Item 6 Committee Report 20260122DET BraemarHotel

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

Item 6 Plan­ning Com­mit­tee 13 Novem­ber 2026

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Com­mit­tee report

Devel­op­ment pro­posed: Erec­tion of 12 ser­viced apart­ments and a manager’s apart­ment (13 apart­ments in total), install­a­tion of asso­ci­ated infra­struc­ture, at Brae­mar Lodge, 6 Glen­shee Road, Brae­mar, Aberdeenshire.

Ref­er­ence: 2026/0122/DET Applic­ant: Braigh Mharr Lim­ited Date called-in: 13/04/2026 Recom­mend­a­tion: Approve sub­ject to recom­men­ded con­di­tions Case officer: Heath­er Boswell, Seni­or Plan­ning Officer

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

Item 6 Plan­ning Com­mit­tee 13 Novem­ber 2026

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(Map show­ing loc­a­tion of Brae­mar Lodge Log Cab­ins and sur­round­ing area)

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.

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

Item 6 Plan­ning Com­mit­tee 13 Novem­ber 2026

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Site descrip­tion, pro­pos­al and history

Site descrip­tion

1. The applic­a­tion site com­prises the former Brae­mar Lodge Hotel site at 6 Glen­shee Road, Brae­mar, AB35 5YQ. The site is approx­im­ately 0.57 hec­tares (1.41 acres) and is loc­ated on the south­west­ern side of Glen­shee Road approx­im­ately 225 metres south of the Old Mil­it­ary Road/​Glenshee Road (A93) Junc­tion and 450 metres from the edge of the set­tle­ment to the south.
2. Nine single storey hol­i­day chalets are loc­ated to the south of the site with the pro­posed ser­viced apart­ments to be loc­ated with­in the north­ern por­tion of the site in the foot­print of the former Brae­mar Lodge Hotel. This Cat­egory C lis­ted build­ing was demol­ished fol­low­ing an extens­ive fire in 2022, which had left the site in an unsafe condition.
3. A res­id­en­tial devel­op­ment, ser­viced by Can­more Road, lies to the south of the site and an unnamed, unadop­ted private road join­ing Bal­nel­lan Road and Glen­shee Road lies to the north. Access to the site is gained from Glen­shee Road.
4. An open space/​lawned area is loc­ated in the cent­ral por­tion of the devel­op­ment site where a num­ber of mature trees are present, some of which are included with­in the Ancient Wood­land Invent­ory. The north­ern por­tion of the site is cur­rently con­sidered a vacant, brown­field site. The site falls with­in the Brae­mar Con­ser­va­tion Area.

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: 2026/0122/DET | Erec­tion of 12 ser­viced apart­ments and a man­agers apart­ment (13 apart­ments in total), install­a­tion of asso­ci­ated infra­struc­ture | Brae­mar Lodge 6 Glen­shee Road Brae­mar Aberdeenshire

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

Item 6 Plan­ning Com­mit­tee 13 Novem­ber 2026

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Title	Draw­ing num­ber	Date on plan*	Date received
Plans
Plan — Site Location	25150-EMA-XX-XX-DDG-A-040001	17/03/26	10/04/26
Plan — Site Layout	25150-EMA-XX-XX-DDG-A-050001 (REV P11)	03/03/26	16/10/26
Plan — Tree Pro­tec­tion Management	BLH-2603-TP (REV A)	30/03/26	10/04/26
Plan — Ground Floor Plan	25150-EMA-XX-XX-DDG-A-050004	17/03/26	21/08/26
Plan — First Floor Plan	25150-EMA-XX-XX-DDG-A-050005	17/03/26	21/08/26
Plan — Roof Plan	25150-EMA-XX-XX-DDG-A-050006	19/03/26	21/08/26
Plan — Bin Store Plans and Elevations	25150-EMA-XX-XX-DDG-A-050007 (REV P06)	17/03/26	21/08/26
Plan – Draft Drain­age Lay­out Plan	4276:105 (REV C)	01/03/26	21/08/26
Plan – Exist­ing Site Lay­out & Topo	25150-EMA-XX-XX-DDG-A-050003 (REV P02)	19/03/26	21/08/26
Plan – Present­a­tion Site Layout	25150-EMA-XX-XX-DDG-A-050002 (REV P04)	17/03/26	21/08/26

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

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Plan – Cycle Store Plans and Elev­a­tions | 25150-EMA-XX-XX-DDG-A-050008 (REV P04) | 06/08/24 | 16/10/26 Plan — Con­text Site Sec­tions | 25150-EMA-XX-XX-DDG-A-050050 (REV P09) | 02/03/26 | 21/08/26 Plan — Elev­a­tions 1 of 2 | 25150-EMA-XX-XX-DDG-A-050100 | 19/03/26 | 16/10/26 Plan — Elev­a­tions 2 of 2 | 25150-EMA-XX-XX-DDG-A-030101 | 19/03/26 | 21/08/26 Plan – Land­scape Pro­pos­als | 787.01.01b | 01/08/26 | 16/10/26 Sup­port­ing inform­a­tion | | | Oth­er — Arbor­i­cul­tur­al Assess­ment | BLH-2603-AA | 02/03/26 | 10/04/26 Oth­er – Drain­age Impact Assess­ment | Ref­er­ence num­ber: 4276 | 26/03/26 | 10/04/26 Oth­er — Plan­ning State­ment | | 03/04/26 | 10/04/26 Oth­er — Pre­lim­in­ary Eco­lo­gic­al Apprais­al | BLH-2602-PEA | 31/03/26 | 10/04/26 Oth­er — Silt Pro­tec­tion Plan | BLH-2603-SP | 31/03/26 | 10/04/26 Oth­er — Tree Sur­vey | BLH-2603-TR‑A | 31/03/26 | 10/04/26 Oth­er — Eco­nom­ic Report | | 01/03/26 | 29/05/26 Oth­er — Design and Access State­ment | 25150-EMA-XX-XX-TRP-A-050001-P05 | 03/04/25 | 21/08/26

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

1. The pro­posed build­ing is loc­ated with­in the north­ern por­tion of the devel­op­ment site, in the foot­print of the former Brae­mar Lodge Hotel, as shown in Appendix 1. It would com­prise the erec­tion of 12 ser­viced apart­ments and a manager’s apart­ment (13

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

Item 6 Plan­ning Com­mit­tee 13 Novem­ber 2026

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apart­ments in total) and the install­a­tion of asso­ci­ated infra­struc­ture. The build­ing would be largely two storeys with a par­tial single storey on the west­ern side.

1. The ground floor of the new devel­op­ment would accom­mod­ate five no. 1 bed apart­ments and two no. 2 bed apart­ments includ­ing the pro­posed manager’s apart­ment. The first floor would com­prise a fur­ther five no. 1 bed apart­ments and one no. 2 bed apart­ment. All of the apart­ments would con­tain an open plan living/​dining/​kitchen area and a bathroom/​shower room.
2. The pro­posed devel­op­ment has been designed to integ­rate into Braemar’s estab­lished loc­al ver­nacu­lar with tra­di­tion­al slate roof, gran­ite and lime mor­tar, and stone door and win­dow sur­rounds pro­posed. This archi­tec­tur­al style, detail­ing and fen­es­tra­tion reflect that of the wider Brae­mar Con­ser­va­tion Area. The sub­mit­ted Design and Access State­ment (dated 21/08/26) includes visu­al­isa­tions of the pro­posed devel­op­ment and an apprais­al of the sur­round­ing context.
3. Oth­er fea­tures of the devel­op­ment include roof-moun­ted sol­ar pan­els which will be dark in col­our and of an in-roof or integ­rated design; a Sus­tain­able Urb­an Drain­age Sys­tem (SuDS) to man­age sur­face water; the pro­vi­sion of 16 on-site car park­ing spaces; cycle stor­age on the west­ern edge of the site; and a bin store at the site entrance.
4. Land­scap­ing and biod­iversity enhance­ment fea­tures are also pro­posed, includ­ing Swift nest­ing bricks, bat roost boxes, tree and shrub plant­ing and sedum roofs on the bin store and cycle stor­age. The Land­scape Pro­pos­als, demon­strat­ing the loc­a­tion and extent of plant­ing and sit­ing of biod­iversity fea­tures pro­posed, are included at Appendix 1.

His­tory

1. There is a lengthy plan­ning his­tory on the site as fol­lows, with these decisions all hav­ing been made by Aber­deen­shire Coun­cil: a) APP/2023/2017 — par­tially ret­ro­spect­ive per­mis­sion to repair hard­stand­ing and drain­age infra­struc­ture along­side bound­ary treat­ments. Plan­ning per­mis­sion gran­ted 05/11/24.

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

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b) APP/2023/0190 — ret­ro­spect­ive per­mis­sion for demoli­tion of fire-dam­aged build­ing shell. Con­sent gran­ted on 21/08/24. c) APP/2023/0189 — ret­ro­spect­ive Lis­ted Build­ing con­sent for demoli­tion of fire-dam­aged build­ing. Applic­a­tion with­drawn on 16/11/23. d) TRE/2014/1077 — remov­al of con­ifer tree. Con­sent gran­ted on 03/12/24. e) APP/2010/3815 & APP/2010/3816 — Plan­ning per­mis­sion and Lis­ted Build­ing con­sent for alter­a­tions and exten­sion to form din­ing room exten­sion. Gran­ted on 24/01/11 and 26/01/11. f) APP/2010/0815 & APP/2010/0817 — Plan­ning per­mis­sion and Lis­ted Build­ing con­sent for exten­sion to exist­ing din­ing room, new kit­chen and toi­let facil­it­ies. Gran­ted on 22/07/10. g) APP/2007/3117 & APP/2007/3118 — Plan­ning per­mis­sion and Lis­ted Build­ing con­sent for exten­sion to exist­ing laun­dry and stor­e­room of hotel. Gran­ted on 20/09/07 and 10/10/07. h) APP/2006/0107 — erec­tion of two chalets (semi-detached). Gran­ted on 06/03/06. i) APP/2004/0316 — remov­al of Plan­ning Con­di­tions on per­mis­sions: S970851PF; S980067PF; and S000394PF (Con­di­tion 03), restrict­ing chalets being disponed sep­ar­ately from hotel plan­ning per­mis­sion. Gran­ted on 18/06/04.

Hab­it­ats Reg­u­la­tions Appraisal

1. A Hab­it­ats Reg­u­la­tions Apprais­al (HRA) has been under­taken to con­sider the poten­tial effects of the pro­posed devel­op­ment upon the con­ser­va­tion object­ives of the European sites lis­ted with­in the HRA doc­u­ment, which is attached as Appendix 2. The European sites are: a) River Dee Spe­cial Area of Con­ser­va­tion (SAC); and b) Bal­loch­buie Spe­cial Pro­tec­tion Area (SPA).
2. Addi­tion­ally, the HRA assesses the poten­tial impact upon pro­tec­ted spe­cies found with­in this SPA and SAC, includ­ing otter, fresh­wa­ter pearl mus­sel, Atlantic sal­mon, caper­cail­lie and Scot­tish cross­bill (breed­ing).

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

Item 6 Plan­ning Com­mit­tee 13 Novem­ber 2026

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1. The HRA con­cludes that there will be no adverse effects on the integ­rity of the rel­ev­ant European sites, provid­ing that mit­ig­a­tion meas­ures out­lined in the plan­ning applic­a­tion are secured by con­di­tions attached to any plan­ning per­mis­sion granted.
2. NatureScot have con­firmed agree­ment with the HRA and its conclusions.

Devel­op­ment plan con­text Policies

Nation­al policy	Nation­al Plan­ning Frame­work 4 (NPF4) Scot­land 2045 (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 X
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 X
Policy 8	Green belts
Policy 9	Brown­field, vacant and derel­ict land, and empty build­ings X
Policy 11	Energy X
Policy 12	Zero waste
Policy 13	Sus­tain­able trans­port X
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 X

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

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Policy 24	Digit­al infrastructure
Policy 25	Com­munity wealth building
Policy 26	Busi­ness and industry X
Policy 27	City, town, loc­al and com­mer­cial centres
Policy 28	Retail
Policy 29	Rur­al development
Policy 30	Tour­ism X
Policy 31	Cul­ture and creativity
Policy 32	Aquacul­ture
Policy 33	Min­er­als
Stra­tegic policy	Cairngorms Nation­al Park Part­ner­ship Plan 2022 – 2027
Loc­al plan policy	Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (2021) (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 X
Policy 10	Resources X
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 2021 (LDP). The full word­ing of policies can be found at: https://www.gov.scot/publications/national-planning-framework‑4/documents/

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

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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

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 X
Policy 10	Resources non-stat­utory guid­ance X
Policy 11	Developer oblig­a­tions sup­ple­ment­ary guidance

Con­sulta­tions

1. A sum­mary of the main issues raised by con­sul­tees now follows:
2. NatureScot con­firm agree­ment with the HRA and its con­clu­sions, not­ing the pres­ence of nat­ur­al her­it­age interests of inter­na­tion­al import­ance in prox­im­ity to the site, includ­ing the River Dee Spe­cial Area of Con­ser­va­tion (SAC) and the Bal­loch­buie Spe­cial Pro­tec­tion Area (SPA) which is des­ig­nated for Caper­cail­lie and Scot­tish Cross­bill (breed­ing).
3. Scot­tish Water raise no objec­tion to the pro­pos­al. They note that a Water Capa­city Assess­ment and Waste Water Capa­city Assess­ment will be under­taken once a form­al applic­a­tion and Pre-Devel­op­ment Enquiry (PDE) Form has been sub­mit­ted by the Applicant.

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

Item 6 Plan­ning Com­mit­tee 13 Novem­ber 2026

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1. Aber­deen­shire Coun­cil Built Her­it­age Officer ini­tially reques­ted fur­ther inform­a­tion to ensure tra­di­tion­al mater­i­als were pro­posed, the design would reflect the tra­di­tion­al char­ac­ter of Brae­mar and the bin store be relo­cated with­in the devel­op­ment site. Fol­low­ing a meet­ing held with the Applic­ant, Land­scape Advisor, Built Her­it­age Officer and Case Officer in July, the Applic­ant provided addi­tion­al inform­a­tion with design amend­ments reflect­ing the mat­ters dis­cussed. The Built Her­it­age Officer sub­sequently respon­ded that they wel­comed the pro­posed design amend­ments and that they con­sider the pro­pos­al accept­able, sub­ject to con­di­tions being attached to any con­sent gran­ted to con­trol the qual­ity of mater­i­als and detail­ing through mater­i­al sampling.
2. Aber­deen­shire Coun­cil Con­tam­in­ated Land Officer recom­mends that a plan­ning con­di­tion be attached to any con­sent gran­ted ensur­ing that any con­tam­in­a­tion dis­covered dur­ing devel­op­ment would be repor­ted to the loc­al plan­ning author­ity and a suit­able scheme for the mit­ig­a­tion agreed and imple­men­ted to the sat­is­fac­tion of the plan­ning authority.
3. Aber­deen­shire Coun­cil Envir­on­ment­al Health Officer ini­tially reques­ted that the Applic­ant demon­strate the pro­posed air source heat pump com­plies with the Micro­gen­er­a­tion Cer­ti­fic­a­tion Scheme (MCS) stand­ard. The Applic­ant sub­sequently advised with­in their Con­sul­tee Feed­back Response (dated 15/06/26) that the pro­posed devel­op­ment would no longer com­prise this type of heat­ing sys­tem and instead energy require­ments would be met by exhaust air heat pumps, high heat reten­tion stor­age heat­ers or Exhaust and Mech­an­ic­al Vent­il­a­tion Heat Recov­ery warm air sys­tem (Nilan Com­pact P). The Officer sub­sequently com­men­ted on the new heating/​ventilation sys­tem, not­ing they had no com­ments to make giv­en there appears to be no extern­al units pro­posed. Sep­ar­ately, the Officer has reques­ted that an inform­at­ive regard­ing short term lets should be attached to any con­sent granted.
4. Aber­deen­shire Coun­cil Flood Risk and Coast Pro­tec­tion Officer ini­tially reques­ted the pro­vi­sion of con­struc­tion details of the sur­face water soakaways for review. Fol­low­ing the Applicant’s sub­mis­sion of addi­tion­al drain­age inform­a­tion relat­ing to the pro­posed soakaways, the con­sul­tee con­firmed that they have no flood risk con­cerns and raise no objec­tion to the development.

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1. Aber­deen­shire Coun­cil Nat­ur­al Envir­on­ment Officer was con­sul­ted pri­or to the applic­a­tion being called in by the Nation­al Park Author­ity and sub­sequently deferred to the Park Author­ity con­sul­tees to respond on pub­lic access and nat­ur­al envir­on­ment matters.
2. Aber­deen­shire Coun­cil Roads Devel­op­ment Team has no objec­tions sub­ject to a con­di­tion being attached to secure the car park­ing spaces pro­posed as part of the development.
3. Aber­deen­shire Coun­cil Waste Man­age­ment Team were con­sul­ted how­ever have not sub­mit­ted any comments.
4. Cairngorms Nation­al Park Author­ity Eco­lo­gic­al Advice Officer notes that the pro­pos­al would not res­ult in the loss of ancient wood­land and ini­tially wel­comed the pro­posed biod­iversity enhance­ment meas­ures and Land­scap­ing Plan. Fol­low­ing the Applicant’s sub­sequent pro­vi­sion of addi­tion­al inform­a­tion to address design issues, the Officer quer­ied the remov­al of key biod­iversity fea­tures pre­vi­ously pro­posed on the Land­scap­ing Plan and out­lined a num­ber of recom­mend­a­tions to rein­state the proposal’s biod­iversity offer, as well as recom­mend­ing changes to the Swift nest­ing brick pos­i­tion­ing. The recom­mend­a­tions were sub­sequently incor­por­ated and updated plans provided on 16/10/26. The Eco­lo­gic­al Advice Officer has con­firmed that these updates are accept­able and recom­mends that a con­di­tion is attached to any con­sent gran­ted to ensure deliv­ery of the biod­iversity enhance­ment meas­ures. Oth­er con­di­tions are recom­men­ded in rela­tion to pro­tec­ted spe­cies sur­veys, breed­ing bird pro­tec­tion, tree pro­tec­tion meas­ures and the sub­mis­sion of a Con­struc­tion Envir­on­ment­al Man­age­ment Plan to safe­guard the River Dee SAC and wider water environment.
5. Cairngorms Nation­al Park Author­ity Land­scape Adviser ini­tially raised con­cerns over the scale, mass­ing and sit­ing of the pro­posed build­ing, sug­gest­ing it would appear prom­in­ent in views from the north and south. The Advisor also noted the sens­it­iv­ity of the site due to its loc­a­tion with­in the Brae­mar Con­ser­va­tion Area, the Ancient Wood­land Invent­ory, and Loch­nagar Nation­al Scen­ic Area, explain­ing that the build­ing would appear lar­ger than nearby build­ings with pro­posed tree plant­ing insuf­fi­cient to soften the impact. Oth­er points raised ini­tially included the design of

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

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vehicu­lar areas, bin store loc­a­tion, bound­ary treat­ments, and the lack of inform­a­tion on levels, sur­face mater­i­als and asso­ci­ated infrastructure.

1. Fol­low­ing a meet­ing held with the Applic­ant, Land­scape Advisor, Built Her­it­age Officer and Case Officer in July, the Applic­ant provided addi­tion­al inform­a­tion and revised plans with design amend­ments includ­ing changes to the sit­ing and design of the build­ing. The Advisor sub­sequently noted that, whilst adverse land­scape and visu­al effects remain, the plant­ing pro­posed on the north­ern edge of the site would soften these effects. Changes to the building’s roof line would retain more of the views to the hills bey­ond Brae­mar and decrease the mass­ing of the build­ing in views from the north. In addi­tion, the stone wall bound­ary treat­ment, improved bin store design and plant­ing estab­lish­ment and main­ten­ance all meet the required stand­ard (BS EN ISO 11091). The Advisor recom­mends that con­di­tions are attached to any con­sent gran­ted requir­ing the pro­vi­sion of fur­ther inform­a­tion relat­ing to asso­ci­ated infra­struc­ture such as light­ing, ground levels, foot­paths and vehicu­lar area materials.
2. Cairngorms Nation­al Park Author­ity Recre­ation and Out­door Access Team has no objec­tion to the pro­posed devel­op­ment. They request that the ped­es­tri­an access along the lane to the north of the site, link­ing Glen­shee Road and Bal­nel­lan Road, should remain open and access­ible dur­ing devel­op­ment. They also ini­tially flagged a con­cern about lack of cycle stor­age and stands in the pro­posed plans. The Applic­ant sub­sequently provided plans incor­por­at­ing cycle stor­age to the west of the site and, fol­low­ing a fur­ther response from the Team, agreed to increase the height of the cycle stor­age from 1.2m to 1.8m in line with the recom­men­ded stand­ard, as shown in Cycle Store Plans and Elev­a­tions (dated 16/10/26). The Team note some con­cerns regard­ing the pro­posed sedum roof on the cycle stor­age, query­ing the poten­tial for debris and water ingress affect­ing the bicycles stored below and high­light­ing the tend­ency for turfed roofs to become over­grown without reg­u­lar maintenance.
3. Brae­mar Com­munity Coun­cil objects to the applic­a­tion rais­ing con­cerns over the car park­ing pro­vi­sion, lack of addi­tion­al facil­it­ies offered on site bey­ond accom­mod­a­tion, build­ing mater­i­als, loc­al infra­struc­ture in Brae­mar and over-devel­op­ment. Detail of the Com­munity Council’s response is set out in Appendix 3.

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Rep­res­ent­a­tions

1. Eight let­ters of rep­res­ent­a­tion have been received con­sist­ing of one gen­er­al let­ter, one let­ter of sup­port, and six objec­tions, includ­ing one sup­ple­ment­ary objec­tion from the same indi­vidu­al. The rep­res­ent­a­tions are con­tained with­in Appendix 4a; 4b and 4c.
2. The gen­er­al rep­res­ent­a­tion, provided on behalf of the Aber­deen­shire South Access Pan­el, requests that pro­vi­sion be made for any­one with a dis­ab­il­ity with­in the devel­op­ment, explain­ing that UK-wide, dis­abled people have a dis­pos­able income of £50 bil­lion and encour­aging the devel­op­ment to bene­fit from this sig­ni­fic­ant mar­ket sector.
3. The let­ter of sup­port sets out the need for access­ible accom­mod­a­tion with­in the devel­op­ment and explains the Applicant’s archi­tect to have intim­ated that it is their inten­tion to review the intern­al lay­outs of the devel­op­ment to ensure com­pli­ance with access­ible accom­mod­a­tion requirements.
4. Key con­cerns raised in the six objec­tion let­ters include: a) lack of com­mu­nic­a­tion and engage­ment with the loc­al com­munity in the design of the devel­op­ment; b) the poten­tial visu­al dom­in­ance of the pro­pos­al due to its design, scale and mass­ing and wheth­er it would appear out of place with­in the Brae­mar Con­ser­va­tion Area; c) poten­tial impacts on neigh­bour­ing amen­ity, includ­ing over­shad­ow­ing, over­look­ing, loss of pri­vacy, noise and con­struc­tion-related dis­turb­ance; d) non-com­pli­ance with the place mak­ing, cul­tur­al her­it­age and sus­tain­able devel­op­ment policies of NPF4, the Cairngorms Nation­al Park LDP and the Nation­al Park Part­ner­ship Plan; e) con­cerns over the use, sourcing and appear­ance of the pro­posed mater­i­al palette for the devel­op­ment; f) con­cern that the pro­pos­al does not address the loc­al need for afford­able hous­ing, key work­er hous­ing and accom­mod­a­tion for per­man­ent res­id­ents; g) pref­er­ence for a mixed-use scheme which incor­por­ates afford­able hous­ing and deliv­ers great­er com­munity benefit;

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h) con­cerns over imbal­ance between tour­ism-related uses and per­man­ent res­id­en­tial occu­pa­tion with­in the vil­lage; i) con­cern over cumu­lat­ive effects of tour­ism-related devel­op­ment with­in the vil­lage and wheth­er Braemar’s infra­struc­ture, includ­ing loc­al health­care and emer­gency ser­vices, can accom­mod­ate addi­tion­al demand gen­er­ated by fur­ther vis­it­or accom­mod­a­tion; j) con­cern over addi­tion­al pres­sure on the hos­pit­al­ity sec­tor due to the loss of the former hotel’s din­ing area and lim­ited range of facil­it­ies that cater to tour­ists; k) con­cern over the type of plant­ing and shrubs pro­posed for the com­pens­at­ory land­scape giv­en Braemar’s cli­mate; l) con­cern over the remov­al of air source heat pump heat­ing and the type of heat­ing now pro­posed; m) con­cern over adequacy of the pro­posed park­ing pro­vi­sion, as well as poten­tial for increased pres­sure on sur­round­ing roads and park­ing areas; n) con­cerns over vis­it­ors’ reli­ance on private car use due to lim­ited pub­lic trans­port options and insuf­fi­cient act­ive travel facil­it­ies and cycle stor­age pro­posed; and o) con­cern the devel­op­ment could worsen exist­ing sur­face water and flood­ing issues.

Apprais­al

1. Sec­tion 25 of the 1997 Act as amended requires applic­a­tions to be determ­ined in accord­ance with the Devel­op­ment Plan. This com­prises Nation­al Plan­ning Frame­work 4 (NPF4) and the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 (LDP). Where there is con­flict between policies, NPF4 policies take precedence.
2. The main plan­ning con­sid­er­a­tions in rela­tion to this applic­a­tion com­prise: the prin­ciple of devel­op­ment; land­scape, design and place­mak­ing; nat­ur­al envir­on­ment and biod­iversity; trans­port and act­ive travel; health and safety and con­tam­in­ated land; and water envir­on­ment. These mat­ters are con­sidered in detail below.

Prin­ciple of development

1. NPF4 Policy 1: Tack­ling the cli­mate and nature crises seeks to ensure that sig­ni­fic­ant weight will be giv­en to the glob­al cli­mate and nature crises when

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con­sid­er­ing all devel­op­ment pro­pos­als. NPF4 Policy 2: Cli­mate mit­ig­a­tion and adapt­a­tion also seeks to encour­age devel­op­ment that adapts to the cur­rent and future impacts of cli­mate change, sup­port­ing pro­pos­als which con­trib­ute towards redu­cing green­house gas emissions.

1. NPF4 Policy 9: Brown­field, vacant and derel­ict land and empty build­ings encour­ages the redevel­op­ment of brown­field, vacant and derel­ict sites, max­im­ising the use of exist­ing assets and min­im­ising addi­tion­al land take.
2. NPF4 Policy 26: Busi­ness and industry sup­ports devel­op­ment pro­pos­als that con­trib­ute pos­it­ively to the eco­nomy, provide employ­ment oppor­tun­it­ies and are pro­posed on sites alloc­ated for those uses in the LDP.
3. NPF4 Policy 30: Tour­ism seeks to ensure devel­op­ment pro­pos­als for new or exten­ded tour­ist facil­it­ies or accom­mod­a­tion in loc­a­tions iden­ti­fied in the LDP are supported.
4. LDP Policy 2: Sup­port­ing eco­nom­ic growth sup­ports pro­pos­als for tour­ist accom­mod­a­tion where they have no adverse impacts on the site or neigh­bour­ing areas, con­trib­ute to the pro­vi­sion of a wide range of vis­it­or accom­mod­a­tion options and sup­port a year-round eco­nomy. The LDP Set­tle­ment State­ment for Brae­mar also includes a spe­cif­ic set­tle­ment object­ive to ​‘sup­port oppor­tun­it­ies to enhance and diver­si­fy the loc­al eco­nomy, enhance the role of tour­ism and improve car park­ing provision’.
5. This applic­a­tion is con­sidered to com­ply with these policy require­ments. The pro­pos­al seeks to redevel­op a brown­field site, which can­not reas­on­ably return to a nat­ur­al state without inter­ven­tion, restor­ing it to a pro­duct­ive use as tour­ist accom­mod­a­tion. This would reduce pres­sure for devel­op­ment on green­field land and avoid addi­tion­al land take, which is con­sidered a sus­tain­able approach to devel­op­ment. Whilst the 2021 LDP was pub­lished pri­or to the Brae­mar Lodge Hotel fire and sub­sequent demoli­tion in 2022 and there­fore does not spe­cific­ally identi­fy the site for future tour­ist devel­op­ment, the pro­posed use gen­er­ally aligns with the wider aims of the LDP. The devel­op­ment would be loc­ated with­in the existing

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set­tle­ment of Brae­mar which has estab­lished tour­ism ser­vices and would thus make effi­cient use of exist­ing infrastructure.

1. Moreover, the devel­op­ment would provide employ­ment oppor­tun­it­ies dur­ing both the con­struc­tion and oper­a­tion of the ser­viced apart­ments and would extend the tour­ist accom­mod­a­tion offer with­in the vil­lage. Through dir­ect invest­ment in vis­it­or accom­mod­a­tion and indir­ect eco­nom­ic bene­fits asso­ci­ated with increased vis­it­or expendit­ure with­in Braemar’s busi­nesses, ser­vices and attrac­tions, the pro­pos­al would sup­port the loc­al eco­nomy. As such, the pro­pos­al would dir­ectly con­trib­ute towards deliv­ery of the set­tle­ment object­ive which seeks to enhance and diver­si­fy the loc­al eco­nomy and enhance the role of tour­ism with­in Braemar.
2. Over­all, the prin­ciple of devel­op­ment is there­fore in accord­ance with rel­ev­ant policies of the Devel­op­ment Plan.

Land­scape, design and placemaking

1. NPF4 Policy 7: His­tor­ic assets and places sup­ports devel­op­ment pro­pos­als that pro­tect and enhance the his­tor­ic envir­on­ment and pre­serve the char­ac­ter and appear­ance of con­ser­va­tion areas, by ensur­ing the exist­ing nat­ur­al and built fea­tures which con­trib­ute to the char­ac­ter of the con­ser­va­tion area and its set­ting are retained.
2. NPF4 Policy 11: Energy sup­ports low-car­bon and renew­able energy infra­struc­ture, includ­ing energy generation.
3. NPF4 Policy 14: Design, qual­ity and place sup­ports the deliv­ery of pro­pos­als where they are con­sist­ent with the six qual­it­ies of suc­cess­ful places, namely: healthy; pleas­ant; con­nec­ted; dis­tinct­ive; sus­tain­able; and adaptable.
4. 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. A minor dis­crep­ancy between NPF4’s defin­i­tion of the six qual­it­ies and that of the LDP exists, although their over­all effect is consistent.

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1. LDP Policy 5: Land­scape seeks to con­serve and/​or enhance the land­scape char­ac­ter and spe­cial land­scape qual­it­ies of the Nation­al Park. The policy states that pro­pos­als that do not com­ple­ment or enhance the land­scape char­ac­ter will only be per­mit­ted where any sig­ni­fic­ant adverse effects on spe­cial land­scape qual­it­ies are clearly out­weighed by social or eco­nom­ic bene­fits of nation­al import­ance. All adverse effects on the set­ting of the pro­pos­al should also have been min­im­ised and mit­ig­ated through appro­pri­ate sit­ing, lay­out, scale, design and construction.
2. LDP Policy 9: Cul­tur­al her­it­age seeks to ensure devel­op­ments pre­serve or enhance the char­ac­ter and appear­ance of con­ser­va­tion areas and use design, mater­i­als, scale and lay­out appro­pri­ate to the site and its setting.
3. The pro­posed devel­op­ment has been designed with due cog­nis­ance of the former Brae­mar Lodge Hotel, which occu­pied the site until 2022. The pro­pos­al seeks to sens­it­ively redevel­op the exist­ing brown­field site, recog­nising its former lis­ted build­ing status and loc­a­tion with­in the Brae­mar Con­ser­va­tion Area.
4. The building’s pro­posed scale, mass­ing, façade and design have been developed through con­ver­sa­tion with the Applic­ant, Built Her­it­age and Land­scape con­sul­tees to ensure that the pro­pos­al is designed to be pleas­ant, dis­tinct­ive and sus­tain­able. Minor amend­ments have been made to the ini­tial sit­ing, lay­out and design, and these rep­res­ent embed­ded mit­ig­a­tion and help to reduce the per­ceived mass­ing of the build­ing. The pro­posed build­ing occu­pies a smal­ler foot­print than the former Brae­mar Lodge Hotel and, not­with­stand­ing Brae­mar Com­munity Council’s con­sul­tee response which con­siders the pro­pos­al to con­sti­tute over­de­vel­op­ment, the pro­posed scale and mass­ing demon­strate a ration­al­isa­tion of the built form on site com­pared to the pre­vi­ous devel­op­ment. The Applic­ant has incor­por­ated reques­ted amend­ments to alter the roof line, set the build­ing fur­ther back with­in the devel­op­ment site to intro­duce a land­scape buf­fer and allow tree plant­ing along the north­ern edge, and these amend­ments will help to ensure that the development’s appear­ance will be softened when viewed from the north. Togeth­er these amend­ments pre­vent the devel­op­ment from appear­ing visu­ally intrus­ive whilst also respect­ing the loc­al set­ting and ensur­ing the devel­op­ment sits com­fort­ably with­in the Brae­mar Con­ser­va­tion Area.

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1. Whilst the Built Her­it­age and Land­scape con­sul­tees ini­tially reques­ted the relo­ca­tion of the bin store away from the site entrance, it is under­stood that this loc­a­tion is most prac­tic­able in terms of waste col­lec­tion. Con­struc­tion mater­i­als for both the bin store and cycle stor­age mir­ror those used across the wider site which, togeth­er with the structure’s sens­it­ive design, will reduce their visu­al prom­in­ence. Both con­sul­tees con­sider this an accept­able approach. The full spe­cific­a­tion of the bin store and cycle stor­age, includ­ing details of the sedum roof struc­ture and mater­i­als, will be con­di­tioned if plan­ning per­mis­sion is granted.
2. The pro­posed gran­ite, slate and lime mor­tar are con­sidered to reflect the design ele­ments and style of tra­di­tion­al prop­er­ties through­out Brae­mar, ensur­ing the devel­op­ment integ­rates suc­cess­fully with­in the exist­ing vil­lage con­text. This mater­i­al palette would pre­serve the char­ac­ter of the con­ser­va­tion area and be in-keep­ing with the loc­al ver­nacu­lar, con­trib­ut­ing to the loc­al sense of place. A con­di­tion would be attached to any con­sent gran­ted to ensure samples of the extern­al mater­i­al palette are provided for approv­al pri­or to com­mence­ment of devel­op­ment. Sim­il­arly, mater­i­al spe­cific­a­tions for the gravel vehicu­lar areas and foot­paths would be conditioned.
3. Whilst the build­ing would occupy a smal­ler foot­print than the former Brae­mar Lodge Hotel, impacts upon the loc­al set­ting, Spe­cial Land­scape Qual­it­ies (SLQs) and Loch­nagar Nation­al Scen­ic Area are anti­cip­ated giv­en the intro­duc­tion of a build­ing on a cur­rently vacant plot. Alter­a­tions to the roof line have been suc­cess­ful in retain­ing more of the views to the hills bey­ond Brae­mar and redu­cing the mass­ing of the build­ing seen in views from the north, how­ever it is expec­ted that cer­tain adverse effects on visu­al per­meab­il­ity rel­at­ive to the pre­vi­ous build­ing remain. Des­pite this, the devel­op­ment is expec­ted to pre­serve the sig­ni­fic­ance and set­ting of the con­ser­va­tion area with the pro­posed lay­out and appear­ance con­trib­ut­ing pos­it­ively to the area’s char­ac­ter and con­serving the SLQs of the Nation­al Park. Again, a plan­ning con­di­tion requir­ing the approv­al of final ground levels and light­ing details would be attached to any con­sent gran­ted to ensure the asso­ci­ated infra­struc­ture is appro­pri­ate to the setting.

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1. The sit­ing and ori­ent­a­tion of the pro­posed build­ing reflects that of the former Brae­mar Lodge Hotel and pre­vents sig­ni­fic­ant issues of over­look­ing, over­shad­ow­ing and loss of pri­vacy of any adja­cent properties.
2. In addi­tion, the proposal’s design aligns with the require­ments of NPF4 Policy 11 by incor­por­at­ing low and zero car­bon gen­er­at­ing tech­no­lo­gies with the inclu­sion of sol­ar pan­els demon­strat­ing the proposal’s sus­tain­ab­il­ity cre­den­tials and sub­sequent com­pli­ance with NPF4 Policy 14 and LDP Policy 3 qual­it­ies of suc­cess­ful places. A con­di­tion would be attached to any con­sent gran­ted requir­ing the sol­ar pan­el spe­cific­a­tion details/​bro­chure to be sub­mit­ted for approv­al pri­or to the building’s construction.
3. On bal­ance, with the embed­ded mit­ig­a­tion and con­di­tions out­lined above, the devel­op­ment is con­sidered appro­pri­ate in terms of scale, mass­ing and design and will integ­rate suc­cess­fully with­in Brae­mar whilst respect­ing the exist­ing char­ac­ter of the con­ser­va­tion area.

Nat­ur­al envir­on­ment and biodiversity

1. 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.
2. 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. Sim­il­arly, LDP Policy 4: Nat­ur­al her­it­age seeks to ensure that there are no adverse effects on European Pro­tec­ted Spe­cies and oth­er biod­iversity interests.
3. NPF4 Policy 6: Forestry, wood­land and trees seeks to pro­tect and expand forests, wood­land and trees. This policy states that devel­op­ment pro­pos­als will not be sup­por­ted where they res­ult in any loss of ancient wood­lands, ancient and vet­er­an trees, or adverse impact on their eco­lo­gic­al condition.

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1. The pro­posed devel­op­ment is not anti­cip­ated to res­ult in adverse effects on pro­tec­ted spe­cies, hab­it­ats or des­ig­nated sites. The site’s cur­rent brown­field status and absence of not­able biod­iversity fea­tures lim­its the scope for adverse impacts arising as a res­ult of the pro­pos­al. The Park Authority’s Eco­lo­gic­al Advice Officer notes that whilst part of the devel­op­ment site was pre­vi­ously recor­ded as ancient wood­land on the Ancient Wood­land Invent­ory (AWI), most of the site has been developed and no longer con­tains wood­land hab­it­at. As a res­ult, there would be no impact upon this des­ig­na­tion. 12 of the 13 trees cur­rently present on site would be retained with the remov­al of one dam­aged Sil­ver Birch. This Cat­egory U tree is recom­men­ded for replace­ment as part of the pro­posed plant­ing, which con­firms the proposal’s approach in avoid­ing biod­iversity loss. A con­di­tion will be attached to any con­sent gran­ted to ensure the devel­op­ment is con­struc­ted in line with the sub­mit­ted Tree Sur­vey Report (dated 10/04/26).
2. Addi­tion­al eco­lo­gic­al mit­ig­a­tion meas­ures are pro­posed with­in the applic­a­tion doc­u­ment­a­tion, and these meas­ures will be secured through plan­ning con­di­tions to ensure the devel­op­ment pro­tects spe­cies and hab­it­ats on-site. Con­di­tions will include the restric­tion of works dur­ing bird breed­ing sea­son, unless under the super­vi­sion of a suit­ably qual­i­fied eco­lo­gist, the require­ment for pre-con­struc­tion spe­cies checks for red squir­rel and the pro­vi­sion of a final­ised Eco­lo­gic­al Man­age­ment Plan.
3. As out­lined in the Land­scape Pro­pos­als (dated 16/10/26), vari­ous biod­iversity enhance­ment meas­ures are pro­posed which would deliv­er pos­it­ive effects from the devel­op­ment and strengthen nature net­works. The pro­posed imple­ment­a­tion of Swift nest­ing bricks, bat roost boxes, sedum roofs and plant­ing, as well as their asso­ci­ated upkeep and main­ten­ance, would be secured through con­di­tions attached to any con­sent granted.
4. The pro­pos­al is there­fore in accord­ance with the rel­ev­ant biod­iversity and nat­ur­al places policies of the Devel­op­ment Plan.

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Trans­port and act­ive travel

1. NPF4 Policy 13: Sus­tain­able trans­port sup­ports devel­op­ment pro­pos­als that reduce reli­ance on private vehicles and pro­mote sus­tain­able travel choices.
2. LDP Policy 3: Design and place­mak­ing seeks to ensure devel­op­ments include space for off-street park­ing and pro­mote sus­tain­able trans­port meth­ods and act­ive travel, includ­ing mak­ing pro­vi­sion for the stor­age of bicycles and redu­cing the need to travel.
3. The pro­pos­al is con­sidered to be in a sus­tain­able loc­a­tion with­in the set­tle­ment of Brae­mar with con­veni­ent access to loc­al ser­vices and facil­it­ies. The devel­op­ment includes the pro­vi­sion of 16 on-site car park­ing spaces, which Aber­deen­shire Council’s Roads Devel­op­ment Team con­sider suf­fi­cient for a devel­op­ment of this scale. Oppor­tun­it­ies also exist for vis­it­ors and employ­ees to util­ise pub­lic trans­port and act­ive travel meth­ods, thereby redu­cing reli­ance upon private car use. The devel­op­ment site bene­fits from a highly walk­able loc­a­tion, whilst the proposal’s pro­vi­sion of cycle stor­age would facil­it­ate oth­er sus­tain­able modes of trans­port, allow­ing guests and employ­ees to access loc­al ser­vices and amen­it­ies through act­ive travel means. Con­di­tions would be attached to any con­sent gran­ted to ensure deliv­ery of the pro­posed car park­ing and cycle stor­age and to ensure main­ten­ance of the sedum roof of the cycle store so that this biod­iversity fea­ture does not impede access or use.
4. As reques­ted by the Park Authority’s Recre­ation and Out­door Access Team, a con­di­tion would also be attached to the con­sent to ensure ped­es­tri­an access along the lane to the north of the site, link­ing Glen­shee Road and Bal­nel­lan Road, remains open and access­ible dur­ing devel­op­ment, or that an appro­pri­ate diver­sion is agreed and imple­men­ted for the dur­a­tion of the con­struc­tion period.
5. On this basis the applic­a­tion is con­sidered to com­ply with NPF4 Policy 13 and LDP Policy 3.

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Health and safety and con­tam­in­ated land

1. NPF4 Policy 23: Health and safety sets out that devel­op­ment which is likely to have a sig­ni­fic­ant adverse effect on health or air qual­ity, or which is likely to raise unac­cept­able noise issues, will not be supported.
2. LDP Policy 10: Resources con­siders devel­op­ment affect­ing con­tam­in­ated land favour­ably where assess­ments are under­taken to estab­lish actu­al and poten­tial impacts, and effect­ive remedi­al action is taken to ensure the site is made suit­able for the devel­op­ment proposed.
3. Whilst the sub­mit­ted applic­a­tion inform­a­tion does not indic­ate the pres­ence of con­tam­in­ated mater­i­al on site, the brown­field nature of the devel­op­ment site increases the poten­tial for this. A con­di­tion will there­fore be attached to any con­sent gran­ted requir­ing the pro­vi­sion of a scheme to deal with poten­tial con­tam­in­a­tion and set­ting out the approach to be adop­ted should con­tam­in­ated mater­i­al be dis­covered dur­ing construction.
4. The pro­vi­sion of a Con­struc­tion Envir­on­ment­al Man­age­ment Plan (CEMP) and Con­struc­tion Meth­od State­ment (CMS) will also be con­di­tioned. This will ensure health and safety stand­ards are upheld through­out the con­struc­tion peri­od, and con­struc­tion activ­it­ies are con­duc­ted in accord­ance with industry best prac­tice, thus min­im­ising poten­tial amen­ity impacts.
5. On this basis the applic­a­tion is con­sidered to com­ply with NPF4 Policy 23 and LDP Policy 10.

Water envir­on­ment

1. NPF4 Policy 22: Flood risk and water man­age­ment seeks to ensure that devel­op­ment is resi­li­ent to cur­rent and future flood risk and is sup­por­ted by appro­pri­ate water and drain­age infrastructure.
2. The pro­pos­al is not con­sidered to present an unac­cept­able risk of flood­ing and can be adequately served by suit­able drain­age and water infra­struc­ture. As set out with­in the sub­mit­ted Drain­age Impact Assess­ment (dated 10/04/26) and Drain­age Lay­out Plan (dated 21/08/26), a Sus­tain­able Urb­an Drain­age Sys­tem (SuDS) will be

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imple­men­ted to man­age sur­face water and soakaways and avoid increas­ing flood risk on site and elsewhere.

1. The pro­pos­al is there­fore con­sidered cap­able of effect­ively man­aging flood risk, sur­face water drain­age and pro­tect­ing the water envir­on­ment from pol­lu­tion, thus align­ing with the Devel­op­ment Plan.

Oth­er issues raised by consultees

1. The major­ity of issues raised by con­sul­tees and con­trib­ut­ors have been addressed through­out this report how­ever out­stand­ing com­ments are con­sidered below.
2. The applic­a­tion must be assessed on its own mer­its and there­fore the per­ceived lack of addi­tion­al facil­it­ies on site and indi­vidu­als’ pref­er­ences for a mixed-use scheme incor­por­at­ing afford­able hous­ing are not dir­ectly rel­ev­ant to the determ­in­a­tion of this application.
3. Giv­en the nature of the devel­op­ment, an increase in demand for loc­al GP appoint­ments, health­care pro­vi­sion and school capa­city is not anti­cip­ated as a res­ult of the pro­pos­al. In line with the LDP Sup­ple­ment­ary Guid­ance: Policy 11 – Developer Oblig­a­tions, com­mer­cial devel­op­ments do not require developer con­tri­bu­tions towards edu­ca­tion or health­care provision.
4. Although con­cerns about the poten­tial imbal­ance between tour­ism-related uses and per­man­ent res­id­en­tial occu­pa­tion with­in the vil­lage as well as cumu­lat­ive effects of tour­ism-related devel­op­ment are noted, as high­lighted pre­vi­ously, sup­port­ing oppor­tun­it­ies to enhance and diver­si­fy the loc­al eco­nomy and enhance the role of tour­ism in Brae­mar is noted as one of the LDP’s Brae­mar set­tle­ment object­ives. The pro­posed devel­op­ment is con­sidered to sup­port this objective.
5. Whilst tem­por­ary noise dis­turb­ance may occur dur­ing the con­struc­tion phase, any adverse impacts upon the adja­cent bowl­ing green are expec­ted to be short-term and tem­por­ary. The pro­posed devel­op­ment is there­fore not expec­ted to adversely affect this recre­ation­al amenity.

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1. The require­ment for access­ible accom­mod­a­tion, as raised by the Aber­deen­shire South Access Pan­el rep­res­ent­a­tion, will be man­aged through the Build­ing Stand­ards pro­cess in line with the Equal­ity Act 2010.

Con­clu­sion

1. The pro­posed devel­op­ment of 12 ser­viced apart­ments and a manager’s apart­ment on the site of the former Brae­mar Lodge Hotel in Brae­mar is accept­able in prin­ciple giv­en the eco­nom­ic bene­fits asso­ci­ated with the redevel­op­ment of this brown­field site. The pro­pos­al presents a devel­op­ment sens­it­ive to its pos­i­tion and reflect­ing the loc­al ver­nacu­lar and char­ac­ter of the Brae­mar Con­ser­va­tion Area. In addi­tion, the pro­pos­al incor­por­ates vari­ous land­scap­ing and biod­iversity enhance­ment fea­tures which will both soften the visu­al impact of the build­ing and deliv­er pos­it­ive biod­iversity effects, strength­en­ing nature networks.
2. The air source heat pump heat­ing sys­tem was omit­ted from the scheme and an altern­at­ive intern­al form of heat­ing is now pro­posed. This is not mater­i­al in the con­sid­er­a­tion of this plan­ning application.
3. On bal­ance, it is con­sidered that the pro­posed devel­op­ment com­plies with the Devel­op­ment Plan and there are no oth­er mater­i­al con­sid­er­a­tions which out­weigh this conclusion.

Recom­mend­a­tion That mem­bers of the com­mit­tee sup­port a recom­mend­a­tion to APPROVE the erec­tion of 12 ser­viced apart­ments and a manager’s apart­ment (13 apart­ments in total), install­a­tion of asso­ci­ated infra­struc­ture at Brae­mar Lodge, 6 Glen­shee Road, Brae­mar, 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(1)(b) of the Town and Coun­try Plan­ning (Scot­land) Act 1997 as amended.
2. The devel­op­ment hereby approved shall be con­struc­ted in line with the approved plans, not­with­stand­ing the ref­er­ence to Air Source Heat Pumps in the sub­mit­ted Plan­ning State­ment (dated 10/04/26) as this aspect of the devel­op­ment has been omit­ted from the scheme and does not form part of any plan­ning per­mis­sion hereby gran­ted. Reas­on: To ensure the devel­op­ment is car­ried out in an approved form and to safe­guard the visu­al amen­ity and char­ac­ter of the area in accord­ance with Policy 14: Design, qual­ity and place of NPF4 and Policy 3: Design and place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan 2021.
3. The devel­op­ment hereby approved shall be con­struc­ted in line with the sub­mit­ted Tree Pro­tec­tion Man­age­ment Plan (dated 10/04/26) and Tree Sur­vey Report (10÷04÷26), includ­ing Arbor­i­cul­tur­al Meth­od State­ment, and shall include replace­ment plant­ing where any trees are iden­ti­fied for remov­al, e.g. dam­aged Cat­egory U Sil­ver Birch (as per Tree Sur­vey dated 10/04/26). Reas­on: To ensure con­struc­tion is under­taken in line with best prac­tice and to ensure the pro­tec­tion of retained trees through­out the con­struc­tion peri­od, in accord­ance with Policy 6: Forestry, wood­land and trees of NPF4 and Policy 4: Nat­ur­al her­it­age of the Cairngorms Loc­al Devel­op­ment Plan 2021.

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1. No devel­op­ment shall com­mence on site until a final­ised Eco­lo­gic­al Man­age­ment Plan has been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. The Eco­lo­gic­al Man­age­ment Plan shall be informed by the sub­mit­ted Pre­lim­in­ary Eco­lo­gic­al Apprais­al and shall include, but not be lim­ited to the spe­cific­a­tion and loc­a­tion of the biod­iversity enhance­ment meas­ures to be employed through­out the devel­op­ment, includ­ing but not lim­ited to the install­a­tion of six integ­rated Swift nest­ing bricks and three Bat roost boxes. There­after the devel­op­ment shall be imple­men­ted strictly in accord­ance with the approved Eco­lo­gic­al Man­age­ment Plan includ­ing mit­ig­a­tion meas­ures. Reas­on: To min­im­ise neg­at­ive impacts upon loc­al hab­it­at, envir­on­ments and pri­or­ity spe­cies, and to ensure the devel­op­ment improves hab­it­at con­nectiv­ity and enhances biod­iversity in accord­ance with Policy 3: Biod­iversity and Policy 4: Nat­ur­al places of NPF4 and Policy 4: Nat­ur­al her­it­age of the Cairngorms Loc­al Devel­op­ment Plan 2021.
2. No devel­op­ment shall com­mence on site until pre-con­struc­tion spe­cies checks and sur­veys are car­ried out by a suit­ably qual­i­fied eco­lo­gist for red squir­rel and breed­ing birds (if works are to be under­taken dur­ing the breed­ing bird sea­son of March to August, inclus­ive). The res­ults from the sur­veys shall be sub­mit­ted to the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. If the res­ults indic­ate pro­tec­ted spe­cies are present then appro­pri­ate Spe­cies Pro­tec­tion Plans (SPP) shall be sub­mit­ted to and approved by the Cairngorms Nation­al Park Author­ity. There­after, all mit­ig­a­tion meas­ures shall be imple­men­ted in accord­ance with the approved SPPs and over­seen by a suit­ably qual­i­fied Eco­lo­gic­al Clerk of Works. Reas­on: To ensure that there are no adverse effects on pro­tec­ted spe­cies, that the con­struc­tion of the devel­op­ment is sat­is­fact­or­ily imple­men­ted and super­vised in accord­ance with Policy 3: Biod­iversity and Policy 4: Nat­ur­al places of NPF4 and Policy 4: Nat­ur­al her­it­age of the Cairngorms Loc­al Devel­op­ment Plan 2021.

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1. No devel­op­ment shall com­mence on site until a Con­struc­tion Envir­on­ment­al Man­age­ment Plan (CEMP) has been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. The CEMP shall include, but not be lim­ited to, the fol­low­ing: a) Detail on the site-spe­cif­ic Con­struc­tion Meth­od State­ment and related Site Plan to be imple­men­ted to pro­tect the River Spey SAC from pol­lu­tion events; b) Detail on the site-spe­cif­ic pol­lu­tion-pre­ven­tion meas­ures to be imple­men­ted and the agreed incid­ent response approach, as out­lined in the Silt Pro­tec­tion Plan (dated 10/04/26), to pro­tect the Clunie Water (River Dee SAC) and the water envir­on­ment from sources of pol­lu­tion such as oils, fuels etc; c) Detail on the ele­ments relat­ing to ground­works, soil excav­a­tion and stor­age, to be imple­men­ted; and d) Details of how private water sup­plies with­in the devel­op­ment site will be pro­tec­ted dur­ing con­struc­tion and oper­a­tion of the pro­posed devel­op­ment. The CEMP shall require the con­tract­or to employ estab­lished industry stand­ard best prac­tice in rela­tion to earth­works, includ­ing excav­a­tion and stor­age. There­after, the devel­op­ment shall be con­struc­ted strictly in accord­ance with the approved CEMP to the sat­is­fac­tion of the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. Reas­on: To ensure best prac­tice meas­ures are adop­ted through­out the con­struc­tion phase and con­struc­tion of the pro­posed devel­op­ment strictly fol­lows hab­it­at pro­tec­tion and pro­tects the water envir­on­ment and des­ig­nated sites in accord­ance with Policy 3: Biod­iversity, Policy 4: Nat­ur­al places and Policy 5: Soils of NPF4 and Policy 4: Nat­ur­al her­it­age and Policy 5: Land­scape of the Cairngorms Loc­al Devel­op­ment Plan 2021.
2. No devel­op­ment shall com­mence on the con­struc­tion of any build­ings until the full spe­cific­a­tion of the bin store and cycle stor­age has been sub­mit­ted to and agreed in writ­ing with the Cairngorms Nation­al Park Author­ity act­ing as

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plan­ning author­ity. The bin store and cycle stor­age spe­cific­a­tion shall out­line how the sedum roofs will be imple­men­ted as well as provid­ing details of the sedum roof struc­ture and mater­i­als to be employed which should meet the approved industry stand­ard. There­after, the bin store and cycle stor­age shall be built in accord­ance with the approved details. Reas­on: To ensure the bin store and cycle stor­age facil­it­ies are con­struc­ted to a high stand­ard which pro­motes ease of use and pre­vents dam­age caused by water/​debris ingress, in line with Policy 14: Design, qual­ity and place of NPF4 and Policy 3: Design and place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a final­ised Main­ten­ance Sched­ule has been sub­mit­ted to and agreed in writ­ing with the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. The Main­ten­ance Plan shall include, but not be lim­ited to the fol­low­ing: a) Details on the pro­posed upkeep and main­ten­ance of the plant­ing, hard and soft land­scap­ing on site includ­ing plans to replace any plant­ing which, with­in five years and in the opin­ion of the plan­ning author­ity is dying, being severely dam­aged or becom­ing ser­i­ously dis­eased. Replace­ment plant­ing shall be by plants of sim­il­ar size and spe­cies to those ori­gin­ally required; and b) Detail of the pro­posed plant­ing, upkeep and main­ten­ance of the bin store and cycle stor­age sedum roofs. There­after, the works shall be under­taken, imple­men­ted and main­tained in accord­ance with the approved Main­ten­ance Sched­ule. Reas­on: To ensure the devel­op­ment con­serves and enhances the land­scape and biod­iversity in accord­ance with Policy 4: Nat­ur­al places and Policy 13: Sus­tain­able trans­port of NPF4 and Policy 3: Design and place­mak­ing and Policy 5: Land­scape of the Cairngorms Loc­al Devel­op­ment Plan 2021.

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1. No devel­op­ment shall com­mence on site until a scheme to deal with poten­tial con­tam­in­a­tion has been sub­mit­ted to and agreed in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity in con­sulta­tion with Aber­deen­shire Coun­cil Con­tam­in­ated Land Team. There­after, the scheme shall be imple­men­ted, com­pleted and, if required, mon­it­or­ing meas­ure­ments put in place, to the sat­is­fac­tion of the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. Reas­on: To ensure that the site is suit­able for redevel­op­ment, giv­en the nature of pre­vi­ous uses/​processes on the site in accord­ance with Policy 9: Brown­field, vacant and derel­ict land and empty build­ings of NPF4 and Policy 10: Resources of the Cairngorms Loc­al Devel­op­ment Plan 2021.
2. The lane to the north of the site, con­nect­ing Bal­nel­lan Road and Glen­shee Road should remain open and access­ible dur­ing devel­op­ment. Where this is not pos­sible, details of the pro­posed ped­es­tri­an diver­sion should be set out in an Access Man­age­ment Plan sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity, act­ing as plan­ning author­ity, pri­or to the com­mence­ment of devel­op­ment. There­after, the approved Access Man­age­ment Plan shall be imple­men­ted in full through­out the con­struc­tion peri­od. Reas­on: To ensure the pro­posed access arrange­ments are appro­pri­ate, main­tain pub­lic safety and are in accord­ance with Policy 13: Sus­tain­able trans­port and Policy 23: Health and safety of NPF4 and Policy 3: Design and place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan 2021.
3. No devel­op­ment shall com­mence on site until a final­ised Drain­age Lay­out Plan has been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity, act­ing as plan­ning author­ity, in con­sulta­tion with the Aber­deen­shire Coun­cil Flood Risk and Coast Pro­tec­tion Officer. There­after con­struc­tion and main­ten­ance of the drain­age sys­tem shall be under­taken in line with the Drain­age Impact Assess­ment (dated 10/04/26) and

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approved Drain­age Lay­out Plan. Where con­struc­tion is unable to be under­taken in accord­ance with the approved details, the Applic­ant shall stop works and con­tact the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity, in con­sulta­tion with the Aber­deen­shire Coun­cil Flood Risk and Coast Pro­tec­tion Team to agree a way for­ward. Reas­on: In the interests of flood risk man­age­ment and to ensure com­pli­ance with NPF4 Policy 22: Flood risk and water man­age­ment and Policy 10: Resources of the Cairngorms Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on the con­struc­tion of any build­ings until samples of the pro­posed gran­ite, slate, and a phys­ic­al lime sample and spe­cific­a­tion has been sub­mit­ted to, and the extern­al mater­i­al palette approved in writ­ing by, the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity in con­sulta­tion with Aber­deen­shire Coun­cil Built Her­it­age Team. The lime spe­cific­a­tion should include details on the lime strength, mix ratio, aggreg­ate source, and grad­ing, as well as show­ing the pro­posed applic­a­tion meth­od. There­after the devel­op­ment shall there­after be con­struc­ted in accord­ance with the approved details. Reas­on: To ensure the devel­op­ment com­ple­ments and enhances the land­scape and pre­serves the char­ac­ter and appear­ance of the Brae­mar Con­ser­va­tion Area in accord­ance with Policy 7: His­tor­ic assets and places, and Policy 14: Design, qual­ity and place of the Nation­al Plan­ning Frame­work 4 and Policy 3: Design and place­mak­ing, and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.
2. No devel­op­ment shall com­mence on the con­struc­tion of any build­ings until the full spe­cific­a­tion details/​bro­chure for the pro­posed sol­ar pan­els has been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity in con­sulta­tion with Aber­deen­shire Coun­cil Built Her­it­age Team. The sol­ar pan­el spe­cific­a­tion should demonstrate

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they will be sunken into the roof pro­file to reduce prom­in­ence and have an anti-glare fin­ish. There­after the devel­op­ment shall be con­struc­ted in accord­ance with the approved details. Reas­on: To ensure the devel­op­ment com­ple­ments and enhances the land­scape and pre­serves the char­ac­ter and appear­ance of the Brae­mar Con­ser­va­tion Area in accord­ance with Policy 7: His­tor­ic assets and places, and Policy 14: Design, qual­ity and place of the Nation­al Plan­ning Frame­work 4 and Policy 3: Design and place­mak­ing, and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a Light­ing Design Strategy for the build­ing and asso­ci­ated park­ing areas has been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. The strategy shall detail the pos­i­tion, type and intens­ity of the pro­posed light­ing, not­ing dis­crete, low level, dir­ec­tion­al light­ing is pre­ferred around park­ing areas. Pri­or to oper­a­tion, all extern­al light­ing shall be installed in accord­ance with the approved strategy, and no oth­er extern­al light­ing shall be installed without pri­or express con­sent from the plan­ning author­ity. Reas­on: To pro­tect the amen­ity of neigh­bour­ing res­id­ents in accord­ance with Policy 14: Design, qual­ity and place of NPF4 and Policy 3: Design and place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.
2. No devel­op­ment shall com­mence on site until a final­ised Land­scap­ing Plan and full detailed land­scape spe­cific­a­tion has been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. The final­ised Land­scap­ing Plan shall reflect the prin­ciples of the sub­mit­ted Land­scape Pro­pos­als (dated 16/10/26) and shall include, but not be lim­ited to, the fol­low­ing: a) Detail of the fin­ish, mater­i­al and appear­ance of the pro­posed footpaths;

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b) Con­firm­a­tion of the ground levels across site, provided in the form of a series of spot heights or a con­tour draw­ing, par­tic­u­larly around areas of loc­al­ised changes in height e.g. at the site entrance; c) Detail of the fin­ish, mater­i­al and appear­ance of the pro­posed gravel vehicu­lar area; d) Detail of the pro­posed main­ten­ance of the gravel area includ­ing the approach to be adop­ted to pre­vent ingress of stone chips onto the pave­ment and pub­lic high­way; e) Detail on the time­frame, loc­a­tion, num­ber and spe­cies of tree, scrub and grasses mix to be planted, not­ing the plan­ning authority’s expect­a­tion that plant­ing be com­pleted with­in the first full plant­ing sea­son fol­low­ing com­ple­tion of the devel­op­ment; f) Detail of the final­ised wood­land mixes pro­posed, not­ing that new plant­ing should com­prise nat­ive spe­cies of suit­able ori­gin and be man­aged to enhance biod­iversity and reflect the spe­cies typ­ic­al of the loc­al­ised land­scape.; g) Detailed inform­a­tion on the biod­iversity enhance­ment meas­ures to be imple­men­ted includ­ing the pos­i­tion and type of six integ­ral Swift nest­ing bricks and Bat roost boxes; and h) Detailed inform­a­tion on the meas­ures to be imple­men­ted which will ensure the pro­tec­tion of exist­ing trees to be retained. There­after, the devel­op­ment shall be con­struc­ted in accord­ance with the approved final­ised Land­scap­ing Plan to the sat­is­fac­tion of the Cairngorms Nation­al Park Author­ity act­ing as plan­ning author­ity. Reas­on: To secure biod­iversity enhance­ment, soften visu­al impacts and improve place­mak­ing as well as ensur­ing that land­scap­ing and long-term man­age­ment are imple­men­ted to an approved stand­ard in the interest of visu­al amen­ity, land­scape qual­ity and the suc­cess­ful estab­lish­ment of com­pens­at­ory plant­ing in accord­ance with Policy 3: Biod­iversity, Policy: 4: Nat­ur­al places, Policy 6: Forestry, wood­land and trees, Policy 14: Design, qual­ity and place, and Policy 20: Blue and green infra­struc­ture of NPF4 and Policy 4: Nat­ur­al her­it­age and Policy 5: Land­scape of the Cairngorms Loc­al Devel­op­ment Plan 2021.

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Inform­at­ives

1. The per­son under­tak­ing the devel­op­ment is required to give the Plan­ning Author­ity pri­or writ­ten noti­fic­a­tion of the date which it is inten­ded to com­mence the devel­op­ment. Attached to this decision notice is a Notice of Ini­ti­ation of Devel­op­ment for com­ple­tion and sub­mis­sion. Sub­mis­sion of this inform­a­tion assists the Cairngorms Nation­al Park Author­ity Mon­it­or­ing and Enforce­ment Officer in mon­it­or­ing act­ive work with­in the area to ensure com­pli­ance with the approved details and to identi­fy and cor­rect any poten­tial prob­lems, as they arise, rather than later when it may be more dif­fi­cult and more costly to rec­ti­fy. Fail­ure to give notice would con­sti­tute a breach of plan­ning con­trol which may res­ult in enforce­ment action being taken.
2. Fol­low­ing com­ple­tion of the devel­op­ment, a noti­fic­a­tion of com­ple­tion shall, as soon as prac­tic­able, be giv­en to the Plan­ning Author­ity. Attached to this decision notice is a Notice of Com­ple­tion of Devel­op­ment for com­ple­tion and sub­mis­sion. Sub­mis­sion of this form will assist the Cairngorms Nation­al Park Author­ity Mon­it­or­ing and Enforce­ment Officer in mak­ing a final inspec­tion and check­ing com­pli­ance with the approved draw­ings and con­di­tions. If the devel­op­ment hereby approved is to be car­ried out in phases, then a notice of com­ple­tion should be sub­mit­ted at the com­ple­tion of each phase.
3. Pri­or to any use of any self-cater­ing or hol­i­day unit, a Short-Term Let Licence must be in place to ensure that the unit meets the stand­ards as required by the Civic Gov­ern­ment (Scot­land) Act 1982 (Licens­ing of Short-Term Lets) Order 2022. Fail­ure to secure the appro­pri­ate licence is an offence.
4. Swift nest­ing bricks should be installed at a min­im­um height of 5m, ideally just beneath the roofline/​eves on north, east or west elev­a­tions (ideally north-facing). Where over-hanging roof is present the south-facing elev­a­tion is also suit­able for integ­ral bricks (but not extern­al boxes).
5. Extern­al Bat roost boxes should be of ​‘wood­crete’ or sim­il­ar long-last­ing mater­i­al design. Extern­al bat boxes can be installed on build­ings or on exist­ing trees.

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh

Item 6 Plan­ning Com­mit­tee 13 Novem­ber 2026

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1. The Applic­ant is advised that Scot­tish Water has indic­ated that there is cur­rently suf­fi­cient capa­city with­in the Brae­mar Water Treat­ment Works to serve the devel­op­ment how­ever capa­city can­not be reserved and will be reas­sessed upon sub­mis­sion of a form­al con­nec­tion applic­a­tion. The Applic­ant should engage dir­ectly with Scot­tish Water regard­ing water and waste water con­nec­tions and is encour­aged to sub­mit a Pre-Devel­op­ment Enquiry. Sur­face water should be man­aged sep­ar­ately from the pub­lic com­bined sew­er sys­tem in accord­ance with Scot­tish Water’s requirements.