Item5AACarrbridgeHousing20190120DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PRO­POSED: Con­struc­tion of 47 no. houses/​flats, asso­ci­ated roads and foot­ways at Land 80m SE of 2 Carr Place, Carrbridge

REF­ER­ENCE: 2019/0120/DET

APPLIC­ANT: Tul­loch Homes Ltd

DATE CALLED-IN: 16 April 2019

RECOM­MEND­A­TION: Approve sub­ject to con­di­tions and developer contribution

CASE OFFICER: Stephanie Wade, Plan­ning Officer

CNPA Plan­ning Com­mit­tee Applic­a­tion Site

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The applic­a­tion site com­prises 1.99 hec­tares of improved grass­land, loc­ated with­in the set­tle­ment bound­ary of Car­rbridge. The site is very gently slop­ing with a fall from north west to south east and is enclosed by post and wire fen­cing. The site is bound to the north by Carr Road and the res­id­en­tial cul-de-sac of Carr Place. The mature wood­land of Carr Plant­a­tion abuts the site to the south and east. The west of the site is bound by the pub­lic access route ​‘Sus­trans Route 7’ (Core path ref: LBS53), which also provides access to the res­id­en­tial prop­er­ties 1 and 2 Carr Cot­tages. The site is cur­rently served by access off of Carr Road.

2. The site is not covered by any spe­cif­ic envir­on­ment­al des­ig­na­tions, although it is in the catch­ment of the Feith Mhor — a small trib­u­tary of the River Dul­nain — which is part of the River Spey Spe­cial Area of Con­ser­va­tion (SAC) (qual­i­fy­ing interests are otter, atlantic sal­mon, sea lamprey and fresh­wa­ter pearl mus­sels). Also of rel­ev­ance in the wider area are the Aber­nethy Forest, Anagach Woods, Cairngorms, Craigmore Wood and Kin­veachy Forest Spe­cial Pro­tec­tion Areas (SPA) where rel­ev­ant qual­i­fy­ing interests relate to Caper­cail­lie. The site is adja­cent to bog wood­land, which is iden­ti­fied in the Cairngorms Biod­iversity Action Plan as a pri­or­ity habitat.

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=PQ254SSI0CH00

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Plans
Loc­a­tion Plan	4465−02−001 Rev.B	01 March 2019	24 April 2019
Site Lay­out Plan	4465−02−003 Rev.L	01 Septem­ber 2019	13 Septem­ber 2019
Site Levels Plan	4465−02−004 Rev.A	01 Septem­ber 2019	13 Septem­ber 2019
Site Lay­out Plan- Design Principles	4465−02−007 Rev.B	01 Septem­ber 2019	13 Septem­ber 2019
Plans & Sec­tions – Lochy (Detached)	4465−01−010	01 March 2019	24 April 2019
Elev­a­tions — Lochy (Detached)	4465−01−011	01 March 2019	24 April 2019
Plans & Sec­tions — Birch (Semi-detached)	4465−01−012	01 March 2019	24 April 2019
Elev­a­tions — Birch (Semi-detached)	4465−01−013	01 March 2019	24 April 2019
Plans & Sec­tions — Cedar (Detached)	4465−01−014	01 March 2019	24 April 2019

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Elev­a­tions — Cedar (Detached)	4465−01−015	01 March 2019	24 April 2019
Plans & Sec­tions – Cedar (Semi-detached)	4465−01−016	01 March 2019	24 April 2019
Elev­a­tions – Cedar (Semi-detached)	4465−01−017	01 March 2019	24 April 2019
Plans & Sec­tions — Tor­rin (Semi-detached)	4465−01−018	01 March 2019	24 April 2019
Elev­a­tions – Tor­rin (Semi-detached)	4465−01−019	01 March 2019	24 April 2019
Plans & Sec­tions — Ness (Detached)	4465−01−020	01 March 2019	24 April 2019
Elev­a­tions – Ness (Detached)	4465−01−021	01 March 2019	24 April 2019
Amended Plans & Sec­tions — Tar­vie (Detached)	4465−01−022 Rev.A	01 July 2019	03 July 2019
Amended Elev­a­tions – Tar­vie (Detached)	4465−01−023 Rev.A	01 July 2019	03 July 2019
Plans & Sec­tions — 2No. Cor­ran & Orrin (Ter­race)	4465−01−024	01 March 2019	24 April 2019
Elev­a­tions — 2No. Cor­ran & Orrin (Ter­race)	4465−01−025	01 March 2019	24 April 2019
Plans & Sec­tions – 2No. Orrin Cor­ran (Ter­race)	4465−01−026	01 March 2019	24 April 2019
Elev­a­tions — 2No. Orrin — Cor­ran (Ter­race)	4465−01−027	01 March 2019	24 April 2019
Plans & Sec­tions – 4No. Orrin (Ter­race)	4465−01−028	01 March 2019	24 April 2019
Elev­a­tions – 4No. Orrin (Ter­race)	4465−01−029	01 March 2019	24 April 2019
Plans & Sec­tions- Cor­ran (Semi-detached)	4465−01−030	01 March 2019	24 April 2019
Elev­a­tions — Cor­ran (Semi-detached)	4465−01−031	01 March 2019	24 April 2019
Plans & Sec­tions – Lochy DG (Detached)	4465−01−032	01 March 2019	24 April 2019
Elev­a­tions — Lochy DG (Detached)	4465−01−033	01 March 2019	24 April 2019
Plans & Sec­tions — 2B3P Bungalow	4465−01−034	01 March 2019	24 April 2019
Elev­a­tions — 2B3P Bungalow	4465−01−035	01 March 2019	24 April 2019
Plans & Sec­tions — 3B5P Bungalow	4465−01−036	01 March 2019	24 April 2019
Elev­a­tions — 3B5P Bungalow	4465−01−037	01 March 2019	24 April 2019
Plans & Sec­tions – 3B5P Villa	4465−01−038	01 March 2019	24 April 2019
Elev­a­tions – 3B5P Villa	4465−01−039	01 March 2019	24 April 2019
Plans & Sec­tions – 2B4P Cot­tage Flats	4465−01−040	01 March 2019	24 April 2019
Elev­a­tions — 2B4P Cottage	4465−01−041	01 March 2019	24 April 2019

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Plans & Sec­tions – 5B10P Villa Flats	4465−01−042 Rev.A	01 July 2019	03 July 2019
Elev­a­tions — 5B10P Villa	4465−01−043 Rev.A	01 July 2019	03 July 2019
Road Lay­out Plan	2407:101 Rev.B	12 Septem­ber 2019	13 Septem­ber 2019
Road Lon­git­ud­in­al Sections	2407:102	01 Decem­ber 2018	24 April 2019
Road Adop­tion Areas	2407:104	01 March 2019	24 April 2019
Vehicle Swept Path	2407: 109	01 April 2019	24 April 2019
Sketch Land­scape Pro­pos­al (1 of 3)	383.02.01c	01 Septem­ber 2019	13 Septem­ber 2019
Sketch Land­scape Pro­pos­al (2 of 3)	383.02.02c	01 Septem­ber 2019	13 Septem­ber 2019
Sketch Land­scape Pro­pos­al (3 of 3)	383.02.03c	01 Septem­ber 2019	13 Septem­ber 2019
Sketch Land­scape Proposal	383.02.11a	01 March 2019	24 April 2019
Tree Con­straints Plan (1 of 2)	105601-TCP	25 Feb­ru­ary 2019	24 April 2019
Tree Con­straints Plan (2 of 2)	105601-TCP	25 Feb­ru­ary 2019	24 April 2019
Bound­ary Treat­ments Plan	4465−02−005 Rev.A	01 Septem­ber 2019	13 Septem­ber 2019
Bound­ary Enclos­ure Details Plan	4465−01−100	01 July 2019	03 July 2019
Site Sec­tions Plan	4465−01−005	01 July 2019	03 July 2019
Street Elev­a­tions Plan	4465−01−006	01 July 2019	03 July 2019
Visu­al­isa­tion Plan- Aer­i­al NE			03 July 2019
Visu­al­isa­tion Plan- Cent­ral Courtyard			03 July 2019
Visu­al­isa­tion Plan- NW Access Road			03 July 2019
Visu­al­isa­tion Plan- Street Courtyard			03 July 2019
Sup­port­ing Documentation
Sup­port­ing Statement	Doc­u­ment Ver­sion 01	01 April 2019	24 April 2019
Drain­age Impact Assessment	2407 Issue No.3	01 April 2019	24 April 2019
Eco­lo­gic­al Sur­vey and Assess­ment Report		28 Feb­ru­ary 2019	24 April 2019
Amended Trans­port Assessment	18_38A	03 July 2019	03 July 2019
Addi­tion­al Inform­a­tion- Agent Sup­port­ing Email		03 July 2019	03 July 2019

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Soils Invest­ig­a­tion Report	2407 Issue. I	11 June 2019	03 July 2019
Eco­logy Sur­vey and Assess­ment Timetable			10 July 2019

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

1. This applic­a­tion seeks plan­ning per­mis­sion for the erec­tion of 47 dwell­ing houses with asso­ci­ated access, drain­age, ser­vice and land­scap­ing works. The devel­op­ment includes a range of hous­ing types includ­ing: flats, ter­raced houses, semi-detached houses and detached houses. A total of 11 of the 47 units are pro­posed to be afford­able dwell­ings, which includes 4 flats. The open mar­ket hous­ing accom­mod­a­tion sched­ule is as follows:

Num­ber of units	Num­ber of storeys	Accom­mod­a­tion Type	Num­ber of bedrooms
2	1	Semi-detached	2
9	2	Ter­race	2
4	2	Semi-detached	3
4	2	Ter­race	3
4	1	Semi-detached	3
3	1	Detached	3
4	2	Semi-detached	3
4	1	Detached	3
2	2	Detached	4

1. The afford­able hous­ing accom­mod­a­tion sched­ule is as follows:

Num­ber of units	Num­ber of storeys	Accom­mod­a­tion Type	Num­ber of bedrooms
2	1	Detached	2
2	1	Detached	3
2	2	Semi-detached	3
1	2	Detached	5
4	2	Flat­ted block	2

1. All dwell­ings have been designed with dual pitched roofs, incor­por­at­ing porch and dormer fea­tures. Pro­posed fin­ishes are white rough­cast walls with sec­tions of ​“etern­it” clad­ding, UPVC win­dows and grey roof tiles. The Sup­port­ing State­ment accom­pa­ny­ing the applic­a­tion con­firms that fen­es­tra­tion, fas­cias and sof­fits are pro­posed to be grey in col­our to provide a con­tem­por­ary feel with a vari­ation in prin­cip­al elev­a­tion door col­ours to deliv­er iden­tity. Heat­ing for each dwell­ing is pro­posed to be provided by air source heat pumps.

2. Access to the site is pro­posed via two main junc­tions off of Carr Road, which are to include raised speed tables to keep traffic speeds low with vis­ib­il­ity splays of 4.5m x 60m. A con­tinu­ous road link between the two vehicu­lar access points is pro­posed to be installed with­in the site run­ning east to west through the devel­op­ment. The internal

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

1. road is pro­posed with a mix of sur­face mater­i­als, a build out and a vari­ation of road widths to pro­mote shared use of the space with ped­es­tri­ans. Ten indi­vidu­al house accesses are also pro­posed off of Carr Road serving the prop­er­ties pro­posed to be erec­ted along the north­ern site boundary.

2. A foot­way is pro­posed to be installed, run­ning par­al­lel with Carr Road, along the site front­age. Regard­ing the intern­al site lay­out, it is under­stood from the applic­a­tion details that the devel­op­ment has been designed to provide per­meable, dir­ect routes for ped­es­tri­ans and cyc­lists with a net­work of foot­ways run­ning north-south and east- west through the site togeth­er with a num­ber of access points along the site bound­ary to provide extern­al links to the exist­ing foot­path net­work with­in the area. A covered, com­mun­al cycle store is pro­posed to be loc­ated to the rear of the flat­ted units provid­ing stor­age space for four bicycles.

3. A total of 88 car park­ing are pro­posed to be installed with­in the site. These spaces are provided either with­in the cur­til­age of a pro­posed dwell­ing house or with­in a com­mun­al park­ing area. A break­down of the park­ing pro­vi­sion is as follows:

Unit Type	Num­ber of Units	Num­ber of Spaces Provided
Hous­ing with park­ing in curtilage	19	38
Houses and flats with com­mun­al parking	28	34
Vis­it­or Parking	47	16

1. Out­with the devel­op­ment site, there will be traffic-calm­ing meas­ures required for Carr Road and these are included with­in the Trans­port Assess­ment. These works will require sep­ar­ate con­sent by the High­land Coun­cil Roads Team and there will be pub­lic con­sulta­tion on the details of these meas­ures. Any plan­ning decision relat­ing to this applic­a­tion will there­fore be sub­ject to a sus­pens­ive con­di­tion requir­ing the pri­or agree­ment of the final traffic calm­ing meas­ures in con­sulta­tion with the High­land Coun­cil Trans­port Plan­ning Team.

2. The devel­op­ment is pro­posed to be ser­viced by con­nect­ing to the exist­ing Scot­tish Water com­bined sew­ers, which are loc­ated in Carr Road. The con­nec­tion to the exist­ing net­work is pro­posed via a pump sta­tion and rising main which are to be erec­ted with­in the south-east corner of the devel­op­ment site. The pro­posed sur­face water arrange­ments include the use of per­meable site mater­i­als and infilt­ra­tion with a gravel soakaway pro­posed to be installed adja­cent to the pump­ing sta­tion for the col­lec­tion of road water. Five refuse col­lec­tion points are loc­ated at vari­ous points with­in the site provid­ing com­mun­al refuse col­lec­tion areas to serve mul­tiple properties.

3. All dwell­ings have been set back from the exist­ing fence line on the east and south by 20 metres to provide a safe dis­tance from the exist­ing trees along these boundaries.

4. Each dwell­ing is pro­posed with its own private garden area and an area to the south of the pro­posed flat­ted block provides enclosed amen­ity space for the occu­pi­ers of the 4 flats. Two com­mun­al areas of open space are pro­posed with­in the development,

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

loc­ated cent­rally with­in the site. Both areas are pro­posed with fixed seat­ing and are accessed by the intern­al site foot­path net­work. The south open space is pro­posed with a flower­ing lawn mix and orna­ment­al, scen­ted shrubs and trees. The north open space is pro­posed as a grassed area with bulb plant­ing and large and medi­um sized trees to cre­ate a ​‘park­land’ feel. The SUDs to the east­ern site bound­ary is pro­posed to be sited with­in a wild­flower mead­ow sur­roun­ded by clusters of nat­ive trees and hedgerow. Else­where, through­out the site areas of veget­a­tion are pro­posed includ­ing large shrub beds, small trees, grassed areas and orna­ment­al hedging. The pro­pos­al includes a mix of bound­ary treat­ments com­pris­ing: stone walling, hedging and fencing.

1. The applic­a­tion is sup­por­ted by the fol­low­ing inform­a­tion: a) Sup­port­ing State­ment: provides an out­line of the frame­work that informed the design devel­op­ment of the pro­pos­al. The doc­u­ment con­siders the devel­op­ment con­straints and oppor­tun­it­ies, eco­logy, land­scape design and sum­mar­ises the tech­nic­al ele­ments of the scheme includ­ing drain­age and envir­on­ment­al con­sid­er­a­tions. The doc­u­ment con­firms that a drop-in pub­lic con­sulta­tion event was held on Thursday 21^st March 2019 at the Vil­lage Hall in Car­rbridge, with attend­ance from 60 people. The afford­able hous­ing ele­ment of the scheme is also detailed con­firm­ing that || units of accom­mod­a­tion will be provided as afford­able hous­ing units. A let­ter from the High­land Coun­cil Hous­ing Devel­op­ment Officer is included with­in the doc­u­ment which con­firms that due to the require­ment for a bespoke 5 bed­room, wheel­chair live­able unit, they are con­tent to recom­mend that 11 units be provided as afford­able hous­ing with­in the site. b) Trans­port Assess­ment: provides the assess­ment of the cur­rent trans­port net­work around the site, and assesses the impact of the devel­op­ment, recom­mend­ing mit­ig­a­tion where required. The report takes into con­sid­er­a­tions the needs of all trans­port users includ­ing: ped­es­tri­ans, cyc­lists, vehicle drivers and pub­lic trans­port users. The report notes that Carr Road is lit and oper­ates as a shared space for ped­es­tri­ans, cyc­lists and vehicles; no foot­ways are present and signs are provided at a num­ber of loc­a­tions warn­ing drivers of the poten­tial for ped­es­tri­ans to be walk­ing on the road. The report con­cludes that the site is access­ible by ped­es­tri­ans and cyc­lists and by pub­lic trans­port. The traffic impact from the devel­op­ment is con­cluded as hav­ing a poten­tial small impact, but the report stresses that traffic speeds on Carr Road should be lim­ited to less than 20mph to main­tain a safe and pleas­ant envir­on­ment for oth­er users of the shared road space. Giv­en that Carr Road cur­rently oper­ates as a shared space, but with a 30mph speed lim­it and no spe­cif­ic traffic-calm­ing meas­ures, the report iden­ti­fies that the pro­posed scheme would provide sig­ni­fic­ant safety improve­ments for non-motor­ised users of Carr Road. The Assess­ment con­firms that the developer acknow­ledges the devel­op­ment brief require­ment for a new useable foot­path link to the primary school from the devel­op­ment and that the developer is happy to enter into dis­cus­sions regard­ing the con­tri­bu­tion amount. c) Eco­lo­gic­al Sur­vey and Assess­ment Report: An eco­lo­gic­al sur­vey and assess­ment report dated 28^th Feb­ru­ary 2019, has been pre­pared and under­taken by A9 Con­sult­ing and sub­mit­ted in sup­port of the applic­a­tion. The report con­siders any poten­tial impacts from the devel­op­ment on des­ig­nated sites, nat­ur­al hab­it­ats, pro­tec­ted mam­mals and birds on and around the site and pro­poses fur­ther sur­vey work and mit­ig­a­tion meas­ures. Sur­vey work was under­taken for signs of badger, bats, otter, pine mar­tin, red squir­rel, Scottish

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

wild­cat, hairy wood ants, and birds. The report con­cludes that no Sched­ule I spe­cies were noted dur­ing the walkover sur­vey. Fur­ther sur­vey work required and mit­ig­a­tion meas­ures are out­lined with­in the document.

1. Dur­ing the pro­gres­sion of the applic­a­tion, the agent has provided addi­tion­al and amended inform­a­tion in response to quer­ies raised dur­ing the con­sulta­tion pro­cess, which is sum­mar­ised as fol­lows: a) Amended plans: includ­ing amended site plan with alter­a­tions to intern­al road and foot­path detail­ing, amended road lay­out plan, amended land­scap­ing scheme and two amended house type draw­ings to reflect the minor adjust­ments in site lay­out and an enhanced gable fea­ture. b) Addi­tion­al plans: includ­ing bound­ary treat­ments, site sec­tions and visu­al­isa­tions. c) Soils Invest­ig­a­tions Report: sup­ple­ments the Drain­age Impact Assess­ment and details the soils invest­ig­a­tions to estab­lish and inform the gen­er­al ground con­di­tions for found­a­tions, roads and drain­age design at the devel­op­ment site. A total of 15 explor­at­ory tri­al pits were excav­ated, 3 bore­holes were car­ried out and stand­pipes installed to allow mon­it­or­ing of ground water levels; 6 per­col­a­tion tests were car­ried out and test­ing using a Dynam­ic Cone Pen­et­ro­met­er to meas­ure the CBR of the soils was car­ried out at 4 loc­a­tions across the site. The report con­cludes that infilt­ra­tion drain­age will be appro­pri­ate for the dis­pos­al of sur­face water from the site. d) Amended Drain­age Impact Assess­ment: details the assess­ment of the exist­ing drain­age and the pro­posed drain­age con­nec­tions to the site. The report con­firms that exist­ing Scot­tish Water com­bined sew­ers are loc­ated in Carr Road, north west of the site and to the rear of Carr Place. A foul sew­er con­nec­tion is there­fore pro­posed to be made to the exist­ing net­work via a pump sta­tion and rising main loc­ated with­in the site. The sur­face water dis­charge in the site is pro­posed by infilt­ra­tion. The site is not at risk of flood­ing. Carr Road, along the devel­op­ment front­age, is pro­posed to be con­struc­ted with tra­di­tion­al trapped gul­lies which will out­let to a con­tigu­ous fil­ter drain loc­ated in the adja­cent road verge and will out­let to the below ground grav­ity sew­er. This will then dis­charge to a gravel soakaway loc­ated close to the east bound­ary of the site. e) Eco­lo­gic­al sched­ule of sur­veys and assess­ment: doc­u­ments the fur­ther eco­lo­gic­al sur­vey work and schedul­ing time table. Fur­ther sur­vey work is sched­uled for badgers, bats, birds, otter, pine mar­tin, red squir­rel, Scot­tish wild­cat and rep­tiles. The res­ults of the sur­vey work will feed into spe­cies pro­tec­tion plans, and licens­ing will be obtained where required. f) Amended Trans­port Assess­ment: the trans­port assess­ment has been revised in response to the ori­gin­al com­ments received from the High­land Coun­cil Trans­port Plan­ning Team. Two fur­ther bus ser­vices were added to the data with an assess­ment of bus stops provided in sec­tion 6.3 of the report con­clud­ing that no upgrades are pro­posed. Traffic flow data has been cor­rec­ted and the east — west trip dis­tri­bu­tion has been dis­cussed in more detail with­in the report. Regard­ing traffic calm­ing meas­ures, the pro­posed scheme has been updated with all ele­ments less than 100m apart. For the intern­al lay­out, fur­ther detail has been included under sec­tion 4.2, the pre­vi­ous foot­way design has been amended to provide a con­tinu­ous link through­out the site and cycle park­ing has been included for the flat­ted properties.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

g) Carr Road Passing Places Assess­ment: An assess­ment was sub­mit­ted in response to High­land Coun­cil Trans­port Plan­ning Team’s request. The assess­ment con­firms that the exist­ing sys­tem of passing places on Carr Road are largely inform­al and are spaced at an aver­age of 220 metres apart with around half of these adjoin­ing passing places being inter-vis­ible. The report iden­ti­fies a total of 35 passing places and notes that des­pite passing place pro­vi­sion not meet­ing the cri­ter­ia required for new rur­al roads, the sec­tion func­tions adequately and the report con­cludes that the very low increase in traffic flows as a res­ult of the devel­op­ment is not suf­fi­cient to war­rant sub­stan­tial upgrades. How­ever, the applic­ant is will­ing to dis­cuss a pro­por­tion­ate con­tri­bu­tion to road safety improve­ments delivered by the Coun­cil on this east­ern sec­tion of Carr Road. h) Response let­ter to Trans­port Plan­ning com­ments: A doc­u­ment sum­mar­ising the applicant’s response to the High­land Coun­cil Trans­port Plan­ning con­sulta­tion quer­ies and com­ments has been submitted.

1. Plans of the pro­pos­al are included with­in Appendix 1.

His­tory

1. There are a num­ber of his­tor­ic plan­ning applic­a­tions relat­ing to the applic­a­tion site. An applic­a­tion for out­line plan­ning con­sent (now known as plan­ning in prin­ciple) for 117 houses was refused by High­land Coun­cil con­trary to officer recom­mend­a­tion in June 2004 (ref­er­ence 03/00292/OUTBS). A sub­sequent appeal against this refus­al was gran­ted by the Dir­ect­or­ate of Plan­ning and Envir­on­ment­al Appeals in 2005. The site at this time included devel­op­ment of land to the west of the Sus­trans route that crosses the land togeth­er with land bound by Cran­nich Park, Row­an Park and Carr Road.

2. Fol­low­ing on from this grant of out­line con­sent, an applic­a­tion for ​“Approv­al of Reserved Mat­ters” con­sent (now known as Mat­ters Spe­cified in Con­di­tions) was sub­mit­ted in 2005 and called in for determ­in­a­tion by the Cairngorms Nation­al Park Author­ity (CNPA) (Ref­er­ence: 05/495/CP). This applic­a­tion was for 117 houses and asso­ci­ated infra­struc­ture and roads. It was ori­gin­ally con­sidered at the March 2007 meet­ing of the CNPA Plan­ning Com­mit­tee, when it was deferred to enable a site vis­it to take place and also for fur­ther inform­a­tion to be gathered in rela­tion to hydro­logy, eco­logy and afford­able housing.

3. The 2005 applic­a­tion was not repor­ted back to Com­mit­tee until March 2015 because, dur­ing the course of ongo­ing dis­cus­sions relat­ing to that case, the applic­ants began work on pre­par­ing a new sub­mis­sion which was inten­ded to address con­cerns and issues raised at that time. Dur­ing ongo­ing pre­par­a­tion of a revised applic­a­tion, it was agreed to hold the 2005 applic­a­tion pending until such time as a fresh applic­a­tion for full plan­ning per­mis­sion was sub­mit­ted. The applic­ants indic­ated through­out that if the fresh applic­a­tion was to receive a favour­able recom­mend­a­tion, then the 2005 applic­a­tion would be with­drawn. Until then they did not wish to with­draw the 2005 applic­a­tion as it was effect­ively keep­ing the ori­gin­al out­line con­sent ​“live”.

4. Asso­ci­ated with the 2005 applic­a­tion, is applic­a­tion ref­er­ence 07/400/CP which was sub­mit­ted in 2007 to amend con­di­tions of the out­line con­sent relat­ing to phas­ing and to the dis­tance the hous­ing devel­op­ment is set back from the B9153 road to the south

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

of Cran­nich Park and oppos­ite Land­mark. This applic­a­tion was required in order to facil­it­ate the changes to the lay­out con­tained in the 2005 ori­gin­al sub­mis­sion and again was held pending await­ing sub­mis­sion and agree­ment of a fresh applic­a­tion for development.

1. In 2013, an applic­a­tion for full plan­ning per­mis­sion (ref­er­ence: 2013/0120/DET) was called in by the CNPA for the ​“erec­tion of 96 houses, asso­ci­ated roads and foot­ways” at land bound by Cran­nich Park, Row­an Park and Carr Road. This applic­a­tion involved the cur­rent applic­a­tion site and a fur­ther site to the south west, but omit­ted the inter­ven­ing wood­land. Plan­ning per­mis­sion for that applic­a­tion was refused at Plan­ning Com­mit­tee in March 2015. The grounds for refus­al related to lack of inform­a­tion regard­ing envir­on­ment­al impacts includ­ing adequate dis­tances from water­courses and wet­lands and con­sid­er­ing of impacts upon ground water depend­ent ter­restri­al eco­sys­tems; lack of detail on trans­port links includ­ing foot­path links along the B8153; lack of inform­a­tion regard­ing impacts on peat and pro­tec­ted spe­cies and land­scape impacts. The key con­cerns largely related to the Carr Road ele­ment of that pro­pos­al. At the same plan­ning com­mit­tee meet­ing, per­mis­sion was also refused for the pending applic­a­tions 05/495/CP and 07/400/CP.

Hab­it­ats Reg­u­la­tions Assess­ment (HRA)

1. A Hab­it­ats Reg­u­la­tions Assess­ment has been under­taken to con­sider the effects of the pro­pos­al upon the con­ser­va­tion object­ives of the Natura Sites of the fol­low­ing Spe­cial Pro­tec­tion Areas (SPA): Aber­nethy Forest, Anagach Woods, Cairngorms, Craigmore Wood and Kin­veachy Forest. A copy of the HRA is included at Appendix 2.

2. The assess­ment high­lighted the need to assess the pro­pos­al against its likely sig­ni­fic­ant effect on Caper­cail­lie as there are poten­tial risks of increased dis­turb­ance to Caper­cail­lie. The pro­pos­al was not con­sidered to have an effect, either dir­ect or indir­ect on the fol­low­ing spe­cies with­in the SPAs: Scot­tish cross­bill, osprey, dot­ter­el, golden eagle, mer­lin and per­eg­rine fal­con. The HRA con­cludes that there would be no impact from the pro­pos­al on the integ­rity of any of the Natura sites, because people’s recre­ation­al needs would be met by the exist­ing net­work of high qual­ity paths and there would be no addi­tion­al dis­turb­ance arising from the development.

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	X
POLICY 5	LAND­SCAPE	X

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

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 | X POLICY 11 | DEVELOPER CON­TRI­BU­TIONS | X

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

2. The site is des­ig­nated in the Car­rbridge set­tle­ment state­ment of the Cairngorms Loc­al Devel­op­ment Plan 2015 for hous­ing devel­op­ment under the des­ig­na­tion HI- Carr Road where it is stated as fol­lows: this site has capa­city for 72 dwell­ings. The detail of any devel­op­ment pro­pos­als must take into account of the wood­land set­ting and should be designed in a way which pro­motes the highest stand­ards of access, lay­out, build­ing design and pub­lic realm. There are areas of wet dwarf shrub heath on peat on the site. A NVC sur­vey will there­fore be required to accom­pany any plan­ning applic­a­tion. The HI site with­in the Loc­al Devel­op­ment Plan cov­ers a lar­ger area than that presen­ted with­in this plan­ning applic­a­tion. The Hl site includes the 2.4 hec­tare agri­cul­tur­al field togeth­er with 3.3 hec­tares of wood­land plant­a­tion to the east and south of the field.

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 1	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	X
Policy 5	Land­scape Non-Stat­utory Guidance	X
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	X
Policy 11	Developer Con­tri­bu­tions Sup­ple­ment­ary Guidance	X

1. Also of rel­ev­ance is the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015 Devel­op­ment Brief for Car­rbridge HI site, which is non stat­utory plan­ning guid­ance provid­ing a detailed devel­op­ment brief for the Hl site. Details with­in the doc­u­ment include inform­a­tion on: site con­straints and oppor­tun­it­ies and devel­op­ment require­ments. The devel­op­ment brief is attached at Appendix 3.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/10/2019

Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2020

1. The emer­ging Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (“Pro­posed Plan”) which will cov­er the peri­od 2020 – 2025 is cur­rently being pro­gressed. The pro­posed plan has been through a pub­lic con­sulta­tion pro­cess and the form­al responses have been assessed and sub­mit­ted along with all oth­er rel­ev­ant mater­i­als to Scot­tish Min­is­ters for exam­in­a­tion. As the exam­in­a­tion of the Pro­posed Plan is yet to start, the Pro­posed Plan and its con­tents cur­rently carry lim­ited weight.

2. With­in the Pro­posed Plan, Car­rbridge HI site, remains alloc­ated for hous­ing. How­ever, the site area is pro­posed to be reduced to 1.3ha of the agri­cul­tur­al field and has an indic­at­ive res­id­en­tial capa­city of 36 units. A total of 110 let­ters of objec­tion and one let­ter of sup­port were received dur­ing the con­sulta­tion peri­od on the Main Issues Report. Few­er let­ters of objec­tion were received dur­ing the con­sulta­tion peri­od on the Pro­posed Plan for the pro­posed HI site and these will