Item102024-0149-DET VO1Newtonmore

Cairngorms Nation­al Park Author­ity Item 10, Plan­ning Com­mit­tee 09 August 2024 Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Page 1 of 19

Com­mit­tee report

Devel­op­ment proposed:

Erec­tion of houses (amended house types and drive­way loc­a­tions on Plots 20 and 21) at land between Perth Road and Sta­tion Road, New­ton­more, Highland

Ref­er­ence: 2024/0149/DET

Applic­ant: Tul­loch Homes Ltd

Date called-in: 17 June 2024

Recom­mend­a­tion: Approve sub­ject to conditions

Case officer: Kath­er­ine Don­nach­ie, Plan­ning Officer

F MS Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh CNPA Plan­ning Com­mit­tee Applic­a­tion Site 0 35 70 Meters Cemy Ban­chor ‑Mains Fm Caitn Spey Bridge auf B9150 Cairn A N 140 PCP CH Mus 240m Sta­tion Rd St Columba.Rd Perth Rd (B9150) 24 m 244m Perth Rd (BG Tom na Tilleadh Sta­tion Rd 240m 235m Wood­side Ave Golf Course Rd. Sta­tion Rd. Spr Item 10, Plan­ning Com­mit­tee 09 August 2024 Page 2 of 19 aying ield 240m Crown copy­right and data­base rights 2024. Ord­nance Sur­vey AC0000821810. The rep­res­ent­a­tion of fea­tures or bound­ar­ies in which Cairngorms Nation­al Park or oth­ers have an interest does not neces­sar­ily imply their true pos­i­tions. For fur­ther inform­a­tion please con­tact the appro­pri­ate author­ity. Path Meml 3 Gdns This map has been pro­duced to aid in the stat­utory pro­cess of deal­ing with plan­ning applic­a­tions. The map is to help identi­fy the site and its sur­round­ings and to aid Plan­ning Officers, Com­mit­tee Mem­bers and the Pub­lic in the determ­in­a­tion of the pro­pos­al. Maps shown in the Plan­ning Com­mit­tee Report can only be used for the pur­poses of the Plan­ning Com­mit­tee. Any oth­er use risks infringing Crown Copy­right and may lead to pro­sec­u­tion or civil pro­ceed­ings. Maps pro­duced with­in this Plan­ning Com­mit­tee Report can only be repro­duced with the express per­mis­sion of the Cairngorms Nation­al Park Author­ity and oth­er Copy­right hold­ers. This per­mis­sion must be gran­ted in advance.

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Site descrip­tion, pro­pos­al and history

Site descrip­tion

1. The applic­a­tion site is loc­ated at the south­ern edge of New­ton­more and is loc­ated with­in an ongo­ing hous­ing devel­op­ment here. The New­ton­more to Perth B9150 road runs to the west and access is taken of this road. The plots are loc­ated in the north­ern part of the wider site with spur roads loc­ated to the east and west of the plots, feed­ing off the wider site access road. These roads are cur­rently under con­struc­tion and at present the applic­a­tion site is part of a build­ing site. The applic­a­tion site and wider site are fairly level, former graz­ing ground.

2. Res­id­en­tial prop­er­ties lie to the east on Wood­side Aven­ue set with­in wooded gar­dens. To the far north there are fur­ther res­id­en­tial prop­er­ties on Sta­tion Road and to the west, on the oppos­ite (west) side of the main Perth Road, there are fur­ther res­id­en­tial prop­er­ties on St Columba Road. To the south-west, also on the oppos­ite side of the main road there is a café and pet­rol sta­tion. Fields lie to the far south and south­east of the wider site. The Coffin Road path runs along the south­ern bound­ary of the wider site.

3. There are no spe­cif­ic envir­on­ment­al des­ig­na­tions on the site, with the River Spey Spe­cial Area of Con­ser­va­tion and SSSI lying some 0.58 metres to the far south. There is no appar­ent con­nectiv­ity to this water­course from the site. There are no lis­ted buildings/​scheduled monu­ments with­in the imme­di­ate vicinity.

Pro­pos­al

1. The draw­ings and doc­u­ments asso­ci­ated with this applic­a­tion are lis­ted below and are avail­able on the Cairngorms Nation­al Park Author­ity web­site unless noted oth­er­wise: http://​www​.eplan​ningcnpa​.co​.uk/​o​n​line- applications/applicationDetails.do?activeTab=summary&keyVal=S2H06USI0CP00

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 10, Plan­ning Com­mit­tee 09 August 2024 Page 4 of 19

Title Draw­ing Date on Date Num­ber Plan* Received Plan — Loc­a­tion Plan- plots 20 & 3295−02− 01/05/24 13/06/24 21 006 Plan — Site Lay­out Plan 3295−02− 29/10/08 13/06/24 021 Rev F Plan — Floor Plan ‑plots 8, 21, & 3295−01− 01/05/24 13/06/24 72 121 Rev D Plan — Floor Plan ‑plots 11, 20 & 3295−01− | 01/05/24 13/06/24 75 127 Rev D Plan — Elev­a­tions — Plots 8, 21, & 3295−01−01÷05÷24 13/06/24 72 122 Rev D Plan — Elev­a­tions — Plots 11,20 & 3295−01−01÷05÷24 13/06/24 75 128 Oth­er — Design and Sup­port­ing 07/230/CP 25/05/24 13/06/24 State­ment Ver­sion 1.1 Oth­er — Extern­al Fin­ishes Sched­ule 3295/FS0 04/07/24 04/07/24 1 Ver­sion 3 Plan — Over­all land­scape pro­pos­als TH 05/07/24 05/07/24 109.23- SL-01 Rev E Plan — Land­scap­ing Pro­pos­als Plant­ing Plan TH 05/07/24 05/07/24 109.23- SL-02 Rev A Oth­er — Soft Land­scape Works — 5‑year main­ten­ance régime 05/07/24 05/07/24

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

1. Plans of the pro­pos­als are included in Appendix 1.

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1. The cur­rent applic­a­tion seeks full plan­ning per­mis­sion to change house types and access loc­a­tions on plots 20 and 21 of the ori­gin­al hous­ing devel­op­ment here. This involves a change from a pair of 3 bed­roomed semi-detached houses on the plots to two detached 3 bed­roomed houses. The ori­gin­al house types were 2 storey houses with rear two storey wings and front dormers on lower front wing. (A non-mater­i­al vari­ation remov­ing the rear wings was approved in 2022.) Fin­ishes were mix­ture of tim­ber clad­ding and harling.

2. The house types pro­posed now are 1 ½ storey with two front dormers and one rear dormer, extens­ive tim­ber board­ing fea­tures and lim­ited amount of harling. They now con­tain integ­ral gar­ages with access taken through the front gar­dens off the site road to the south. (Access was pre­vi­ously taken from the rear of the houses to the site roads to the east and west respect­ively all as detailed in the sup­port­ing design statement.)

3. Pro­posed fin­ishes are grey con­crete tiled roofs, white harling, grey tim­ber fea­tures and grey doors/​windows. Air source heat pumps are pro­posed and 1.8 metre high tim­ber screen fences around rear gardens.

4. No changes to the wider ser­vi­cing are pro­posed, with the new houses con­nect­ing into the ori­gin­ally pro­posed ser­vi­cing arrange­ments of pub­lic water and foul drain­age con­nec­tions and served by the ori­gin­ally approved roads lay­out. The sur­face water from roofs will be dis­posed of by on site soakaways and roads water will con­nect to the pre­vi­ously approved SUDS scheme in the south­ern part of the site.

5. A Design State­ment and Sup­port­ing State­ment has been sub­mit­ted out­lining the changes from the ori­gin­al sub­mis­sion. This also explains that with the ori­gin­al sub­mis­sion an area of amen­ity space was iden­ti­fied to the west of plot 20. This has been altered to a smal­ler area there, plus an amen­ity area to the east of plot 21 to give a sim­il­ar over­all amount of space. Details of plant­ing have now been provided which show mixed nat­ive spe­cies hedging along the bound­ar­ies with the amen­ity areas, and beech hedging with­in front garden areas. Trees are pro­posed with­in the amen­ity areas com­pris­ing a mix­ture of birch, row­an, bird cherry and gean.

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1. A fresh plan­ning applic­a­tion was required in this case as the change in access pos­i­tion, revised amen­ity area size/​position and change from semi-detached to detached houses was con­sidered to com­bine to be a mater­i­al change requir­ing con­sent. Con­sequently, these changes could not be approved as a non-mater­i­al vari­ation in this case.

His­tory

1. Plan­ning con­sent was ini­tially gran­ted in 2011 for a hous­ing devel­op­ment here of 81 houses and access roads (Ref­er­ence 07/230/CP). This con­sent was sub­ject to numer­ous con­di­tions and a sec­tion 75 leg­al agree­ment regard­ing developer oblig­a­tions. Sus­pens­ive plan­ning con­di­tions were sub­sequently dis­charged, and a start was made on site. With this ori­gin­al con­sent pri­or­ity pur­chase hous­ing for loc­al res­id­ents was also iden­ti­fied on the east­ern edge of the site (plots 29 ‑48) under the terms of plan­ning con­di­tion 3. A num­ber of non-mater­i­al vari­ations to this con­sent have been gran­ted over the years. Con­di­tion 28 required land­scap­ing details to be approved which were duly approved in 2016. These plans included land­scap­ing of the two amen­ity areas beside plots 20 and 21.

2. In 2018 plan­ning con­sent was gran­ted to amend the lay­out of plots 49 – 68 in the south­ern­most part of the site (Ref­er­ence 2018/0242/DET) This lay­out did not include the cur­rent applic­a­tion site and com­prised the afford­able unit pro­vi­sion for the scheme (20 houses).

3. In 2022 con­sent was gran­ted for form­a­tion of a road and SUDS basin in the south­ern part of the site — again this did not include the cur­rent applic­a­tion site area. (Ref­er­ence 2022/0358/DET) This SUDS basin is inten­ded to serve the wider hous­ing development.

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Devel­op­ment plan con­text Policies

Nation­al Plan­ning Frame­work 4 (NPF4) Scot­land 2045 Nation­al policy Policy 1 Tack­ling the cli­mate and nature crises Policy 2 Cli­mate mit­ig­a­tion and adapt­a­tion Policy 3 Biod­iversity Policy 4 Nat­ur­al places Policy 5 Soils Brown­field, vacant and derel­ict land, and empty Policy 9 build­ings Policy 12 Zero waste Policy 13 Sus­tain­able trans­port Policy 14 Design, qual­ity and place Policy 15 Loc­al liv­ing and 20 minute neigh­bour­hoods Policy 16 Qual­ity homes Policy 17 Policy 18 Rur­al homes Infra­struc­ture first Policy 20 Blue and green infra­struc­ture Policy 22 Flood risk and water man­age­ment Stra­tegic policy Cairngorms Nation­al Park Part­ner­ship Plan 2022 – 2027 Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (2021) Loc­al plan policy (Policies rel­ev­ant to the assess­ment of this applic­a­tion are marked with a cross (x)) Policy 1 New hous­ing devel­op­ment X Policy 2 Sup­port­ing eco­nom­ic growth 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

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Policy 7 Policy 8 Policy 9 Policy 10 Policy 11 Renew­able energy Open space, sport and recre­ation Cul­tur­al her­it­age Resources Developer oblig­a­tions X X

1. All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Devel­op­ment Plan which com­prises Nation­al Plan­ning Frame­work 4 (NPF4) and the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan
2. The full word­ing of policies can be found at: https://www.gov.scot/publications/national-planning-framework‑4/documents/ and at: https://​cairngorms​.co​.uk/​w​p​-​c​o​n​t​e​n​t​/​u​p​l​o​a​d​s​/​2​0​2​1​/​0​3​/​C​N​P​A​-​L​D​P​-​2​0​2​1​-​w​e​b.pdf

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 (x).

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

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

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1. Scot­tish Water has no objec­tion to the applic­a­tion. They advise that the applic­ant will require to con­tact them regard­ing con­nec­tions to their systems.

2. The High­land Coun­cil Trans­port­a­tion Team have no objec­tion to the pro­pos­als provid­ing the in-cur­til­age park­ing meets the min­im­um require­ments of two in cur­til­age spaces per plot – gar­age pro­vi­sion does not count towards this.

3. New­ton­more Com­munity Coun­cil was con­sul­ted and have not provided any com­ments to date.

Rep­res­ent­a­tions

1. The applic­a­tion was advert­ised loc­ally, and no rep­res­ent­a­tions have been received.

Apprais­al

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

2. The main plan­ning con­sid­er­a­tions in this case are the prin­ciple of devel­op­ment, sit­ing and design, and any envir­on­ment­al or ser­vi­cing issues. These are con­sidered in detail below.

Prin­ciple

1. NPF4 Policy 9: Brown­field, Vacant and Derel­ict Land and Empty Build­ings states that pro­pos­als on green­field sites will not be sup­por­ted unless the site has been alloc­ated for devel­op­ment or the pro­pos­al is expli­citly sup­por­ted by policies in the LDP. Sim­il­arly, Policy 16: Qual­ity Homes sets out that devel­op­ment pro­pos­als for new homes on land alloc­ated for hous­ing in the LDP will be supported.

2. NPF4 Policy 17: Rur­al Homes also sets out that pro­pos­als for new homes in rur­al areas will be sup­por­ted on a site alloc­ated for hous­ing with­in the LDP.

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1. Policy 1: New Hous­ing Devel­op­ment of the Cairngorms Loc­al Devel­op­ment Plan also explains that new hous­ing pro­pos­als will be sup­por­ted where they are loc­ated on an iden­ti­fied alloc­ated site or with­in an iden­ti­fied set­tle­ment bound­ary and meet the require­ments for the set­tle­ment as out­lined in the com­munity inform­a­tion sec­tion and rein­force and enhance the char­ac­ter of the settlement.

2. In this regard the applic­a­tion site lies with­in a lar­ger approved hous­ing devel­op­ment loc­ated with­in the set­tle­ment bound­ary of New­ton­more as des­ig­nated in the Loc­al Devel­op­ment Plan. The ori­gin­ally approved devel­op­ment for 81 houses lies with­in a wider site which is des­ig­nated for hous­ing devel­op­ment as R1, alloc­ated for a total of 120 dwell­ings. The set­tle­ment state­ment explains that as this is a visu­ally prom­in­ent site the design of any detailed pro­pos­als must take account of the sens­it­ive set­ting of the vil­lage and designed in a way that pro­motes the highest stand­ards of access, lay­out, build­ing design and pub­lic realm. Medi­um to high-risk prob­ab­il­ity flood risk is iden­ti­fied in the south­ern part of the wider site and the need for flood risk, drain­age and land­scap­ing inform­a­tion is noted in the set­tle­ment statement.

3. Also rel­ev­ant in terms of prin­ciples, is the issue of afford­able hous­ing pro­vi­sion. NPF4 Policy 16: Qual­ity Homes sets out that devel­op­ment pro­pos­als for new homes will be sup­por­ted where they make pro­vi­sion for afford­able homes to meet an iden­ti­fied need with pro­vi­sion of at least 25% sought unless the LDP set out loc­a­tions where a high­er or lower con­tri­bu­tion is sought. In this regard Policy 1: New Hous­ing Devel­op­ment of the Cairngorms Loc­al Devel­op­ment Plan states that devel­op­ments of four or more dwell­ings should include pro­vi­sion for afford­able hous­ing. For New­ton­more 25% of the total num­ber of dwell­ings pro­posed must be affordable.

4. In this case afford­able hous­ing pro­vi­sion was agreed with pre­vi­ous applic­a­tions, with a total of 20 houses iden­ti­fied in the south­ern part of the site as being for afford­able pro­vi­sion. The cur­rent applic­a­tion lies out with this area.

5. Set against this policy back­ground the prin­ciple of this applic­a­tion to amend the house designs on two plots with­in an approved hous­ing devel­op­ment on land spe­cific­ally des­ig­nated for hous­ing, and where afford­able hous­ing pro­vi­sion has

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been iden­ti­fied pre­vi­ously, read­ily com­plies with NPF4 and LDP policies. It is the detail of the design and lay­out that falls to be con­sidered now as follows.

Land­scape Issues, Lay­out and Design

1. NPF4 Policy 4: Nat­ur­al Places sets out that devel­op­ment pro­pos­als which affect a Nation­al Park will only be sup­por­ted where the object­ives of des­ig­na­tion and the over­all integ­rity of the area will not be com­prom­ised and any sig­ni­fic­ant adverse effects on the qual­it­ies for which the area has been des­ig­nated are clearly out­weighed by social, envir­on­ment­al or eco­nom­ic bene­fits of nation­al import­ance. Policy 5: Land­scape of the Cairngorms Loc­al Devel­op­ment Plan 2021 sets out sim­il­ar object­ives with a pre­sump­tion against any devel­op­ment that does not con­serve or enhance the land­scape char­ac­ter or spe­cial land­scape qual­it­ies of the Cairngorms Nation­al Park

2. NPF4 Policy 14: Design, Qual­ity and Place also states devel­op­ment pro­pos­als should improve the qual­ity of an area and be con­sist­ent with the six qual­it­ies of suc­cess­ful places. It also sets out that pro­pos­als which are poorly designed and det­ri­ment­al to the amen­ity of the area will not be sup­por­ted. This echoes the require­ments of Policy 3: Design and Place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan 2021 which also sets out prin­ciples of sus­tain­able design to be met with new devel­op­ment. As noted earli­er the set­tle­ment state­ment for New­ton­more also sets out the need for high qual­ity design and lay­out on this prom­in­ent site.

3. In this regard the over­all plot lay­out here was approved with the ori­gin­al plan­ning applic­a­tion and the cur­rent pro­pos­al simply seeks to change the lay­out slightly in terms of the pos­i­tion­ing of the indi­vidu­al site accesses from the rear/​side of the houses to the front, chan­ging to two detached houses instead of a pair of semi- detached houses and amend­ing the land­scaped areas slightly. These changes are in keep­ing with the wider lay­out of the site and will not adversely affect the over­all lay­out and appear­ance once the site is built out. Details of the land­scap­ing of the amen­ity areas now pro­posed to the east and west of the plots com­prises hedging and tree plant­ing with nat­ive spe­cies. This is con­sidered to be entirely appropriate

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here with the cur­rent pro­pos­als includ­ing more hedging than was ori­gin­ally approved which is welcomed.

1. The pre­vi­ous house types here were 2 storey with partly 1 ¹⁄₂ storey front­age. The pro­posed detached ones are of 1 ¹⁄₂ storey scale fin­ished in grey tim­ber, roof and white harling, and are a house type pro­posed else­where on the devel­op­ment. This design is con­sidered to be appro­pri­ate to the wider site and raises no par­tic­u­lar design issues, with the increased use of tim­ber clad­ding wel­comed. Fur­ther­more 3- bed­room prop­er­ties are still pro­posed so the over­all mix of house size remains unchanged.

2. There will be no loss of amen­ity for the closest exist­ing houses in the area which lie some dis­tance to the east in large, wooded gar­dens. The lay­out, scale and win­dow pos­i­tions of the pro­posed new houses will not give rise to adverse impacts in terms of pri­vacy and amen­ity for the adja­cent approved plots.

3. In these cir­cum­stances the pro­posed rel­at­ively minor changes are con­sidered to com­ply with NPF4 and LDP policies.

Envir­on­ment­al Impacts

1. NPF4 Policy 3: Biod­iversity requires that devel­op­ment pro­pos­als to con­trib­ute to the enhance­ment of biod­iversity and to include appro­pri­ate meas­ures to con­serve, restore and enhance biod­iversity pro­por­tion­ate to the nature and scale of the devel­op­ment. NPF4 Policy 4: Nat­ur­al Places does not sup­port devel­op­ment which will have an unac­cept­able impact on the nat­ur­al envir­on­ment, or which will have a sig­ni­fic­ant effect on European Site des­ig­na­tions which include Spe­cial Areas of Con­ser­va­tion and Sites of Spe­cial Sci­entif­ic Interest. Policy 4: Nat­ur­al Her­it­age of the Cairngorms Loc­al Devel­op­ment Plan sim­il­arly requires new devel­op­ment to have no adverse effects on the integ­rity of des­ig­nated sites, the Nation­al Park or on pro­tec­ted spe­cies or habitats.

2. This applic­a­tion does not involve any addi­tion­al loss of hab­it­at as com­pared to the ori­gin­al applic­a­tions, involving devel­op­ment on two pre­vi­ously approved plots which are part of a wider site being cleared for devel­op­ment. As noted at the time of the

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Hab­it­at Reg­u­la­tions Apprais­al for the SUDS basin in 2022, there is no con­nectiv­ity to water­courses and in par­tic­u­lar the River Spey SAC and accord­ingly no adverse effects on des­ig­nated sites. Fur­ther­more, the pro­posed land­scap­ing, which includes more hedging than the ori­gin­ally con­sen­ted lay­out, offers the oppor­tun­ity for pro­por­tion­ate biod­iversity enhance­ments as required by NPF4 policy.

1. In these over­all cir­cum­stances the devel­op­ment is con­sidered to com­ply with NPF4 and LDP policy.

Ser­vi­cing – water environment

1. NPF4 Policy 22: Flood Risk and Water Man­age­ment cre­ates a pre­sump­tion against all devel­op­ment at risk from flood­ing and seeks to ensure that that there is no risk of sur­face water flood­ing to oth­ers, and that all rain and sur­face water is man­aged through sus­tain­able urb­an drain­age sys­tems (SUDS) with area of imper­meable sur­faces min­im­ised. NPF4 Policy 20: Green and Blue Infra­struc­ture is also of some rel­ev­ance. This sup­ports devel­op­ment which incor­por­ates new or enhanced blue and/​or green infra­struc­ture with pro­pos­als for their future man­age­ment to be included. Policy 10: Resources of the Cairngorms Loc­al Devel­op­ment Plan requires devel­op­ment to min­im­ise the use of treated and abstrac­ted water, treat sur­face water in accord­ance with the SUDS manu­al, ensure no adverse impacts on private water sup­plies, and ensure no det­ri­ment­al impacts on the water envir­on­ment as well as to be free from flood risk and not increase the risk of flood­ing elsewhere.

2. Drain­age infra­struc­ture for this wider site was approved with pre­vi­ous applic­a­tions, includ­ing a SUDs basin to the south of the site to deal with roads drain­age as approved in 2022. The pro­posed devel­op­ment, which does not increase the num­ber of houses, will con­nect into these pre­vi­ously approved arrange­ments and raises no new issues for the water envir­on­ment. As such it is con­sidered to com­ply with NPF4 and LDP policy.

Ser­vi­cing – Trans­port and pub­lic access issues

1. NPF4 Policy 13: Sus­tain­able Trans­port sup­ports new devel­op­ment where it is line with the sus­tain­able trans­port and invest­ment hier­arch­ies and where appro­pri­ate provides safe links to loc­al facil­it­ies via walk­ing, wheel­ing and cyc­ling net­works, is

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access­ible by pub­lic trans­port, provides low or zero emis­sion char­ging points and secure cyc­ling park­ing, is designed to incor­por­ate safe cross­ing for walk­ing and wheel­ing and redu­cing the speed of vehicles, and takes account of the trans­port needs of diverse groups and adequately mit­ig­ates any impact on loc­al pub­lic access routes. Policy 3: Design and Place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan also requires devel­op­ment to have an appro­pri­ate means of access, park­ing and pro­mote sus­tain­able trans­port meth­ods and act­ive travel and to main­tain and max­im­ise all oppor­tun­it­ies for respons­ible out­door access includ­ing links into the exist­ing path network.

1. In this regard the devel­op­ment is part of a wider approved hous­ing lay­out which is des­ig­nated for devel­op­ment on a loc­a­tion which is with­in easy walk­ing dis­tance of the ser­vices and amen­it­ies of New­ton­more, includ­ing the rail­way sta­tion as well as the pet­rol sta­tion and café oppos­ite. It does not adversely affect the road lay­out for the remainder of the site nor change the exist­ing approved road lay­out. The tech­nic­al con­sul­tee (High­land Coun­cil Trans­port­a­tion Team) has no objec­tions sub­ject to adequate park­ing pro­vi­sion of two in cur­til­age spaces per house which has been achieved in the pro­posed lay­out. Finally, the devel­op­ment does not impact upon exist­ing out­door access routes, with walk­ing routes such as the Coffin Road track to the south read­ily accessible.

2. In these cir­cum­stances the devel­op­ment is con­sidered to com­ply with NPF4 and LDP policy.

Sus­tain­ab­il­ity and Cli­mate Change

1. The Nation­al Plan­ning Frame­work 4 high­lights that the glob­al cli­mate emer­gency and the nature crises have formed the found­a­tions of the strategy as a whole. This is rein­forced by NPF4 Policy 1: Tack­ling the Cli­mate and Nature Crises which applies to all devel­op­ment and sets out that when con­sid­er­ing all devel­op­ment pro­pos­als sig­ni­fic­ant weight will be giv­en to the glob­al cli­mate and nature crises. NPF4 Policy 2: Cli­mate Mit­ig­a­tion and Adapt­a­tion also seeks to ensure that devel­op­ment is sited and designed to min­im­ise life­cycle green­house gas emis­sions as far as pos­sible and to be able to adapt to cli­mate change risks. Policy 3: Design and Place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan 2021 also requires new devel­op­ment to

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min­im­ise the effects on cli­mate change in terms of sit­ing and con­struc­tion The NPF recog­nises the need to min­im­ise waste with NPF4 Policy 12: Zero Waste seek­ing to encour­age, pro­mote and facil­it­ate devel­op­ment that is con­sist­ent with the waste hier­archy. Sim­il­arly, Policy 3: Design and Place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan also requires new devel­op­ment to make arrange­ments for stor­age, segreg­a­tion and col­lec­tion of recyc­lable mater­i­als and pro­vi­sion for com­post­ing, and to make sus­tain­able use of resources includ­ing min­im­isa­tion of waste and energy usage. Policy 10: Resources of the Cairngorms Loc­al Devel­op­ment Plan also seeks to ensure min­im­isa­tion of waste dur­ing con­struc­tion and life of developments.

1. In this regard the pro­posed devel­op­ment on des­ig­nated hous­ing land with­in a vil­lage is con­sidered to com­ply with these object­ives. It will provide hous­ing on land that can be read­ily ser­viced, by both pub­lic trans­port and private vehicles, as well as with­in a vil­lage so help­ing to sup­port loc­al ser­vices and amen­it­ies. There is ample space with­in the plots for bin stor­age, air source heat pumps are pro­posed, and the largely flat nature of the site will help to min­im­ise impacts on soils.

2. In these over­all cir­cum­stances the devel­op­ment is con­sidered to com­ply with NPF and LDP policy.

Developer Oblig­a­tions

1. NPF4 Policy 18: Infra­struc­ture First sets out that the impacts of devel­op­ments on infra­struc­ture must be mit­ig­ated. Sim­il­arly, Policy 11: Developer Oblig­a­tions of the Cairngorms Loc­al Devel­op­ment Plan sets out where devel­op­ment gen­er­ates a need to increase and improve pub­lic ser­vices or infra­struc­ture or to mit­ig­ate adverse effects, the developer will be required to make a fair and reas­on­able con­tri­bu­tion, in cash or kind, towards the addi­tion­al costs or requirements.

2. In this case developer oblig­a­tions were con­sidered at the time of the ori­gin­al plan­ning applic­a­tion for the over­all devel­op­ment here with a leg­al agree­ment in place to secure con­tri­bu­tions for each house towards the pro­vi­sion and enhance­ment of recre­ation­al and oth­er com­munity facil­it­ies. This agree­ment remains in place and

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con­tri­bu­tions for these two plots will be covered by it. Accord­ingly, the devel­op­ment is con­sidered to com­ply with NPF and LDP policy.

Con­clu­sion

1. The ongo­ing devel­op­ment of a des­ig­nated hous­ing site with­in New­ton­more is wel­comed. The pro­posed changes to house type and access pos­i­tion raise no par­tic­u­lar land use plan­ning issues and the devel­op­ment is con­sidered to com­ply with NPF4 and LDP policies. Con­di­tions to secure imple­ment­a­tion of land­scap­ing, lay­out, park­ing etc. can be read­ily addressed along with any rel­ev­ant imple­ment­a­tion con­di­tions from the ori­gin­al con­sent which can be reim­posed. On this basis approv­al is recommended.

Recom­mend­a­tion

1. That mem­bers of the com­mit­tee sup­port a recom­mend­a­tion to APPROVE the erec­tion of houses (amended house types on Plots 20 and 21) at Land Between Perth Road and Sta­tion Road New­ton­more sub­ject to the fol­low­ing conditions:

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 3 years begin­ning with the date on which the per­mis­sion is granted.

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

1. The houses hereby approved shall not be occu­pied until the drain­age arrange­ments (foul and sur­face) have been imple­men­ted in accord­ance with the approved details.

Reas­on: To ensure that sus­tain­able drain­age arrange­ments avoid­ing unac­cept­able impacts on the envir­on­ment are imple­men­ted in accord­ance with Policy 22: Flood

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Risk and water man­age­ment of the Nation­al Plan­ning Frame­work 4 and Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. All land­scap­ing and plant­ing shall be imple­men­ted in accord­ance with the approved details in the first plant­ing sea­son fol­low­ing the com­ple­tion or occu­pa­tion, whichever is the soon­er, of the houses hereby approved. The land­scap­ing shall be retained and main­tained there­after in accord­ance with the approved plans and details through­out the life­time of the devel­op­ment hereby approved.

Reas­on: To ensure the long-term reten­tion of an appro­pri­ate land­scap­ing set­ting, enhanced biod­iversity, and to ensure the devel­op­ment com­ple­ments and enhances the land­scape accord­ance with Policy 3: Biod­iversity and Policy 4: Nat­ur­al Places of the Nation­al Plan­ning Frame­work 4 and Policy 4: Nat­ur­al Her­it­age and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. The devel­op­ment hereby approved shall be con­struc­ted in accord­ance with the approved details and plans.

Reas­on: To ensure the devel­op­ment com­ple­ments and enhances the land­scape in accord­ance with Policy 4: Nat­ur­al Places of the Nation­al Plan­ning Frame­work 4 and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No res­id­en­tial unit shall be occu­pied until its park­ing and access arrange­ments have been com­pleted in accord­ance with the approved plans. This infra­struc­ture to be retained there­after through­out of the life­time of the devel­op­ment hereby approved.

Reas­on: To ensure that the devel­op­ment is sat­is­fact­or­ily ser­viced in accord­ance with Policy 13: Sus­tain­able Trans­port of the Nation­al Plan­ning Frame­work 4 and Policy 3: Design and Place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan 2021

1. Unless oth­er­wise agreed in writ­ing with the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity and not­with­stand­ing the pro­vi­sions of the Town and Coun­try Plan­ning (Gen­er­al Per­mit­ted Devel­op­ment) (Scot­land) Order 1992 or any

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order amend­ing it, the front gar­dens of the houses hereby approved shall be main­tained in an open plan format.

Reas­on: To main­tain a con­sist­ent char­ac­ter through­out the wider devel­op­ment, improve the qual­ity of the area and ensure the devel­op­ment com­ple­ments and enhances the land­scape in accord­ance with Policy 4: Nat­ur­al 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 res­id­en­tial unit shall be occu­pied until it is served by a road and foot­way con­struc­ted to adopt­able standards.

Reas­on: To ensure that the devel­op­ment is sat­is­fact­or­ily ser­viced in accord­ance with Policy 13: Sus­tain­able Trans­port of the Nation­al Plan­ning Frame­work 4 and Policy 3: Design and Place­mak­ing of the Cairngorms Loc­al Devel­op­ment Plan 2021.

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

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approved draw­ings and con­di­tions. If the devel­op­ment hereby approved is to be car­ried out in phases, then a notice of