CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PROPOSED:

Install­a­tion of half bar­ri­ers to Dal­faber Level Cross­ing in accord­ance with con­di­tion 20© of 07/00093/OUTBS (as amended by 14/03676/S42) at Level Cross­ing Dal­faber Drive, Aviemore (2019/0040/MSC)

Install­a­tion of half bar­ri­ers to Dal­faber Level Cross­ing in accord­ance with con­di­tion 21© of 07/00094/OUTBS (as amended by 14/03675/S42) at Level Cross­ing, Dal­faber Drive, Aviemore (2019/0041/MSC)

Alloc­a­tion of afford­able hous­ing units in accord­ance with con­di­tion 21 of 07/00093/OUTBS (as amended by 14/03676/S42) in con­junc­tion with applic­a­tion ref­er­ence 18/05859/MSC at Land North West Of Dal­faber Farm, Dal­faber Drive, Aviemore, High­land (2019/0011/MSC)

Alloc­a­tion of afford­able hous­ing units in accord­ance with con­di­tion 22 of 07/00094/OUTBS (as amended by 14/03675/S42) in con­junc­tion with applic­a­tion ref­er­ence 18/05857/MSC at Land North West and South Of Former Stead­ings, Dal­faber Farm, Dal­faber Drive, Aviemore (2019/0042/MSC)

Res­tor­a­tion of dwell­ing in accord­ance with con­di­tion 23 of 07/00094/OUTBS (as amended by 14/03675/S42) at Dal­faber Farm Dal­faber Drive Aviemore High­land (2019/0012/MSC)

REF­ER­ENCE:	2019/0040/MSC & 2019/0041/MSC
	2019/0011/MSC & 2019/0042/MSC
	2019/0012/MSC
APPLIC­ANT:	Dav­all Developments
DATE CALLED-IN:	11 Feb­ru­ary 2019
	15 Janu­ary 2019 & 11 Feb­ru­ary 2019
	15 Janu­ary 2019
RECOM­MEND­A­TION:	Approve 2019/0040/MSC, 2019/0041/MSC & 2019/0012/MSC
	Approve 2019/0011/MSC & 2019/0042/MSC sub­ject to con­clu­sion of a leg­al agreement
CASE OFFICER:	Emma Wilson Plan­ning Manager

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The applic­a­tions relate to two sites, alloc­ated for hous­ing, EP2 and EP3 with­in the adop­ted Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015. The over­all area of the sites extends to 11.2 hec­tares and lies to the north east of Aviemore, west of the River Spey. The sites are with­in the Cairngorm Moun­tain Nation­al Scen­ic Area.

2. The over­all area of land is bounded to the north-west, west and south west by exist­ing res­id­en­tial devel­op­ments in Dal­faber. The char­ac­ter of these res­id­en­tial areas var­ies from detached prop­er­ties set with­in indi­vidu­al plots to the north with high­er dens­ity semi-detached prop­er­ties, hol­i­day lodges and ​‘four-plex’ units to the south. The sites are bounded by the golf course and open land to the east and south.

Pro­pos­al

1. These applic­a­tions seek to dis­charge the details for the fol­low­ing con­di­tions attached to the con­sents gran­ted under appeal ref­er­ences (PPA-270‑2126) and (PPA-270‑2127). The spe­cif­ic require­ments are out­lined in the two decision notices which are in Appendix 3.

a) Con­di­tion 21c) (PPA-270/2127) and Con­di­tion 20c) (PPA-270‑2126) – the install­a­tion of half bar­ri­ers at the cross­ing of Dal­faber Drive over the Aviemore / Boat of Garten private railway.

b) Con­di­tion 22 (PPA-270‑2127) and Con­di­tion 21(PPA-270‑2126) – Arrange­ments for the pro­vi­sion of afford­able housing.

c) Con­di­tion 23 (PPA270-2127) – Detailed arrange­ments for the res­tor­a­tion of the farm­house to res­id­en­tial use and its integ­ra­tion into the lay­out of the devel­op­ment at North Dalfaber.

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​l​i​n​e​-​a​p​p​l​i​c​a​t​i​o​n​s​/​a​p​p​l​i​c​a​t​i​o​n​D​e​t​a​i​l​s​.​d​o​?​a​c​t​i​v​e​T​a​b​=​s​u​m​m​a​r​y​&​k​e​y​V​a​l​=​P​L​4​6​Y​D​S​I0CH0

a) Con­di­tion 21c) (PPA-270/2127) and Con­di­tion 20c) (PPA-270‑2126) – the install­a­tion of half bar­ri­ers at the cross­ing of Dal­faber Drive over the Aviemore / Boat of Garten private railway.

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Loc­a­tion Plan	39020/02/LC/01	18/12/18	11/12/19
Visu­al Inform­a­tion Layout	39020/20/LC/02	18/12/19	11/12/19
Details Sheet I of 2	B90554-DRG- LXG000			13/8/14	11/2/19
Details Sheet 2 of 2	B90554-DRG- LXG0001	13/8/14	11/2/19

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

b) Con­di­tion 22 (PPA-270‑2127) and Con­di­tion 21(PPA-270‑2126) – Arrange­ments for the pro­vi­sion of afford­able housing.

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Loc­a­tion Plan	3920/K2/01 – 00B	17/12/19	11/12/19
Site Lay­out	3920/K2/00 – 06B	17/12/19	11/12/19
Sup­port­ing Statement			11/2/19

c) Con­di­tion 23 (PPA270-2127) – Detailed arrange­ments for the res­tor­a­tion of the farm­house to res­id­en­tial use and its integ­ra­tion into the lay­out of the devel­op­ment at North Dalfaber.

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Loc­a­tion Plan	3920/K2/01 – 19-Loc	18/12/19	14/1/19
Block Plan	3920/K2/01- 19FH	18/12/19	14/2/19
Pro­posed Elevations	3920/K2/02 – 24	28/11/17	14/2/19
Pro­posed Floor Plans	3920/K2/02 – 25	28/11/17	14/2/19

His­tory

1. There has been an extens­ive his­tory relat­ing to hous­ing devel­op­ment on this site, as follows:

a) 05/101/CP – Devel­op­ment of 101 ser­viced house plots with asso­ci­ated roads, access points, ser­vices and land­scap­ing (out­line) at Dal­faber North, Aviemore. Refused on 16 Novem­ber 2006. Approv­al was gran­ted on appeal (ref­er­ence P/PPA/01/8) for up to 104 houses in total. The approv­al was also unsuc­cess­fully chal­lenged at the Court of Session.

b) 07/144/CP – Devel­op­ment of 20 ser­viced plots at Land North West of Dal­faber Farm, Dal­faber Drive, Aviemore. Approved by Plan­ning Com­mit­tee sub­ject to a leg­al agree­ment; this was nev­er signed. Applic­ant appealed against non-determ­in­a­tion. Appeal allowed on 11 March 2010 (ref­er­ence PPA-001‑2000).

c) 07/145/CP – Devel­op­ment of 104 houses at Land North West and South of Former Stead­ings, Dal­faber Farm, Dal­faber, Aviemore. Approved by Plan­ning Com­mit­tee sub­ject to a leg­al agree­ment; this was nev­er signed. Applic­ant appealed against non-determ­in­a­tion. Appeal allowed on 11 March 2010 (ref­er­ence PPA-001‑2001).

d) Applic­a­tions 07/0144/CP and 17/0145/CP com­bined to cov­er the site of 05/101/CP.

e) 10/028/CP – Sec­tion 42 applic­a­tion to extend time lim­it for approv­al of mat­ters spe­cified in con­di­tion per­mis­sion P/PPA/01/8 (05/101/CP) at Land North West of Dal­faber Farm, Dal­faber Drive, Aviemore. Applic­a­tion with­drawn 25 March 2010.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

f) 10/063/CP – Reserved mat­ters applic­a­tion for 85 ser­viced plots P/PPA/01/8 (05/101/CP) at Land North West of Dal­faber Farm, Dal­faber Drive, Aviemore. Applic­a­tion with­drawn 25 March 2010.

g) 2013/0073/MSC – Approv­al of Mat­ters Spe­cified in Con­di­tions I (Plans & Par­tic­u­lars), 4 (Land­scap­ing Inform­a­tion re: Trees), 8 (Details required by Con­di­tion 1), 9 (Man­age­ment and Main­ten­ance State­ment), 10 (Details required by Con­di­tion 1), 11 (Phas­ing Plan), 12 (Detailed Design State­ment), 14 (Con­toured Site Plan), 16 (Con­struc­tion Meth­od State­ment), 17 (Man­age­ment and Main­ten­ance State­ment), 19 (Pro­gramme of Archae­olo­gic­al Work) of Plan­ning Per­mis­sion in Prin­ciple 07/144/CP at Land to the North West of Dal­faber Farm House, Aviemore. Applic­a­tion refused on leg­al grounds at Plan­ning Com­mit­tee on 19 Feb­ru­ary 2015. Appeal allowed on 21 March 2016 (ref­er­ence PPA-001‑2016) – con­sent now expired.

h) 2013/0074/MSC – Approv­al of Mat­ters Spe­cified in Con­di­tions I (Plans & Par­tic­u­lars), 8 (details required by Condition1), 9 (Man­age­ment & Main­ten­ance State­ment), 10 (Details required by Con­di­tion 1), 12 (Phas­ing Plan), 13 (Detailed Design State­ment), 15 (Site Plan), 17 (Con­struc­tion Meth­od State­ment), 18 (Man­age­ment and Main­ten­ance State­ment), 20 (Pro­gramme of Archae­olo­gic­al Work) of Plan­ning Per­mis­sion in Prin­ciple — 07/0145/CP at Land North West and South of Former Stead­ings Dal­faber Farm, Dal­faber Drive, Aviemore. Applic­a­tion refused on leg­al grounds at Plan­ning Com­mit­tee on 19 Feb­ru­ary 2015. Appeal allowed on 21 March 2016 (ref­er­ence PPA-001‑2017) – con­sent now expired.

i) 2014/0397/DET – Applic­a­tion under Sec­tion 42 to vary to con­di­tions 1, 11, 12 and 21 on per­mis­sion ref PPA/001/200(07/93/OUTBS (07/144/CP)) at Land North West of Dal­faber Farm, Dal­faber Drive, Aviemore. Not called in on leg­al grounds and dealt with by the High­land Coun­cil. Applic­ant appealed against non-determ­in­a­tion. Appeal allowed on 21 March 2016 (ref­er­ence PPA-270‑2127).

j) 2014/0399/DET – Applic­a­tion under Sec­tion 42 to vary con­di­tions 1, 12, 13 and 22 of con­sent PPA/001/2001 (07/94/OUTBS (07/0145/CP)) at Land North West and South of Former Stead­ings, Dal­faber Farm, Dal­faber Drive, Aviemore. Not called in on leg­al grounds and dealt with by the High­land Coun­cil. Applic­ant appealed against non-determ­in­a­tion. Appeal allowed on 21 March 2016 (ref­er­ence PPA-270‑2126).

k) 2017/0463/DET – Applic­a­tion to sat­is­fy Con­di­tion 2b of plan­ning per­mis­sions PPA-001‑2016 and PPA-001‑2017 for 75 res­id­en­tial units at Land North West of Dal­faber Farm, Dal­faber Drive, Aviemore. Applic­a­tion with­drawn 9 May 2018.

l) 2018/0183/MSC – Applic­a­tion to sat­is­fy the con­di­tions of Plan­ning Per­mis­sion PPA-270‑2127 for res­id­en­tial units at land to the South of Dal­faber Farm at Land South Of Dal­faber Farm Dal­faber Drive, Aviemore. Applic­a­tion approved.

m) 2018/0184/MSC – Applic­a­tion to sat­is­fy the con­di­tions of Plan­ning Per­mis­sion PPA-270‑2126 for res­id­en­tial units loc­ated at Land North West of Dal­faber Farm, Dal­faber Drive, Aviemore. Applic­a­tion approved.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

1. The cur­rent applic­a­tions relate to the remain­ing pre-com­mence­ment con­di­tions imposed by the Report­er on the appeal decisions PPA-270‑2127 (2014/0397/DET) and PPA-001‑2126 (2014/0399/DET).

DEVEL­OP­MENT PLAN CONTEXT

Policies

Nation­al Policy	Scot­tish Plan­ning Policy 2014
Stra­tegic Policy	Cairngorms Nation­al Park Part­ner­ship Plan 2017 — 2022
Loc­al Plan Policy	Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (2015) Those policies rel­ev­ant to the assess­ment of this applic­a­tion are marked with a cross
POLICY 1	NEW HOUS­ING DEVEL­OP­MENT X
POLICY 2	SUP­PORT­ING ECO­NOM­IC GROWTH
POLICY 3	SUS­TAIN­ABLE DESIGN X
POLICY 4	NAT­UR­AL HERITAGE
POLICY 5	LAND­SCAPE
POLICY 6	THE SIT­ING AND DESIGN OF DIGIT­AL COM­MU­NIC­A­TIONS EQUIPMENT
POLICY 7	RENEW­ABLE ENERGY
POLICY 8	SPORT AND RECREATION
POLICY 9	CUL­TUR­AL HERITAGE
POLICY 10	RESOURCES
POLICY 11	DEVELOPER CON­TRI­BU­TIONS

1. All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Loc­al Devel­op­ment Plan. The full word­ing of policies can be found at: http://​cairngorms​.co​.uk/​u​p​l​o​a​d​s​/​d​o​c​u​m​e​n​t​s​/Park Authority/Planning/LDP15.pdf

Plan­ning Guidance

1. Sup­ple­ment­ary guid­ance also forms part of 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.

Policy I	New Hous­ing Devel­op­ment Non-Stat­utory Guid­ance X
Policy 2	Sup­port­ing Eco­nom­ic Growth Non-Stat­utory Guidance
Policy 3	Sus­tain­able Design Non-Stat­utory Guid­ance X
Policy 4	Nat­ur­al Her­it­age Sup­ple­ment­ary Guidance
Policy 5	Land­scape Non-Stat­utory Guidance
Policy 7	Renew­able Energy Sup­ple­ment­ary Guidance
Policy 8	Sport and Recre­ation Non-Stat­utory Guidance
Policy 9	Cul­tur­al Her­it­age Non-Stat­utory Guidance
Policy 10	Resources Non-Stat­utory Guidance
Policy 11	Developer Con­tri­bu­tions Sup­ple­ment­ary Guidance

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

CON­SULTA­TIONS

Sum­mary of the Main Issues Raised by Consultees

1. Net­work Rail has no com­ments to make in rela­tion to applic­a­tions ref­er­ence num­bers 2019/0040/MSC and 2019/0041/MSC Install­a­tion of half bar­ri­ers to Dal­faber Level Crossing.

2. Office for Road and Rail in rela­tion to applic­a­tions ref­er­ence num­bers 2019/0040/MSC and 2019/0041/MSC Install­a­tion of half bar­ri­ers to Dal­faber Level Cross­ing states that they are the inde­pend­ent safety reg­u­lat­or of rail­ways in Great Bri­tain, and has del­eg­ated author­ity to per­form func­tions under the Level Cross­ings Act 1983 on behalf of the Sec­ret­ary of State. Dal­faber level cross­ing is sub­ject to an exist­ing order made under the 1983 Act (the Dal­faber Level Cross­ing Order 2002), which sets out leg­al require­ments for the safety meas­ures at the crossing.

3. Any change to the infra­struc­ture or oper­a­tion of the level cross­ing which is incon­sist­ent with the cur­rent level cross­ing order would be unlaw­ful. Any pro­posed vari­ation of the exist­ing order (or new level cross­ing order) would be con­sidered as a request from the cross­ing oper­at­or. Altern­at­ively, the cross­ing oper­at­or may have to apply for a new level cross­ing order. For this reas­on, mat­ters relat­ing to the spe­cif­ic meas­ures for the safety or con­veni­ence of users of level cross­ings in Scot­land will fall to them to be determ­ined in accord­ance with the 1983 Act. The stat­utory pro­cess for the mak­ing of a level cross­ing order, or vari­ation, requires con­sulta­tion, includ­ing of the loc­al traffic author­ity, and it is this pro­cess, along with ORR’s con­sid­er­a­tion of suit­able and suf­fi­cient risk assess­ment by the cross­ing oper­at­or, which will determ­ine the neces­sary and appro­pri­ate safety meas­ures to be installed at Dal­faber level cross­ing. This pro­cess will take into account the cur­rent and pro­spect­ive use of the cross­ing, includ­ing use arising from any devel­op­ment in the area.

4. Scot­tish Water has no objec­tion in rela­tion to applic­a­tion ref. 2019/0012/MSC – res­tor­a­tion of dwell­ing, how­ever the applic­ant should be aware that SW are unable to reserve capa­city at their water and/​or waste water treat­ment works for the pro­posed devel­op­ment. Once a form­al con­nec­tion applic­a­tion is sub­mit­ted to SW after full plan­ning per­mis­sion has been gran­ted, they will review the avail­ab­il­ity of capa­city at that time and advise accord­ingly. SW will not nor­mally accept any sur­face water con­nec­tions into their com­bined sew­er sys­tem. Where this con­nec­tion is anti­cip­ated the applic­ants must provide strong evid­ence to sup­port this inten­ded drain­age plan pri­or to mak­ing a con­nec­tion request.

5. High­land Coun­cil Trans­port Plan­ning rela­tion to applic­a­tion ref. 2019/0012/MSC – res­tor­a­tion of dwelling:

a) States that this is essen­tially a single house applic­a­tion and, unless there are spe­cif­ic roads related con­cerns, should be con­sidered against the require­ments of the Access to Single Houses and Small Devel­op­ments guid­ance and stand­ard roads con­di­tions attached to any per­mis­sion gran­ted. A suit­able dropped kerb cross­ing will be required at the point of access to the site and there­after the access shall be hard sur­faced for a min­im­um dis­tance of 6 metres from the nearside car­riage­way edge of the main road.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

1. High­land Coun­cil Trans­port Plan­ning in rela­tion to applic­a­tions ref­er­ence num­bers 2019/0040/MSC and 2019/0041/MSC — install­a­tion of half bar­ri­ers to Dal­faber Level Cross­ing have no objec­tion in prin­ciple to the works pro­posed, sub­ject to the following:

a) SRC as rail oper­at­or has primary respons­ib­il­ity for oper­a­tion and main­ten­ance of the level crossing.

b) The Council’s interests at the cross­ing relate largely to road safety, includ­ing mat­ters such as the pro­vi­sion of appro­pri­ate light­ing, road mark­ings and advance signage.

c) The CCTV cam­er­as at the cross­ing are not oper­ated by High­land Coun­cil, as roads authority.

d) Long term main­ten­ance respons­ib­il­it­ies for the upgraded cross­ing shall be cla­ri­fied and agreed.

e) THC shall be giv­en the oppor­tun­ity to view and agree the con­tent of the final Draft Level Cross­ing Order pri­or to its sub­mis­sion to the Office of the Rail Reg­u­lat­or (ORR).

f) On com­ple­tion of con­struc­tion SRC shall arrange for a Stage 3 Road Safety Audit to be under­taken in accord­ance with the require­ments of the Design Manu­al for Roads and Bridges (DMRB).

1. High­land Coun­cil Flood Risk Man­age­ment Team has no comments.

2. High­land Coun­cil Forestry Officer rela­tion to applic­a­tion ref. 2019/0012/MSC – res­tor­a­tion of dwell­ing, ini­tially made com­ments about the lack of arbor­i­cul­tur­al inform­a­tion. It has been con­firmed to them that this is the dis­charge of a con­di­tion in rela­tion to the res­tor­a­tion of the dwell­ing and that the tree issues have already been addressed.

3. Aviemore and Vicin­ity Com­munity Coun­cil do not wish to com­ment in rela­tion to 2019/0012/MSC – res­tor­a­tion of dwell­ing and 2019/0011/MSC and 2019/0042/MSC — alloc­a­tion of afford­able hous­ing units. They sup­port the pro­pos­als for 2019/0040/MSC and 2019/0041/MSC — install­a­tion of half bar­ri­ers to Dal­faber Level Cross­ing. Their response is attached in Appendix 4.

REP­RES­ENT­A­TIONS

1. Applic­a­tions ref­er­ences 2019/0011/MSC and 2019/0042/MSC – alloc­a­tion of afford­able hous­ing units:

a) One let­ter com­ment­ing on the poten­tial for over­look­ing and loss of pri­vacy, the lack of inform­a­tion regard­ing the con­struc­tion and the alloc­a­tion is dif­fer­ent to that ori­gin­ally proposed.

b) Sev­en let­ters of objec­tions have been received. The issues are sum­mar­ised as follows:

i. Inap­pro­pri­ate loc­a­tion for a res­id­en­tial development;

ii. Impact on vari­ety of spe­cies, includ­ing pro­tec­ted spe­cies, that use the woodland;

iii. Loss of privacy;

iv. Increase in volume of traffic and traffic noise;

v. Insuf­fi­cient inform­a­tion on construction;

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

vi. Loss of nat­ive wood­land and valu­able green­space; and

vii. Neigh­bour noti­fic­a­tion incorrect.

1. Applic­a­tions ref­er­ences 2019/0040/MSC and 2019/0041/MSC – install­a­tion of half bar­ri­ers to Dal­faber Level Crossing:

a) One let­ter of com­ment from the Strath­spey Rail­way Com­pany (SRC) stat­ing they have no com­ment to make oth­er than to endorse the Reporter’s Con­di­tion 20© in respect of the need, ideally before works starts, for the install­a­tion of an Auto­mat­ic Bar­ri­er Cross­ing Loc­ally Mon­itored where Dal­faber Drive crosses the SRC’s rail­way line to Boat of Garten. The cross­ing should be designed for a line speed of 25 mph. For the avoid­ance of doubt the SRC expect the Developer to bear all design, install­a­tion and approv­al costs. The SRC also expect the Developer to arrange for High­land Coun­cil or any suc­cessor to take over all future main­ten­ance of the cross­ing and its equip­ment as will then exist. The SRC may be able to offer tech­nic­al assist­ance in respect of the rail­way aspects and approvals. Any works asso­ci­ated with upgrad­ing the cross­ing will need to be timed so as not to com­prom­ise the SRC’s timetabled services.

1. Applic­a­tion ref. 2019/0012/MSC – res­tor­a­tion of dwelling:

a) One let­ter com­ment­ing on the prox­im­ity of a well and the desire for this to be retained.

1. Cop­ies of all rep­res­ent­a­tions are attached in Appendix 5.

APPRAIS­AL

Back­ground and Prin­ciple of Development

1. Plan­ning per­mis­sion in prin­ciple was gran­ted on appeal for the two sites at Dal­faber Farm in March 2016 — see Appendix I(b) I Loc­a­tion Plan.

2. Both applic­a­tions, one for the north site and the oth­er for the south site had a num­ber of sus­pens­ive con­di­tions attached. The cur­rent applic­a­tions are for the dis­charge of the remain­ing con­di­tions as detailed below.

Con­di­tions 20c) and 21c) — Install­a­tion of half barriers

1. The con­di­tion 20 and 21 state: ​“The devel­op­ment shall not be begun before the fol­low­ing off-site works have been car­ried out in accord­ance with detailed plans and spe­cific­a­tions approved in writ­ing by the plan­ning author­ity, or the plan­ning author­ity has cer­ti­fied in writ­ing its sat­is­fac­tion with com­mit­ments, leg­ally bind­ing all rel­ev­ant parties, to a pro­gramme of works in accord­ance with such details:

a) improve­ments to the junc­tion of Cor­rour Road and Dal­faber Drive, in which the con­veni­ence and safety of ped­es­tri­ans and cyc­lists shall have pri­or­ity over the con­veni­ence of drivers;

b) Improve­ments to the junc­tion of Dal­faber Drive and Grampi­an Road

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

c) The install­a­tion of half bar­ri­ers at the cross­ing of Dal­faber Drive over the Aviemore — Boat of Garten private railway.”

1. Con­di­tions 20a and 21a have pre­vi­ously been dis­charged by works in the ground sep­ar­at­ing ped­es­tri­ans and cyc­list from vehicles that sat­is­fy the High­land Coun­cil Trans­port Plan­ning team. Con­di­tions 20b and 21b have been dis­charged via the pay­ment of money to High­land Coun­cil for improve­ments to the junc­tion of Grampi­an Road and Dal­faber Drive that will be delivered in a scheme that sat­is­fies High­land Coun­cil as the trans­port plan­ning authority.

2. The applic­ants have sub­mit­ted an extract from the signed Sec­tion 75 Agree­ment (Appendix 2(a)) which con­sti­tutes a leg­ally bind­ing com­mit­ment from all rel­ev­ant parties for deliv­ery of the Half Bar­ri­er Cross­ing. The install­a­tion and oper­a­tion of the Half Bar­ri­er Cross­ing is reg­u­lated by the Office for Road and Rail, not via the plan­ning sys­tem. How­ever, gen­er­ic details of the bar­ri­er design and spe­cific­a­tion have also been sub­mit­ted (Appendix 1(a)) and there­fore the terms of con­di­tions 20c and 21c are now satisfied.

Con­di­tions 21 and 22 – Alloc­a­tion of afford­able housing

1. The con­di­tions state: ​“The devel­op­ment shall not be begun before either the plan­ning author­ity has cer­ti­fied in writ­ing its sat­is­fac­tion with arrange­ments, bind­ing on all rel­ev­ant parties, for the pro­vi­sion of afford­able hous­ing units amount­ing to not less than 25 % of the dwell­ings per­mit­ted on this site and the con­tigu­ous site of appeal decision PPA-270‑2127; or the plan­ning author­ity has noti­fied in writ­ing its agree­ment to altern­at­ive arrange­ments for the pro­vi­sion of afford­able housing.”

2. This con­di­tion was imposed to allow for flex­ib­il­ity on the exact num­ber of houses to be con­struc­ted on the site as opposed to a fixed num­ber of afford­able units based on the num­ber of houses ori­gin­ally pro­posed. The applic­ants are now pro­pos­ing 75 units across both sites, of which 19 units will be afford­able (Appendix 1(b) 2). The 19 units are 25% of the total num­ber of units and com­plies with the con­di­tions 21 and 22.

3. The applic­ants are in dis­cus­sion with the High­land Council’s Hous­ing Ser­vice over the deliv­ery of those units but there are no bind­ing con­tracts in place to secure deliv­ery. In order to dis­charge con­di­tion 21 and 22 a fur­ther leg­al agree­ment will be required to guar­an­tee that the 19 units will be delivered. Con­di­tions 21 and 22 there­fore require the con­clu­sion of a leg­al agree­ment to secure the deliv­ery of 19 afford­able hous­ing units in order to be discharged.

Con­di­tions 23 – Res­tor­a­tion of Farmhouse

1. The con­di­tion states: ​“Before the start of con­struc­tion of houses on any phase con­tain­ing or adjoin­ing the cur­til­age of Dal­faber farm­house, the plan­ning author­ity shall have approved in writ­ing detailed arrange­ments for the res­tor­a­tion of the build­ing to res­id­en­tial use and its integ­ra­tion into the lay­out of the devel­op­ment at North Dal­faber, not later than sim­ul­tan­eously with that phase of the development.”

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

1. Policy 3: Sus­tain­able Design requires that new devel­op­ment deliv­ers high stand­ards of design which should be sym­path­et­ic to the tra­di­tion­al pat­tern and char­ac­ter of the sur­round­ing area, loc­al ver­nacu­lar and loc­al dis­tinct­ive­ness whilst encour­aging innov­a­tion in design and use of mater­i­als. Devel­op­ment should seek to use mater­i­als and land­scap­ing that will com­ple­ment the set­ting of the development.

2. The applic­ants have sub­mit­ted details of the pro­posed res­tor­a­tion works of the exist­ing farm­house see Appendix I©. These are con­sidered accept­able and will ensure the farm­house will be sym­path­et­ic­ally refur­bished and will integ­rate well with the new res­id­en­tial devel­op­ment sur­round­ing it. This inform­a­tion provides sat­is­fact­ory details to address the require­ments of this condition.

Oth­er Issues Raised in Con­sulta­tions and Representations

1. Oth­er issues that have been raised are as fol­lows with responses provided in brackets:

a) Inap­pro­pri­ate loc­a­tion for a res­id­en­tial devel­op­ment (pre­vi­ously approved under PPIP);

b) Impact on vari­ety of spe­cies, includ­ing pro­tec­ted spe­cies, that use the wood­land (pre­vi­ously approved under PPIP);

c) Loss of pri­vacy (pre­vi­ously approved under PPIP);

d) Increase in volume of traffic and traffic noise (pre­vi­ously approved under PPIP);

e) Insuf­fi­cient inform­a­tion on con­struc­tion (pre­vi­ously approved under PPIP);

f) Loss of nat­ive wood­land and valu­able green­space (pre­vi­ously approved under PPIP); and

g) Neigh­bour noti­fic­a­tion incor­rect (This has been addressed by the High­land Coun­cil and neigh­bours were re-notified).

CON­CLU­SION

1. The inform­a­tion sub­mit­ted sat­is­fact­or­ily addresses the install­a­tion of half bar­ri­ers at the cross­ing of Dal­faber Drive over the Aviemore/​Boat of Garten private rail­way. (Con­di­tion 20c) (PPA-270‑2126) and Con­di­tion 21c) (PPA-270/2127)) and the detailed arrange­ments for the res­tor­a­tion of the farm­house to res­id­en­tial use and its integ­ra­tion into the lay­out of the devel­op­ment at North Dal­faber (Con­di­tion 23 (PPA270-2127)).

2. The details sub­mit­ted for the pro­vi­sion of afford­able hous­ing (Con­di­tion 21(PPA-270‑2126) and Con­di­tion 22 (PPA-270‑2127)) are accept­able in prin­ciple, with 19 afford­able hous­ing units provided on site. How­ever, without con­tracts or oth­er leg­ally bind­ing agree­ments in place with High­land Coun­cil as the hous­ing author­ity, a fur­ther leg­al agree­ment is required to secure the deliv­ery of those units.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

RECOM­MEND­A­TION

That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to approve the fol­low­ing conditions:

Con­di­tion 20c) of 07/00093/OUTBS (as amended by 14/03676/S42) Con­di­tion 21c) of 07/00094/OUTBS (as amended by 14/03675/S42) At the level cross­ing, Dal­faber Drive, Aviemore,

Con­di­tion 21 of 07/00093/OUTBS (as amended by 14/03676/S42) Con­di­tion 22 of 07/00094/OUTBS (as amended by 14/03675/S42) At Land North West and South of former Stead­ings, Dal­faber Farm, Dal­faber Drive, Aviemore sub­ject to a leg­al agree­ment secur­ing the deliv­ery of the 19 afford­able units.

Con­di­tion 23 of 07/00094/OUTBS (as amended by 14/03675/S42) at Dal­faber Farm Dal­faber Drive Aviemore High­land) At Dal­faber Farm, Dal­faber Drive, Aviemore

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 26/04/19

Inform­at­ives

1. The per­mis­sion to which this approv­al relates will lapse unless you com­mence the devel­op­ment with­in 2 years from the date of this approval.

2. You are advised that mam­mal sur­veys that were under­taken and sub­sequently approved at the time of the Plan­ning Per­mis­sion in Prin­ciple are now out of date and unre­li­able. You should under­take pre-start sur­veys for badger, otter and red squir­rel, and obtain and fol­low advice from Scot­tish Nat­ur­al Her­it­age on any licen­cing require­ments if any spe­cies are found, in order to avoid com­mit­ting a crime. You should not fell trees dur­ing the bird breed­ing sea­son to avoid dis­turb­ance to breed­ing birds which is also a crime.

3. You are advised that the dis­used farm­house with­in Phase three of the devel­op­ment is likely to con­tain bat roosts and that you should under­take a bat sur­vey and if neces­sary seek a licence from Scot­tish Nat­ur­al Her­it­age before under­tak­ing any devel­op­ment in the vicin­ity that could dis­turb bats in order to avoid com­mit­ting a crime.

The map on the first page of this report 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.