Planning Committee - January 2024
Planning | 26 January 2024
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This document contains the approved minutes from the Cairngorms National Park Authority Planning Committee meeting held on 26 January 2024. During the meeting, the committee discussed and approved, with conditions, an application for planning permission in principle for the change of use of land for siting of 25 lodges, access road and landscaping at the Site of Dry Ski Slope, Grampian Road, Aviemore, Highland. The committee also approved details for planning permission, subject to conditions, for the erection of a farm shop, cafe and staff accommodation with solar panels at Balbregon Farm near Logie Coldstone. Additionally, they approved details for planning permission in principle for the development of three affordable houses at Land 80M SW of Inshcraig, Insh, Kingussie, and approved the permitted retention of a car park with toilet and refuse facilities at Land at Clarack Farmhouse, Dinnet, Aboyne. The committee confirmed their agreement with Highland Council's policy on short-term letting and discussed a report on the erection of a hut in breach of planning control.
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This document contains a notice of meetings for the Cairngorms National Park Authority on 26 January 2024. The meetings will be hybrid, meaning they will take place both in person and online. The Resources Committee meeting is scheduled for 9am, and the Planning Committee meeting is at 11am. The Planning Committee and Formal Board meetings will be live streamed and available to watch online and agendas and papers for the meetings will be available the Friday before the meeting on the National Park Authority website.
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This document contains the agenda for the Cairngorms National Park Authority Planning Committee meeting on 26 January 2024 at 11am. Items for discussion include welcomes and apologies, declarations of interest, approval of minutes and matters arising, and planning applications for a change of land use for lodges at the Dry Ski Slope in Aviemore, the erection of a farm shop and solar panels near Aboyne, and the development of three affordable houses near Kingussie. The committee will also discuss the permitted retention of a car park and facilities near Dinnet, a Highland Council short-term let control area and a reporter's decision regarding a planning breach involving a hut. The agenda also includes an update on planning enforcement, approval of confidential minutes and setting the date of the next meeting for 8 March 2024.
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This document contains the draft minutes from the Cairngorms National Park Authority Planning Committee meeting held on 8 December 2023. During the meeting, the committee welcomed attendees and noted apologies, addressed declarations of interest, and approved the minutes from the previous meeting held on 10 November 2023. They reviewed and approved, with conditions, an application for detailed planning permission for houses, a restaurant, and a production building in Aviemore. Another application for self-catering cabins and a manager's house near Boat of Garten was discussed at length but was ultimately refused due to concerns about the impact on neighbours. The committee then approved an application to amend a condition related to a noise barrier for a project near Boat of Garten, and reviewed and approved the Planning Enforcement Charter, agreeing to hold the next meeting on 26 January 2024.
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This document contains a proposal to change the use of land for the construction of 25 holiday lodges, an access road, and landscaping at the site of a dry ski slope on Grampian Road, Aviemore, Highland, submitted by MacDonald Resorts Ltd on 9 January 2023, and the Cairngorms National Park Authority recommends that it is approved with a number of conditions related to things like protecting local wildlife and the Osprey feeding season, mitigating tree loss, avoiding surface water flood risk, providing an outdoor play area and details of bicycle storage, and fulfilling a developer obligation relating to shortage of car parking; the proposal was reviewed in relation to various policies, including those related to tourism, landscape, natural heritage, and design, and it was determined that it generally complies with these policies subject to certain conditions.
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This document contains plans for agenda item 5, appendix 1a, reference number 2023/0004/DET, concerning the proposed Area 1 lodges at Macdonald Aviemore Highland Resorts in Aviemore. It includes a location plan, a site plan detailing the proposed lodges, core path re-alignment, and landscaping, a plan showing the CPO (Compulsory Purchase Order) boundary extent, and plans/elevations for Lodge Type 1, Lodge Type 2 and Lodge Type 2D (disabled lodge).
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This document contains plans for Agenda item 5, Appendix 1b, dated 26 January 2024, with the reference number 2023/0004/DET. The plans include a landscape plan for lodges at Macdonald Aviemore Highland Resorts, including site boundary and landscape notes, a drainage strategy plan, and an indicative access arrangement.
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This document contains an agenda item for the Cairngorms National Park Authority from 26 January 2024, specifically Appendix 1c concerning plans numbered 2023/0004/DET. It includes tree constraint and protection plans for Macdonald Resorts, created by Tree Meister, showing tree categories, root protection zones, and tree protection fencing. The plans, last updated on 18 October 2023, detail the quality and remaining life expectancy of trees, categorizing them as A, B, C, or U, and outline measures for their protection during land use.
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This document contains a habitats regulations appraisal for a proposed development of 27 lodges with access roads and landscaping at the dry ski slope in Grampian Road, Aviemore. Karen Aldridge, Planning Ecological Advice Officer, appraised the document on 10 May 2023. The document assesses the potential impact on two European sites: Kinveachy Forest Special Protection Area (SPA) and River Spey – Insh Marshes SPA, focusing on species like capercaillie and osprey. The assessment concludes that there will be no adverse effect on site integrity provided construction starts outside the active osprey season (late March to September), and a species protection plan is put in place to minimise disturbance to ospreys during construction.
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This document contains community council comments regarding a planning application (2023/0004/DET) for a change of land use at the site of the Dry Ski Slope on Grampian Road, Aviemore. The proposal involves siting 25 lodges, an access road, and landscaping. Aviemore and Vicinity Community Council objects to the application, citing concerns about overcapacity, loss of green space, impacts on wildlife, reduced public access amenity, environmental impact on woodland, and visual impact affecting views to and from the Craigellachie National Nature Reserve (NNR). The council reviewed revised plans reducing the number of lodges from 27 to 25 but maintains its objection, feeling that its concerns have not been addressed.
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This document contains a collection of objections from members of the public and the Badenoch & Strathspey Conservation Group regarding planning application 2023/0004/DET, which proposes to change the use of land at the Dry Ski Slope on Grampian Road in Aviemore for the siting of 27 lodges, an access road, and landscaping. Concerns raised include the loss of green space, the impact on wildlife (particularly ospreys and otters) and their habitats, increased traffic and congestion, the loss of recreational areas for locals, the potential for disturbance to wildlife from increased human activity, and the appropriateness of the landscaping proposals. Some objectors also feel that there is already too much holiday accommodation in the area and that the development would negatively impact the character of Aviemore.
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This document contains a letter from the Royal Society for the Protection of Birds (RSPB) Scotland to the Cairngorms National Park Authority, dated 2 February 2023, regarding a planning application for the change of land use to build 27 lodges, an access road, and landscaping in Aviemore. The RSPB Scotland believes that not enough information has been provided to assess the impact on foraging ospreys, especially considering the proximity to Abernethy Forest Special Protection Area (SPA), Cairngorms SPA, and the River Spey - Insh Marshes SPA. They recommend that the Park Authority conduct a thorough assessment, taking into account potential disturbances during construction and operation, and considering the National Planning Framework 4 (NPF4) which emphasises biodiversity enhancement.
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This document contains information about a planning application to the Cairngorms National Park Authority for a proposed development at Balbregon Farm. The application seeks permission to build a farm shop, cafe, staff accommodation, a shed, and install solar panels. The applicant is Mr and Mrs Labib And Fiona Hassoun. After assessing the proposal against the Cairngorms National Park's planning policies, the planning officer recommends that the application be refused due to concerns about the sustainability of the location, the lack of detail on surface water disposal, and the insufficient detail on the design and potential environmental impacts. There are concerns that the development would be overly reliant on car transport and concerns regarding the flooding issues on the supporting land.
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This document contains plans, specifically appendix 1, for agenda item 6, dated 26 January 2024, regarding application 2023/0295/DET. The plans detail the proposed formation of a cafe and farm shop at Balbregon Farm in Logie Coldstone, Aberdeenshire, including location plans, site plans, and elevations, and were drawn in December 2023 by Gerry Robb Architectural Design Services.
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This document contains a habitats regulations appraisal, dated 26 January 2024, regarding planning application 2023/0295/DET. The application concerns the erection of a farm shop, café, staff accommodation and shed, as well as the installation of free-standing solar panels. The appraisal, conducted by Karen Aldridge, Planning Ecological Advice Officer on 15 September 2023 and checked by NatureScot on 21 December 2023, considers the potential impact on the River Dee Special Area of Conservation (SAC). The assessment identifies a likely significant effect on Atlantic salmon and freshwater pearl mussels due to potential silt or fuel pollution during construction, but concludes that with appropriate mitigation measures, such as a Pollution Prevention Plan (PPP), the development would not have an adverse effect on the site's integrity or conservation objectives.
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This document contains community council comments relating to planning application 2023/0295/DET. The Cairngorms National Park Authority (Park Authority) contacted Donside Community Council about the application for the erection of a farm shop, cafe, staff accommodation, a shed, and solar panels at Balbregon Farm, adjacent to Carrue Cottage, Logie Coldstone, Aboyne, Aberdeenshire. Cromar Community Council responded, stating that they had consulted the community of Logie Coldstone over the summer, and that the only concerns raised were about potential flood risk, but work on the flooding has been undertaken since. The community council confirmed they have no further input.
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This document contains representations and objections to planning application APP/2023/1235 and 2023/0295/DET for the erection of a farm shop, cafe, staff accommodation, shed, and installation of free-standing solar panels and associated works on land adjacent to Carrue Cottage in Logie Coldstone, Aboyne, Aberdeenshire. The objections raised by members of the public and RCP Chartered Town Planning Consultancy, on behalf of Galton Farm, include concerns about flooding, drainage, land contamination, animal welfare, water supply, amenity, road safety, traffic, parking, impact on wildlife, the local honeybee colony, and risk of wildfire. Objectors feel that the proposed development is not sustainable and will have adverse environmental and financial impacts on the area.
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This document contains representations of support for planning applications APP/2023/1235 and 2023/0295/DET. The applications propose the erection of a farm shop, cafe, staff accommodation, shed, and free-standing solar panels with associated works on land adjacent to Carrue Cottage, Logie Coldstone, Aboyne, Aberdeenshire. The comments highlight the potential for job creation, support for local producers, provision of a community space, attraction of tourists, and enhancement of the local area, with many welcoming the development as a benefit to the community and economy of the Cairngorms National Park.
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This document contains comments for planning application 2023/0295/DET. The application is for the erection of a farm shop, cafe, staff accommodation, shed and installation of free standing solar panels and associated works on land next to Carrue Cottage Logie Coldstone Aboyne Aberdeenshire. A neighbour made comments neither objecting to or supporting the planning application. Their main concern is the location, as the area has flooded a number of times. They are also concerned about the impact it will have on local businesses.
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This document contains a proposal for the development of three affordable houses at Land 80M SW Of Inshcraig Insh Kingussie PH21 1NU within the Cairngorms National Park. The application seeks planning permission in principle. The recommendation is to approve the development subject to several conditions including submitting an affordable housing delivery plan, detailed site layouts, tree surveys, a landscaping scheme, habitat surveys, a pollution prevention plan, and a traffic management scheme, all of which need approval from the Cairngorms National Park Authority (Park Authority). Several policies from the National Planning Framework 4 (NPF4) and the Cairngorms National Park Local Development Plan 2021 are relevant to the assessment, and there have been some objections regarding privacy, access, and environmental impact.
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This document contains plans for agenda item 7, appendix 1, reference number 2023/0300/PPP, dated 26 January 2024. The plans depict a proposed affordable housing development at Balnespick, Kincraig. The drawing indicates site locations and provides details on visibility splays, access routes, parking, and utility supplies, alongside suggestions for tree planting.
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This document contains comments from the Kincraig & Vicinity Community Council regarding a planning application (2023/0300/PPP) for the development of three affordable houses on land near Inshcraig Insh, Kingussie. The Community Council states that they have been misrepresented as being supportive of the application and clarify that they support sustainable low-cost community housing, but they do have concerns. These concerns include road access and safety, potential impact on the natural habitat (specifically drainage and flood risk), and the adequacy of local facilities. They state that they do not have enough information to support or oppose the development. The Community Council also notes that they have received written objections from adjacent property owners.
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This document contains representations and objections to planning application 2023/0300/PPP for a proposed housing development at Balnespick Farm. The application concerns the development of five houses, which has since been reduced to three affordable houses. Objections include the development being outside of existing settlements, potential impact on wetlands and wildlife, flood risk, access and traffic concerns, the presence of underground cables, and inconsistency with local planning policies of the Cairngorms National Park Authority (CNPA). Some representations highlighted the inaccurate information in the design statement and concerns regarding the consultation with the local community council.
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This document contains representations made regarding a proposed community housing development at Balnespick Farm. The representation raises concerns that the development of three houses on what is considered low-grade agricultural land could set a negative precedent for future development within the Cairngorms National Park (CNP), fragmenting the wild landscape. It questions how the development aligns with UK and European habitat regulations and the Scottish Biodiversity Strategy, particularly regarding the protection of priority habitats and species. It also highlights potential issues with the site access, including the impact on local biodiversity due to drainage works and increased traffic on a single-track road, and the cost and environmental impact of relocating previously buried power cables. The representation suggests the planning authority should instruct the developer to produce a full Environmental Impact Statement.
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This document contains a proposal to the Cairngorms National Park Authority Planning Committee to permanently retain a car park with toilet and refuse facilities, located at Land At Clarack Farmhouse Dinnet Aboyne AB34 5LP, that previously had temporary planning permission. The proposal includes details of the site, its history, a habitats regulations appraisal, and relevant policies from the National Planning Framework 4 (NPF4) and the Cairngorms National Park Local Development Plan. Consultations were carried out, and concerns were raised regarding the toilet block's appearance, signage, and potential impact on the landscape. The recommendation is to approve the proposal subject to conditions, including implementing toilet block screening, a signage and interpretation strategy, measures to promote recycling, maintaining visibility splays, and adhering to the approved landscape plan.
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This document contains plans for agenda item 8, appendix 1, reference number 2023/0302/DET, dated 26 January 2024, regarding a proposed car park at Clarack on the Dinnet & Kinnord Estate. The plans include a location plan, a site plan, and a general arrangement plan detailing hard and soft landscaping proposals including tree planting and the addition of a toilet block. The general arrangement plan also illustrates the addition of items such as a disabled toilet unit, timber screening, a litter bin, and an entrance sign. Plans also detail retention of car park facilities, toilet block screening and elevations.
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This document contains a habitats regulations appraisal, dated 17 November 2023, regarding the permitted retention of a car park and associated facilities near Dinnet. It looks at the potential impact on the Muir of Dinnet Special Protection Area (SPA), Muir of Dinnet Special Area of Conservation (SAC), and River Dee SAC. The appraisal considers the effect of the car park on species like greylag geese, otters, and freshwater pearl mussels, as well as their habitats. It concludes that while there may be a slight increase in human activity, it won't significantly harm the conservation objectives of these protected areas or affect the integrity of the sites.
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This document contains an update on the Highland Council's work to establish a short-term let control area in Ward 20: Badenoch and Strathspey. It asks the planning committee to note their support for the Highland Council's non-statutory short-term let control area planning policy as a material consideration when deciding on planning applications for short-term lets within the control area. The Highland Council wants to publish a notice in January 2024 and aims to formally establish the short-term let control area by 4 March 2024. The council also agreed to adopt the draft non-statutory planning policy that will be used to determine planning applications for short-term lets within the control area.
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This document contains Highland Council's non-statutory planning policy, dated November 2023, regarding short-term lets within a Control Area. It explains that using a dwellinghouse as a short-term let in a designated Control Area will require planning permission. The policy outlines considerations for assessing the impact on local amenity and supporting uses for existing dwellinghouses as short-term lets, such as bringing long-term empty properties back into use. It also defines key terms like 'bedroom', 'Control Area', 'dwellinghouse', 'long-term empty', and 'short-term let' for the purpose of this policy.
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This document contains information for agenda item 10, dated 26 January 2024. It concerns a reporter's decision to dismiss an appeal against an enforcement notice, related to the building of a hut without proper planning permission at Cardine Wood, part of Baddengorm Woods in Carr Bridge. This was deemed to be a breach of planning control under Section 123(1) of The Town and Country Planning Act 1997.
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