Item5AA DalfaberCommitteeReport20240226DET

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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Com­mit­tee report Devel­op­ment pro­posed: Erec­tion of 3 no. houses

Ref­er­ence: 2024/0226/DET Applic­ant: Dav­all Developments

Date called-in: 3 Septem­ber 2024 Recom­mend­a­tion: Approve, sub­ject to conditions

Case officer: Colin Bry­ans, Seni­or Plan­ning Officer

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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CNPA Plan­ning Com­mit­tee Applic­a­tion Site 0 20 40 80 Meters N

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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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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Site descrip­tion, pro­pos­al and his­tory Site description

1. The pro­pos­al site con­sti­tutes a single devel­op­ment plot (Plot 75) of a wider res­id­en­tial devel­op­ment site, con­sist­ing of 104 dwell­ing houses, cur­rently under con­struc­tion. The site is loc­ated with­in the Aviemore set­tle­ment bound­ary, at the north­east­ern edge of the settlement.

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

Title	Draw­ing num­ber	Date on plan*	Date received
Plan – House Type 02 — 3B5P Ter­race Pro­posed GA Plans, Sec­tions & Elevations	2277-PL-002	09/05/2024	29/08/2024
Plan – House Type 02 — 3B5P Ter­race Pro­posed GA Plans, Sec­tions & Elevations	2277-PL-002	09/05/2024	29/08/2024
Plan — Loc­a­tion Plan	2277−90−001	09/05/2024	29/08/2024
Plan – Sur­face water plot drain­age (3 of 5)	182	20/11/2024	26/11/2024
Plan – Water main lay­out (2 of 3)	142	24/10/2024	26/11/2024
Plan – Foul water drain­age lay­out (2 of 2)	121	24/10/2024	26/10/2024
Plan – Foul water drain­age lay­out (1 of 2)	120	24/10/2024	26/10/2024
Plan – Pro­posed site plan	2277-PL-901	09/05/2024	17/12/2024
Plan – Plot 77 drive­way parking	SK241220#7	20/12/2024	20/12/2024
Plan – Plot 76 drive­way parking	SK241220#6	20/12/2024	20/12/2024
Plan – Plot 75 drive­way parking	SK241220#5	20/12/2024	20/12/2024

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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Plan – Plot 74 drive­way park­ing | SK241220#4 | 20/12/2024 | 20/12/2024 Plan – Plot 73 drive­way park­ing | SK241220#3 | 20/12/2024 | 20/12/2024 Plan – Plot 72 drive­way park­ing | SK241220#2 | 20/12/2024 | 20/12/2024 Plan – Plot 71 drive­way park­ing | SK241220#1 | 20/12/2024 | 20/12/2024 *Where no spe­cif­ic day of month has been provided on the plan, the sys­tem defaults to the first of the month.

1. The pro­posed devel­op­ment is for the erec­tion of three, three-bed­room dwell­ing­houses to be loc­ated on a hous­ing plot pre­vi­ously con­sen­ted for the devel­op­ment of a single dwell­ing­house (PPA-270‑2127 / 2018/0183/MSC).

His­tory

1. There has been an extens­ive his­tory relat­ing to hous­ing devel­op­ment on this site, as fol­lows: α) 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. This applic­a­tion 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). Applic­a­tions 07/0144/CP and 07/0145/CP com­bined cov­er the site of 05/101/CP. d) 2013/0073/MSC – Approv­al of Mat­ters Spe­cified in Con­di­tions 1 (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

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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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). e) 2013/0074/MSC – Approv­al of Mat­ters Spe­cified in Con­di­tions 1 (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). f) 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). g) 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). h) 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. Applic­a­tion gran­ted 15 Novem­ber 2018.

1. The cur­rent pro­pos­al is a stand-alone applic­a­tion which pro­poses to devel­op a hous­ing plot pre­vi­ously con­sen­ted for devel­op­ment under the appeal decision PPA- 270‑2127 and sub­sequent mat­ters spe­cified in con­di­tions applic­a­tion ref­er­ence 2018/0183/MSC.

Hab­it­ats reg­u­la­tions appraisal

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

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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Devel­op­ment plan con­text Policies

Nation­al Plan­ning Frame­work 4 (NPF4) Scot­land 2045 Nation­al policy (Officer to delete policies that are not rel­ev­ant) Policy 1 | Tack­ling the cli­mate and nature crises — — — - | — — — — — — — — — — — — — — — — — — — - Policy 2 | Cli­mate mit­ig­a­tion and adapt­a­tion Policy 3 | Biod­iversity | X Policy 4 | Nat­ur­al places Policy 5 | Soils Policy 6 | Forestry, wood­land and trees Policy 7 | His­tor­ic assets and places Policy 8 | Green belts Policy 9 | Brown­field, vacant and derel­ict land, and empty build­ings Policy 11 | Energy Policy 12 | Zero waste Policy 13 | Sus­tain­able trans­port Policy 14 | Design, qual­ity and place | X Policy 15 | Loc­al liv­ing and 20-minute neigh­bour­hoods Policy 16 | Qual­ity homes | X Policy 17 | Rur­al homes Policy 18 | Infra­struc­ture first Policy 19 | Heat­ing and cool­ing Policy 20 | Blue and green infra­struc­ture Policy 21 | Play, recre­ation and sport Policy 22 | Flood risk and water man­age­ment | X Policy 23 | Health and safety Policy 24 | Digit­al infra­struc­ture Policy 25 | Com­munity wealth build­ing Policy 26 | Busi­ness and industry Policy 27 | City, town, loc­al and com­mer­cial centres Policy 28 | Retail Policy 29 | Rur­al devel­op­ment Policy 30 | Tourism

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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Policy 31 | Cul­ture and cre­ativ­ity Policy 32 | Aquacul­ture Policy 33 | Minerals

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 Policy 6 | The sit­ing and design of digit­al com­mu­nic­a­tions equip­ment Policy 7 | Renew­able energy Policy 8 | Open space, sport and recre­ation Policy 9 | Cul­tur­al her­it­age Policy 10 | Resources Policy 11 | Developer obligations

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

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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Plan­ning guidance

1. Sup­ple­ment­ary guid­ance also forms part of the Loc­al Devel­op­ment Plan (LDP) 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	X
Policy 2	Sup­port­ing eco­nom­ic growth non-stat­utory guidance
Policy 3	Design and place­mak­ing non-stat­utory guidance	X
Policy 4	Nat­ur­al her­it­age non-stat­utory guidance	X
Policy 5	Land­scape non-stat­utory guidance
Policy 7	Renew­able energy non-stat­utory guidance
Policy 8	Open space, sport and recre­ation non-stat­utory guidance
Policy 9	Cul­tur­al her­it­age non-stat­utory guidance
Policy 10	Resources non-stat­utory guidance
Policy 11	Developer oblig­a­tions sup­ple­ment­ary guidance

Con­sulta­tions

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

2. The High­land Coun­cil Flood Risk Man­age­ment Team raised no objec­tions to the proposal.

3. The High­land Coun­cil Trans­port Plan­ning Team raised no objec­tions to the pro­pos­al fol­low­ing the relo­ca­tion of the pro­posed bin stance closer to the adop­ted road.

4. Aviemore and Vicin­ity Com­munity Coun­cil stated that it has taken a neut­ral stance on the pro­pos­al whilst high­light­ing a num­ber of points. a) The pro­pos­al of three units meets the iden­ti­fied loc­al hous­ing and eco­nom­ic needs; b) Two houses would poten­tially be more appro­pri­ate for the plot with dif­fer­ent orientation;

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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c) Impacts on the loc­al roads net­work res­ult­ing from the addi­tion­al vehicles are unclear.

Rep­res­ent­a­tions

1. A single rep­res­ent­a­tion has been received from a neigh­bour­ing prop­erty object­ing to the pro­posed devel­op­ment on the grounds of a loss of pri­vacy. The rep­res­ent­ee also raises con­cerns regard­ing the prox­im­ity of the pro­posed dwell­ing houses to their property’s sep­tic tank, and the increased loc­al traffic, its impacts on the imme­di­ate road and roads net­work, and emer­gency ser­vices access.

Apprais­al

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

Prin­ciple

1. NPF4 Policy 16: Qual­ity homes states that devel­op­ment pro­pos­als for new homes on land alloc­ated for hous­ing in Loc­al Devel­op­ment Plans will be supported.

2. Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Policy 1: New hous­ing devel­op­ment states that pro­pos­als for hous­ing will be sup­por­ted where they are loc­ated on an iden­ti­fied alloc­ated site.

3. The pro­pos­al site is loc­ated with­in hous­ing alloc­a­tion site H1, as alloc­ated by the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and is loc­ated with­in the res­id­en­tial devel­op­ment site Dal­faber Farm which was con­sen­ted in March 2016 (Ref: 07/0144/CP and 17/0145/CP).

4. The prin­ciple of res­id­en­tial devel­op­ment on the site is estab­lished, accept­able and in this respect com­plies with NPF4 Policy 16: Qual­ity homes and Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Policy 1: New hous­ing development.

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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Afford­able Housing

1. The pro­posed res­id­en­tial units are each of a mod­est three bed­rooms in con­trast to the lar­ger single four-bed­room house cur­rently con­sen­ted for the same plot (Ref: 2018/0183/MSC).

2. The pro­posed houses do not con­sti­tute afford­able hous­ing as defined by the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan, how­ever Policy 1.5: Afford­able hous­ing states that devel­op­ments of few­er than four mar­ket houses do not have to make an onsite provision.

3. The pro­posed three-bed­room houses make a more appro­pri­ate and afford­able con­tri­bu­tion to meet­ing the iden­ti­fied needs of the loc­al hous­ing mar­ket than that of the con­sen­ted devel­op­ment for this plot. A mon­et­ary con­tri­bu­tion towards loc­al afford­able hous­ing pro­vi­sion is not deemed neces­sary, on account of the wider site’s afford­able hous­ing provision.

4. As such it is deemed that the pro­pos­al is in accord­ance with Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Policy 1.5: Afford­able housing.

Lay­out and design

1. NPF4 Policy 14: Design, qual­ity and place seeks to ensure that devel­op­ment pro­pos­als improve the qual­ity of the area and are con­sist­ent with the six qual­it­ies of suc­cess­ful places: a) Healthy b) Pleas­ant c) Con­nec­ted d) Dis­tinct­ive e) Sus­tain­able f) Adaptable

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

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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1. The pro­posed devel­op­ment is of a design, scale and char­ac­ter that is in keep­ing with both that of the loc­al town­scape and that of the wider con­sen­ted devel­op­ment (Ref: 2018/0183/MSC). The mater­i­als pro­posed include white render, tim­ber framed win­dows, com­pos­ite doors and con­crete roof tiles, and are appro­pri­ate for the set­ting, match­ing those of the wider con­sen­ted development.

2. The roads, access and ser­vi­cing arrange­ments remain sim­il­ar to that of the approved design, with only minor amend­ments, and the High­land Council’s Trans­port Plan­ning and Flood Risk Man­age­ment teams raised no objec­tions to the pro­posed lay­out and drain­age provisions.

3. The rep­res­ent­a­tion received raised the issue of a poten­tial loss of pri­vacy to the neigh­bour­ing Heath­er Cot­tage. A loss of pri­vacy, if suffered as a res­ult of the devel­op­ment pro­pos­al, would con­sti­tute a det­ri­ment­al impact on neigh­bour­ing res­id­en­tial amen­ity. The pro­posed houses are two storey houses with win­dows at first floor level. The ori­ent­a­tion of the ter­raced row is such that the front elevation(s) face south-south-west. The neigh­bour­ing prop­erty to which the rep­res­ent­a­tion relates lies south­w­est of the pro­posed devel­op­ment. The cur­rent con­sen­ted devel­op­ment on this plot has a sim­il­ar ori­ent­a­tion to that of the pro­posed dwell­ing­houses and includes win­dows at first floor level. As such, a degree of over­look­ing has been deemed accept­able through the grant of plan­ning per­mis­sion 2018/0183/MSC.

4. The pro­posed devel­op­ment includes more win­dows at first floor level as three dwell­ing­houses are pro­posed in place of the one exist­ing con­sen­ted unit. Not­with­stand­ing this, the impact of the pro­posed dwell­ing­houses on neigh­bour­ing pri­vacy levels and amen­ity is not con­sidered to be sig­ni­fic­antly or unac­cept­ably bey­ond the baseline set by the con­sen­ted devel­op­ment (Ref: 2018/0183/MSC). The pro­posed houses will be sim­il­arly dis­tant to Heath­er Cot­tage and the degree of over­look­ing is in keep­ing with that typ­ic­al of urb­an envir­on­ments and that of the loc­al­ity of the applic­a­tion site.

5. The pro­pos­al is there­fore in accord­ance with NPF4 Policy 14 Design, qual­ity and place and with Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Policy 3: Design and Placemaking.

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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Envir­on­ment

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.

3. Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Policy 4: Nat­ur­al her­it­age seeks to ensure that there are no adverse effects on European Pro­tec­ted Spe­cies and oth­er biod­iversity interests.

4. The pro­pos­al does not include any spe­cif­ic meas­ures con­cern­ing biod­iversity net gain. How­ever, as the pro­pos­al seeks to devel­op a plot with an extant per­mis­sion for a dwell­ing­house loc­ated with­in a wider site under­go­ing res­id­en­tial devel­op­ment, it is neces­sary to con­sider biod­iversity in that wider con­text. Wider issues relat­ing to nat­ur­al her­it­age and eco­logy have been addressed sat­is­fact­or­ily through the con­sid­er­a­tion and approv­al of the wider exist­ing consent(s), and this pro­posed devel­op­ment is of a scale and nature which will not have any unac­cept­able det­ri­ment­al impacts on biod­iversity and nat­ur­al heritage.

5. The pro­pos­al com­plies with NPF4 Policy 3: Biod­iversity, NPF4 Policy 4: Nat­ur­al places and Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Policy 4: Nat­ur­al heritage.

Flood­ing and sur­face water

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

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

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1. A con­sulta­tion response from the High­land Council’s Flood Risk Man­age­ment Team con­firmed that there are no con­cerns regard­ing flood risk at the pro­pos­al site and that the pro­posed drain­age design is suitable.

2. The pro­pos­al is in accord­ance with NPF4 Policy 22: Flood risk and water management.

Oth­er issues raised in con­sulta­tions and representations

1. The let­ter of objec­tion received raises the issue of prox­im­ity to the exist­ing sep­tic tank of the neigh­bour­ing property.

2. The pro­pos­al seeks to devel­op a plot with an extant per­mis­sion for a dwell­ing­house. The pro­posed devel­op­ment does not con­sti­tute an expan­sion of the devel­op­ment plot bey­ond that of the exist­ing con­sent (Ref: 2018/0183/MSC). As such there will be no impacts on the neigh­bour­ing scep­tic tank bey­ond that of the con­sen­ted development.

Con­clu­sion

1. The pro­pos­al devel­op­ment of three houses on a pre-exist­ing res­id­en­tial devel­op­ment plot is accept­able in prin­ciple and the detail of the pro­posed design, lay­out and mater­i­als is accept­able and in keep­ing with the char­ac­ter of the area.

2. The pro­posed devel­op­ment is in com­pli­ance with the policies of Nation­al Plan­ning Frame­work 4 and the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021, and there are no mater­i­al con­sid­er­a­tions which out­weigh this conclusion.

Recom­mend­a­tion That mem­bers of the com­mit­tee sup­port a recom­mend­a­tion to APPROVE the applic­a­tion for the erec­tion of three houses at land north east of Heath­er Cot­tage, Dal­faber Drive, Aviemore, 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.

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 24 Janu­ary 2025

Page 14 of 14

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

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

Inform­at­ives

1. The devel­op­ment hereby approved must com­mence with­in three years of the date of this decision notice. If devel­op­ment has not com­menced with­in this peri­od, then this plan­ning per­mis­sion will lapse.

2. 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.

3. 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.