Item 5 - 20250019 DET Abernethy Trust Committee Report

Cairngorms Item 5 Plan­ning Com­mit­tee Nation­al Park Author­ity 13 June 2025 Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Page 1 of 16

Com­mit­tee report

Devel­op­ment proposed:

Alter­a­tions and exten­sion to centre, din­ing and cater­ing hall, covered walk­way, stor­age unit, erec­tion 4No. accom­mod­a­tion units and office block.

Ref­er­ence: 2025/0019/DET

Applic­ant: Aber­nethy Trust Ltd

Date called-in: 31 Janu­ary 2025

Recom­mend­a­tion: Approv­al, sub­ject to conditions

Case officer: Colin Bry­ans, Seni­or Plan­ning Officer

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[Map Image]

This map has been pro­duced to aid in the stat­utory pro­cess of deal­ing with plan­ning applic­a­tions. The map is to help identi­fy the site and its sur­round­ings and to aid Plan­ning Officers, Com­mit­tee Mem­bers and the Pub­lic in the determ­in­a­tion of the pro­pos­al. Maps shown in the Plan­ning Com­mit­tee Report can only be used for the pur­poses of the Plan­ning Com­mit­tee. Any oth­er use risks infringing Crown Copy­right and may lead to pro­sec­u­tion or civil pro­ceed­ings. Maps pro­duced with­in this Plan­ning Com­mit­tee Report can only be repro­duced with the express per­mis­sion of the Cairngorms Nation­al Park Author­ity and oth­er Copy­right hold­ers. This per­mis­sion must be gran­ted in advance.

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Site descrip­tion, pro­pos­al and history

Site descrip­tion

1. The applic­a­tion site is the Aber­nethy Trust’s exist­ing Nethy Bridge Out­door Centre, loc­ated approx­im­ately 600m to the north of Nethy Bridge. The site lies out­with any set­tle­ment bound­ary, as defined by the Cairngorms Loc­al Devel­op­ment Plan 2021 (LDP).

2. The Nethy Bridge Out­door Centre applic­a­tion site con­sists of a mix of wood­land, open recre­ation grassland/​lawn and a mix of build­ings of a vari­ety of scales, styles and func­tions. The dom­in­ant build­ing loc­ated on the site is the ​“Main House” which has been his­tor­ic­ally exten­ded and altered, at vari­ous stages, and is a mix of one and two storeys, with largely render walls and slate roofs.

Pro­pos­al

1. The draw­ings and doc­u­ments asso­ci­ated with this applic­a­tion are lis­ted below and are avail­able on the Cairngorms Nation­al Park Author­ity web­site unless noted otherwise:

http://​www​.eplan​ningcnpa​.co​.uk/​o​n​line- applications/applicationDetails.do?activeTab=summary&keyVal=S2H06USI0 CP00

Title	Draw­ing num­ber	Date on plan*	Date received
Plan – Main House — Exist­ing Elevations	203	13/12/24	06/02/2024
Plan – Main House — Exist­ing Roof Plan	202	13/12/24	06/02/2024
Plan – Main House — Exist­ing Sections	204	13/12/24	06/02/2024
Plan — Exist­ing Site Plan	101	28/01/25	06/02/2024
Plan – Din­ing Hall — Pro­posed First Floor Plan	222	13/12/24	06/02/2024

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Title
Plan – Main House — Existing	201	13/12/24	06/02/2024
Ground Floor Plan
Plan – Din­ing Hall — Proposed	221	13/12/24	06/02/2024
Ground Floor Plan
Plan – Main House — Proposed	211	13/12/25	06/02/2024
Ground Floor Plan
Plan – Pro­posed Land­scap­ing Plan	103	13/12/24	06/02/2024
Plan — Loc­a­tion Plan	n/​a	n/​a	06/02/2024
Plan – Pro­posed Site Plan	102	28/01/25	06/02/2024
Plan — Accom­mod­a­tion — Site Plan	230	13/12/24	06/02/2024
Plan – Main House — Proposed	214	13/12/24	06/02/2024
Sec­tions
Plan – Main House — Proposed	212	13/12/24	06/02/2024
Roof Plan
Plan – Din­ing Hall — Pro­posed Roof	223	13/12/24	06/02/2024
Plan
Plan — Accom­mod­a­tion — Roof Plan	232	n/​a	06/02/2024
Plan — Accom­mod­a­tion — Floor Plan	231	n/​a	06/02/2024
Plan ‑Accom­mod­a­tion — Service	235	n/​a	06/02/2024
Build­ing
Plan – Pro­posed Trust Office	104	n/​a	06/02/2024
Plan – Din­ing Hall – Pro­posed N &	224	13/12/24	06/02/2024
S Elev­a­tions
Plan — Accom­mod­a­tion South &	233	n/​a	06/02/2024
North Elev­a­tion
Plan – Main House – Proposed	213	13/12/24	06/02/2024
Elev­a­tions
Plan – Din­ning Hall – Pro­posed E &	225	13/12/24	06/02/2024
W Elev­a­tions
Plan — Accom­mod­a­tion – East &	234	n/​a	06/02/2024
West Elev­a­tions
Plan – Tree Plant­ing / Biodiversity	003	30/03/25	01/04/2025

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Cairngorms Item 5 Plan­ning Com­mit­tee Nation­al Park Author­ity 13 June 2025 Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Page 5 of 16

Title
Report – Drain­age Strategy and	313179-HАН-	01/12/24	06/02/2024
Sur­face Water Man­age­ment Plan	XX-XX-RP-C-
	00001

1. *Where no spe­cif­ic day of month has been provided on the plan, the sys­tem defaults to the first of the month.

The pro­posed devel­op­ment con­sists of small-scale exten­sions and alter­a­tions to the main house, a new din­ing hall to be linked to the main house via a covered walk­way, four new accom­mod­a­tion units and ancil­lary build­ing, a relo­cated office unit, and planting/​landscaping proposals.

His­tory

1. 2021/0141/DET — Change of use to site up to 7 pods, toi­let block and asso­ci­ated infra­struc­ture, approved 10 May 2021.

2. 2019/0179/DET — Tem­por­ary sit­ing of stat­ic cara­van (ret­ro­spect­ive), approved 10 June 2019.

3. 2017/0073/DET — To tem­por­ar­ily site a stat­ic cara­van, to be used as staff accom­mod­a­tion dur­ing the con­struc­tion phase of the new accom­mod­a­tion block, approved 20 Feb­ru­ary 2017.

4. 2016/0120/DET — Exten­sion to provide a fur­ther accom­mod­a­tion block for the out­door centre, approved 23 August 2016.

Hab­it­ats reg­u­la­tion assessment

1. It is not con­sidered that the pro­posed devel­op­ment is likely to have a sig­ni­fic­ant effect upon a des­ig­nated European site. As such a Hab­it­ats Reg­u­la­tion Apprais­al is not required in this case.

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Devel­op­ment plan context

Policies

	Nation­al Plan­ning Frame­work 4 (NPF4) Scot­land 2045
Nation­al policy	(Policies rel­ev­ant to the assess­ment of this applic­a­tion are marked with a cross (x))
Policy 1	Tack­ling the cli­mate and nature crises	X
Policy 2	Cli­mate mit­ig­a­tion and adaptation
Policy 3	Biod­iversity	X
Policy 4	Nat­ur­al places	X
Policy 5	Soils
Policy 6	Forestry, wood­land and trees	X
Policy 7	His­tor­ic assets and places
Policy 8	Green belts
Policy 9	Brown­field, vacant and derel­ict land, and empty buildings
Policy 11	Energy
Policy 12	Zero waste
Policy 13	Sus­tain­able transport
Policy 14	Design, qual­ity and place	X
Policy 15	Loc­al liv­ing and 20 minute neighbourhoods
Policy 16	Qual­ity homes
Policy 17	Rur­al homes
Policy 18	Infra­struc­ture first
Policy 19	Heat­ing and cooling
Policy 20	Blue and green infrastructure
Policy 21	Play, recre­ation and sport
Policy 22	Flood risk and water management	X
Policy 23	Health and safety
Policy 24	Digit­al infrastructure
Policy 25	Com­munity wealth building
Policy 26	Busi­ness and industry
Policy 27	City, town, loc­al and com­mer­cial centres
Policy 28	Retail

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Policy 29	Rur­al devel­op­ment	X
Policy 30	Tour­ism	X
Policy 31	Cul­ture and creativity
Policy 32	Aquacul­ture
Policy 33	Min­er­als
Stra­tegic policy	Cairngorms Nation­al Park Part­ner­ship Plan 2022 – 2027
	Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (2021)
Loc­al plan policy	(Policies rel­ev­ant to the assess­ment of this applic­a­tion are marked with a cross (x))
Policy 1	New hous­ing development
Policy 2	Sup­port­ing eco­nom­ic growth	X
Policy 3	Design and placemaking	X
Policy 4	Nat­ur­al heritage	X
Policy 5	Land­scape	X
Policy 6	The sit­ing and design of digit­al com­mu­nic­a­tions equipment
Policy 7	Renew­able energy
Policy 8	Open space, sport and recreation
Policy 9	Cul­tur­al heritage
Policy 10	Resources
Policy 11	Developer oblig­a­tions

1. All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Devel­op­ment Plan which com­prises Nation­al Plan­ning Frame­work 4 (NPF4) and the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan
2. The full word­ing of policies can be found at:

https://www.gov.scot/publications/national-planning-framework‑4/documents/ and at: https://​cairngorms​.co​.uk/​w​p​-​c​o​n​t​e​n​t​/​u​p​l​o​a​d​s​/​2​0​2​1​/​0​3​/​C​N​P​A​-​L​D​P​-​2​0​2​1​-​w​e​b.pdf

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Plan­ning guidance

1. Sup­ple­ment­ary guid­ance also sup­ports the Loc­al Devel­op­ment Plan and provides more details about how to com­ply with the policies. Guid­ance that is rel­ev­ant to this applic­a­tion is marked with a cross (x).

Policy 1	Hous­ing sup­ple­ment­ary guidance
Policy 2	Sup­port­ing eco­nom­ic growth non-stat­utory guidance	X
Policy 3	Design and place­mak­ing non-stat­utory guidance	X
Policy 4	Nat­ur­al her­it­age non-stat­utory guidance	X
Policy 5	Land­scape non-stat­utory guidance	X
Policy 7	Renew­able energy non-stat­utory guidance
Policy 8	Open space, sport and recre­ation non-stat­utory guidance
Policy 9	Cul­tur­al her­it­age non-stat­utory guidance
Policy 10	Resources non-stat­utory guidance
Policy 11	Developer oblig­a­tions sup­ple­ment­ary guidance

Con­sulta­tions

1. A sum­mary of the main issues raised by con­sul­tees now follows:

2. High­land Coun­cil Forestry Team raised no objec­tions to the proposal.

3. High­land Coun­cil Flood Risk Man­age­ment Team raised no objec­tions to the pro­pos­al sub­ject to the recom­men­ded con­di­tion relat­ing to the sub­mis­sion and approv­al of a final­ised sur­face water drain­age design.

4. CNPA Land­scape Advisor raised no objec­tions to the proposal.

5. Nethy Bridge Com­munity Coun­cil made no com­ment of the application.

Rep­res­ent­a­tions

1. No rep­res­ent­a­tions have been received.

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Apprais­al

1. Sec­tion 25 of the Town and Coun­try Plan­ning (Scot­land) Act 1997 (as amended) requires applic­a­tions to be determ­ined in accord­ance with the Devel­op­ment Plan. This com­prises the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 (LDP), and the Nation­al Plan­ning Frame­work 4 (NPF4). Where there is con­flict between policies, NPF4 policies take precedence.

Prin­ciple

1. The applic­a­tion site is occu­pied by the Aber­nethy Trust, Nethy Bridge Out­door Centre with the pro­posed devel­op­ment rep­res­ent­ing an expan­sion of the exist­ing offer­ing to expand the din­ing facil­it­ies and accom­mod­a­tion offer­ing. As such, the prin­ciple of the pro­posed use is estab­lished at the site and is accept­able sub­ject to detailed design consideration.

2. Fur­ther­more, NPF4 Policy 29: Rur­al devel­op­ment, NPF4 Policy 30: Tour­ism and LDP Policy 2: Sup­port­ing eco­nom­ic growth sup­port the prin­ciple of devel­op­ment which con­trib­utes to the viab­il­ity, sus­tain­ab­il­ity and diversity of the loc­al rur­al eco­nomy and of exten­sions to exist­ing tour­ist facil­it­ies and accommodation.

Design and layout

1. NPF4 Policy 14: Design, qual­ity and place seeks to ensure that devel­op­ment pro­pos­als improve the qual­ity of the area and are con­sist­ent with the six qual­it­ies of suc­cess­ful places: healthy, pleas­ant, con­nec­ted, dis­tinct­ive, sus­tain­able and adaptable.

2. LDP Policy 3: Design and Place­mak­ing also seeks to ensure that pro­pos­als improve the qual­ity of the area and are con­sist­ent with the six qual­it­ies of suc­cess­ful places. This policy also seeks to pro­tect the amen­ity enjoyed by neighbours.

Din­ing Hall

1. The pro­posed din­ing hall, includ­ing the lin­ear link to the exist­ing main house, is a mix of single and two storeys con­struc­ted primar­ily of tim­ber clad­ding, tim­ber framed win­dows and tim­ber doors, light render and zinc stand­ing seam roof

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cov­er­ing. The design and mater­i­als are of a con­tem­por­ary nature, con­trast­ing the more tra­di­tion­al archi­tec­tur­al style of the exist­ing main house, but at the same time pay­ing heed to the exist­ing and provid­ing some con­tinu­ity through the use of a con­sist­ent render. The scale and mass­ing of the pro­posed din­ing hall is such that it will remain sub­ser­vi­ent to the exist­ing main house.

1. The pro­posed scale and mass­ing, con­trast­ing archi­tec­tur­al style and the use of con­tem­por­ary mater­i­als will relate well to the exist­ing build­ing, provid­ing a point of archi­tec­tur­al interest, avoid­ing the pas­tiche and not chal­len­ging the hier­arch­ic­al or visu­al dom­in­ance of the main house. The pro­posed din­ing hall is accept­able in terms of its design, scale and mass­ing, and the pro­posed mater­i­als are supported.

Exten­sions to main house

1. A suite of intern­al alter­a­tions to the exist­ing main house are pro­posed which are not mater­i­al to the con­sid­er­a­tion of this applic­a­tion. Extern­al alter­a­tions to the exist­ing build­ing con­sist of an enlarge­ment of two exist­ing open­ings on the south and east elev­a­tion, a small single storey exten­sion to the west elev­a­tion, a mono pitched roof to the north elev­a­tion and some small-scale win­dow alter­a­tions. The mater­i­als pro­posed are mostly con­sist­ent with the exist­ing. The new mono pitched roof will be light grey single ply membrane.

2. The pro­posed alter­a­tions and addi­tions to the exist­ing main house are mod­est in design and scale and will match the mater­i­als and tone of the exist­ing. The pro­pos­als are accept­able in terms of design, scale and mass­ing, and the pro­posed mater­i­als are supported.

Accom­mod­a­tion mod­ules and office block

1. Four new single storey accom­mod­a­tion blocks are pro­posed to be loc­ated on an area of recre­ation­al lawn cur­rently used for out­door activ­it­ies, and one single storey office block is to be relo­cated adja­cent to the exist­ing arc of chalet blocks. The pro­posed accom­mod­a­tion blocks will have a stand­ing seam met­al roof, dark tim­ber clad­ding, tim­ber framed doors and win­dows. The office to be relo­cated will be placed on new found­a­tions but the exist­ing tim­ber and slate con­struc­tion will be retained.

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1. The pro­posed accom­mod­a­tion blocks are mod­est in design and scale and the pro­posed mater­i­als are in keep­ing with their set­ting. The pro­pos­als are accept­able in terms of design, scale and mass­ing, and the pro­posed mater­i­als are supported.

Design and lay­out conclusions

1. The pro­pos­als are in accord­ance with NPF4 Policy 14: Design, qual­ity and place and with the Cairngorms Loc­al Devel­op­ment Plan Policy 3: Design and Placemaking.

Envir­on­ment and biodiversity

1. NPF4 Policy 1: Tack­ling the nature and cli­mate crises requires that, when con­sid­er­ing all devel­op­ment pro­pos­als, sig­ni­fic­ant weight will be giv­en to the glob­al cli­mate and nature crises.

2. NPF4 Policy 3: Biod­iversity seeks to ensure that devel­op­ment pro­pos­als pro­tect biod­iversity, reverse biod­iversity loss, deliv­er pos­it­ive effects from devel­op­ment and strengthen nature net­works. Devel­op­ment pro­pos­als must include appro­pri­ate meas­ures to con­serve, restore and enhance biod­iversity, in accord­ance with nation­al and loc­al guidance.

3. NPF4 Policy 4: Nat­ur­al places seeks to ensure that devel­op­ment pro­pos­als pro­tect, restore and enhance nat­ur­al assets mak­ing best use of nature-based solu­tions. Devel­op­ment that has sig­ni­fic­ant adverse impacts on des­ig­nated sites, after mit­ig­a­tion, will not be supported.

4. NPF4 Policy 6: Forestry, wood­lands and trees sup­ports devel­op­ment that will pro­tect and expand forests, wood­land and tree coverage.

5. LDP Policy 4: Nat­ur­al her­it­age seeks to ensure that there are no adverse effects on biod­iversity interests.

6. In sup­port of the pro­pos­als, the applic­ant has sub­mit­ted land­scap­ing pro­pos­als which include a new area of lawn and wild­flower mead­ow seed plant­ing. The applic­ant has also sub­mit­ted an arbor­i­cul­tur­al impact assess­ment, a tree sur­vey, a tree con­straints plan, and a tree plant­ing and biod­iversity state­ment. The proposed

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lay­out takes into account the exist­ing mature trees loc­ated with­in the site bound­ary and care has been taken to min­im­ise impacts on exist­ing trees. The pro­pos­al will res­ult in the loss of one Sil­ver Birch and the plant­ing of nine Scots Pine, six Row­an, four­teen Sil­ver Birch and sev­en Aspen. In addi­tion, five bat boxes and four bird boxes are to be installed on exist­ing mature trees. Two pieces of ​“dead­wood stumpery” are also to be loc­ated onsite.

1. The loss of the exist­ing lawn and the Sil­ver Birch will be more than com­pensated for by the addi­tion­al tree plant­ing, areas of lawn and wild­flower mead­ow areas. The addi­tion of bird/​bat boxes and dead­wood stumps fur­ther enhances the poten­tial for biod­iversity enhance­ment onsite.

2. The pro­posed devel­op­ment will pro­tect, restore and enhance nat­ur­al assets and will not have any mater­i­al det­ri­ment­al impacts on pro­tec­ted spe­cies. As such, the pro­pos­al com­plies with NPF4 Policy 1: Tack­ling the nature and cli­mate crises, NPF4 Policy 3: Biod­iversity, NPF4 Policy 4: Nat­ur­al places, NPF4 Policy 6: Forestry, wood­lands and trees and LDP Policy 4: Nat­ur­al heritage.

Flood­ing and sur­face water

1. NPF4 Policy 22: Flood risk and water man­age­ment seeks to ensure that devel­op­ments are resi­li­ent to cur­rent and future flood risk.

2. The High­land Council’s Flood Risk Man­age­ment Team raised no objec­tions to the pro­pos­al and con­firmed that the flood risk to the devel­op­ment is low. A con­di­tion is recom­men­ded requir­ing that the final­ised drain­age impact assess­ment is sub­mit­ted and approved in writ­ing pri­or to any devel­op­ment on site commencing.

Con­clu­sion

1. The pro­pos­al is to expand the offer­ing of an exist­ing facil­ity which is sup­por­ted in prin­ciple by NPF4 Policy 29: Rur­al devel­op­ment, NPF4 Policy 30: Tour­ism and LDP Policy 2: Sup­port­ing eco­nom­ic growth sup­port the principle.

2. The pro­pos­al is of a high-qual­ity design, scale and mater­i­als which is com­pli­ment­ary to the exist­ing and in accord­ance with NPF4 Policy 14: Design, qual­ity and place and with LDP Policy 3: Design and Place­mak­ing. It will protect,

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restore and enhance nat­ur­al assets in com­pli­ance with NPF4 Policy 1: Tack­ling the nature and cli­mate crises, NPF4 Policy 3: Biod­iversity, NPF4 Policy 4: Nat­ur­al places, PF4 Policy 6: Forestry, wood­lands and trees and LDP Policy 4: Nat­ur­al her­it­age, and it is accept­able in terms of impacts on flood risk and sur­face water drain­age in accord­ance with NPF4 Policy 22: Flood risk and water management.

1. The pro­posed devel­op­ment there­fore accords with the pro­vi­sions of the devel­op­ment plan and no oth­er mater­i­al con­sid­er­a­tions out­weigh this conclusion.

Recom­mend­a­tion

That mem­bers of the com­mit­tee sup­port a recom­mend­a­tion to APPROVE the applic­a­tion for alter­a­tions and exten­sion to centre, din­ing and cater­ing hall, covered walk­way, stor­age unit, erec­tion 4No. accom­mod­a­tion units and office block at Aber­nethy Trust, Nethy Bridge, sub­ject to the fol­low­ing conditions:

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Con­di­tions

Those con­di­tions lis­ted below in bold text are sus­pens­ive con­di­tions, which require to be dis­charged pri­or to imple­ment­a­tion of the development.

1. The devel­op­ment to which this per­mis­sion relates must be begun not later than the expir­a­tion of three years begin­ning with the date on which the per­mis­sion is granted.

Reas­on: The time lim­it con­di­tion is imposed in order to com­ply with the require­ments of sec­tion 58 of the Town and Coun­try Plan­ning (Scot­land) Act 1997 as amended.

1. No devel­op­ment shall com­mence on site until samples and details of all extern­al mater­i­als to be used in the extern­al fin­ish for the approved devel­op­ment have been sub­mit­ted to and approved in writ­ing by the CNPA act­ing as Plan­ning Author­ity. The devel­op­ment shall not be brought into use unless the extern­al fin­ish has been applied in accord­ance with the approved details.

Reas­on: In the interests of the appear­ance of the devel­op­ment and the visu­al amen­it­ies of the area and to ensure com­pli­ance with Nation­al Plan­ning Frame­work 4 Policy 14: Design, qual­ity and place and Policy 3: Design and place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a detailed sur­face water drain­age design is sub­mit­ted to and approved in writ­ing by the CNPA act­ing as Plan­ning Author­ity, in con­sulta­tion with the High­land Coun­cil Flood Risk Man­age­ment Team. For the avoid­ance of doubt, the sub­mit­ted inform­a­tion should include calculation/​simulations that demon­strate that the rate of sur­face water dis­charge from the site to the Allt Mor is lim­ited to the equi­val­ent pre- devel­op­ment rate for a range of storms up to and includ­ing a 1 in 200 year plus cli­mate change event.

Reas­on: In the interests of flood risk man­age­ment and to ensure com­pli­ance with NPF4 Policy 22: Flood risk and water management.

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Cairngorms Item 5 Plan­ning Com­mit­tee Nation­al Park Author­ity 13 June 2025 Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Page 15 of 16

1. All plant­ing, land­scap­ing and biod­iversity pro­pos­als shall be car­ried out in accord­ance with the approved plant­ing scheme and man­age­ment pro­gramme before the end of the first full plant­ing sea­son fol­low­ing sub­stan­tial com­ple­tion of the devel­op­ment. Any plant­ing which, with­in a peri­od of five years from the com­ple­tion of the devel­op­ment, in the opin­ion of CNPA act­ing as Plan­ning Author­ity, is dying, being severely dam­aged or becom­ing ser­i­ously dis­eased, shall be replaced by plants of sim­il­ar size and spe­cies to those ori­gin­ally required to be planted.

Reas­on: To ensure the imple­ment­a­tion and man­age­ment of a sat­is­fact­ory scheme of land­scap­ing in accord­ance with NPF4 Policy 3: Biod­iversity, NPF4 Policy 4: Nat­ur­al places and LDP Policy 4 Nat­ur­al heritage.