While they understand the new units might be good for the local market, they question if the increase should lead to more affordable housing or community benefits, since the current affordable housing plan is based on the original number of houses.

This document contains a committee report for a proposed development to realign 400 metres of the River Tromie, located near Kingussie, Scotland, with the goal of creating a more natural river system and improving habitats. RSPB Scotland is the applicant, and the Cairngorms National Park Authority (Park Authority) is recommending approval of the project, subject to certain conditions which include protected species surveys, a Construction Environment Management Plan and monitoring. The proposal involves creating a meandering riverbed, enhancing biodiversity and reducing flood risk. Several consultations were carried out with stakeholders like NatureScot, SEPA and the local community. The report concludes that the development aligns with relevant planning policies and any potential negative impacts can be effectively managed.

This document contains plans for the Cairngorms National Park Authority (Park Authority), dated 29 August 2025. It is agenda item 8, appendix 1, reference number 2025/0104/DET. The plans detail the Insh Marshes River Tromie realignment, showing access points, planning boundaries, access routes and Royal Society for the Protection of Birds (RSPB) reserves. It includes site maps with labels, access points, sediment sources, spoil deposition areas, new channels, lateral bars, fords and levee removal. Cross sections show point bar, pool and riffle features, along with measurements of channel width and depth.

This document contains a habitats regulations appraisal for the proposed realignment of 400m of the River Tromie, which is agenda item 8, appendix 2 for 29 August 2025. The appraisal assesses the potential impacts of the realignment on several European sites, including the River Spey Special Area of Conservation (SAC), Insh Marshes SAC, River Spey - Insh Marshes Special Protection Area (SPA), and River Spey - Insh Marshes Ramsar site. The document concludes that the realignment project will have a generally positive impact on the ecology and habitat for species of the aforementioned areas. Mitigation measures are laid out to make sure that any short-term risks are made minimal.

This document contains a committee report for the Cairngorms National Park Authority's (Park Authority) planning committee on 29 August 2025. The report concerns a retrospective application for the upgrade of a forestry track at Land North West of Clachbain, Dulnain Bridge, Grantown-On-Spey, submitted by Muckrach Estate. The application seeks permission for works already undertaken and proposes further remediation to improve the track's profile, stability, and overall condition. While some concerns were raised regarding the track's visual impact and potential for erosion, the Park Authority's Outdoor Access Officer and Ecological Advice Officer had no objections, recognizing the benefits to woodland habitat connectivity. The recommendation is to approve the application subject to certain conditions, including reptile surveys, a verge treatment and maintenance plan, and completion of the remediation works within six months.

This document contains plans, a location plan, a site plan with details, and a supporting statement plan for agenda item 9, appendix 1, dated 29 August 2025. The plans relate to application 2025/0077/DET for the Clachbain Forestry Track on the Muckrach Estate in the Cairngorms National Park. The document details the proposed construction, drainage and restoration of the track with location maps. It includes information on woodland creation, site boundaries, fencing and native tree planting options.

This document contains a report for the planning committee regarding the proposed Balnespick Wind Farm, an application under Section 36 of the Electricity Act 1989 for the construction and operation of a windfarm and energy storage facility within the Planning Authority of the Highlands Council. The proposed development would consist of 9 turbines with a tip height up to 200m. The Scottish Government Energy Consents Unit (ECU) is being consulted, and the recommendation is to object. The purpose of the report is to inform the committee's decision and subsequent consultation response to the Scottish Government Energy Consents Unit (ECU) on an application for a proposed windfarm to the northwest of the Cairngorms National Park. The application is accompanied by an Environmental Impact Assessment (EIA). NatureScot has advised that the windfarm would have a significant adverse effect on the landscape and special landscape qualities of the National Park. It is recommended that the Park Authority object to the proposed Balnespick Wind Farm due to its adverse impacts.

This document contains NatureScot's response to a consultation on a proposal for the Balnespick Wind Farm, dated 27 June 2025. NatureScot objects to the proposal, stating that it would have significant adverse effects on the special qualities of the Cairngorms National Park (CNP), compromising the objectives of the designation and the overall integrity of the area. NatureScot's advice focuses on the effects of the proposed development on the Special Landscape Qualities of the CNP, including landscape and visual impacts, protected areas (specifically European sites), priority peatland habitats, wider countryside birds, and protected species like bats, otters, mountain hares, and Scottish wildcats. NatureScot recommends a cumulative assessment of impacts to golden eagles and advises that a Species Protection Plan be required for mountain hares and breeding birds, should the proposal be consented. An assessment of the effects on Special Landscape Qualities such as Landscapes both cultural and natural, The surrounding hills, Grand panoramas and framed views, Dark Skies and Wildness is also detailed in the response. The document concludes that the addition of Balnespick Wind Farm would intensify significant adverse effects on the Special Landscape Qualities as a result of the Clune Wind Farm.

This document contains a report from the Cairngorms National Park Authority's Planning Committee regarding a proposed wind farm called Clune Wind Farm. The wind farm application, submitted under Section 36 of the Electricity Act 1989, is for 26 turbines, each with a tip height up to 200m, and an anticipated generating capacity of 187.2 megawatts. The Scottish Government Energy Consents Unit (ECU) was consulted, and the recommendation is to object to the development. NatureScot's advice is that the location and height of the proposed development would have a substantial shift in prominence, impacting the special landscape qualities of the Cairngorms National Park. The report concludes that the wind farm would have significant adverse effects and is therefore considered to fail the requirements of National Park Partnership Plan (NPPP) policies and National Planning Framework 4 (NPF4) policies, leading to the recommendation that the Park Authority object to the proposed wind farm.

This document contains NatureScot's comments on an application for Section 36 consent for the Clune Wind Farm, dated 29 August 2025. NatureScot objects to the proposal because it believes the wind farm will have significant adverse effects on the special qualities of the Cairngorms National Park (CNP), River Spey Special Area of Conservation (SAC) and Kinveachy Forest Site of Special Scientific Interest (SSSI). They are also concerned about the impact on white-tailed eagles and are requesting further information and assessment. They advise the government is required to carry out an appropriate assessment in view of the sites' conservation objectives for its qualifying interests and propose some measures.

This document contains a windfarm committee report, dated 29 August 2025, regarding the proposed Highland Wind Farm, an application submitted under Section 36 of the Electricity Act 1989 for the construction and operation of a windfarm and energy storage facility within the Planning Authority of the Highlands Council, of 19 turbines. The report outlines the development proposal, which includes 14 turbines with a tip height of 200m and 5 turbines with a tip height of 230m, with an anticipated generating capacity of 133 MW. The report recommends objecting to the wind farm due to significant adverse effects on the Cairngorms National Park's landscape and special qualities, but raises no objection to the section of access track within the National Park boundary, subject to conditions.

This document contains NatureScot's response to a consultation regarding the proposed Highland Wind Farm, focusing on its potential landscape and visual impacts on the Cairngorms National Park (CNP) and the Monadhliath Wild Land Area (WLA) 20. NatureScot objects to the proposal, stating it would significantly harm the special qualities of the CNP and result in substantial loss of wild land in WLA 20, affecting key landscape qualities and experiences, especially regarding wildness and dark skies and it would also erode the contrast between settled areas and natural uplands, affecting the sense of nature's dominance and it adds that the cumulative effect of this, along with other wind farms would worsen these impacts and NatureScot does not believe the negative effects can be mitigated by simply redesigning or removing turbines.

This document contains a proposal to update the Cairngorms National Park Authority's Planning Committee Standing Orders, which outline the procedures for meetings. The proposed changes aim to ensure consistency with the Park Authority's Board Standing Orders, reflect changes in working practices since the Covid-19 pandemic (like online meetings), and consider other procedural improvements. The document includes a table summarizing the proposed changes and their reasons, covering topics like meeting frequency, location, agenda papers, quorum, and written representations. It also discusses the format and location of meetings, comparing the costs and carbon emissions of hybrid and in-person options. The updated standing orders will be presented to the Park Authority's Board for approval.

This document contains the standing orders for Planning Committee meetings of the Cairngorms National Park Authority. Adopted 20 September 2019, this paper sets out the procedures that apply to these meetings, including information on meeting frequency and location, pre-agenda briefings, notice of meetings, agenda papers, and quorum. It also details how planning applications, written representations, and oral representations are handled, and covers site visits, planning committee decisions, motions, amendments, and delegation of responsibilities. Finally, it outlines the process for amending the standing orders themselves.

This document contains the proposed new standing orders for the Cairngorms National Park Authority Planning Committee, dated 29 August 2025. It outlines the procedures for meetings, including their frequency, location (usually hybrid from the Park Authority's offices in Grantown-on-Spey), and cancellation policies. The document also details how notice of meetings is given, how agenda papers are distributed, and quorum requirements (10 members). It specifies rules for written and oral representations on planning applications, and the process for site visits. Finally, the document covers how motions and amendments are decided on, procedural motions such as adjourning a meeting, delegation of responsibilities to planning officials, and how the standing orders themselves can be amended by the Park Authority Board.