Item5AACommitteeReport20220291DETSalesCabin

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/11/2022

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PROPOSED:

Erec­tion of tem­por­ary sales cab­in at Land 225M East Of Carr Farm Carr Road Carrbridge

REF­ER­ENCE: 2022/0291/DET

APPLIC­ANT: Tul­loch Homes Ltd

DATE CALLED-IN: 19 Septem­ber 2022

RECOM­MEND­A­TION: Approve, sub­ject to Conditions

CASE OFFICER: Stephanie Wade, Plan­ning Officer

CNPA Plan­ning Com­mit­tee Applic­a­tion Site

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/11/2022

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/11/2022

SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The applic­a­tion site forms part of the 1.99 hec­tares of land loc­ated to the south of Carr Road in Car­rbridge which is cur­rently being developed for hous­ing under plan­ning per­mis­sion 2019/0120/DET.

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=RI776ISI0C100

Title	Draw­ing Num­ber	Date on Plan*	Date Received
PLANS
Plan- Site Loc­a­tion Plan	4465−02−002	01/07/22	20/09/22
Plan- Sales Cab­in Pro­posed Site Plan	4465 – 01-SCI Rev.B	20/10/22	20/10/22
Plan- Site Lay­out Ref­er­ence Plan	4465−02−102 Rev.A	01/04/22	20/09/22

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

1. The applic­a­tion looks to install a tem­por­ary sales cab­in with­in the site for a peri­od of 18 months. The sales cab­in is to be sited on land which will be open space for the hous­ing site and will have a tem­por­ary vehicle access installed onto Carr Road, to the east of the Carr Place junc­tion. The tem­por­ary park­ing area includes I dis­abled space and 2 oth­er vehicle spaces. Ped­es­tri­an access to the sales cab­in will util­ise the per­mit­ted foot­way along the north­ern site bound­ary which serves the hous­ing development.

2. The sales cab­in is pro­posed to meas­ure 10 metres in length and 3 metres in width.

His­tory

1. The wider site is cur­rently under con­struc­tion under plan­ning per­mis­sion 2019/0120/DET for the erec­tion of 47 dwell­ings. This applic­a­tion was con­sidered by the CNPA Plan­ning Com­mit­tee at the Octo­ber 2019 com­mit­tee meet­ing and sub­sequently deferred to give fur­ther time for more inform­a­tion to be sub­mit­ted in sup­port of traffic calm­ing meas­ures. The applic­ant sub­sequently appealed for non-determ­in­a­tion and the appeal was allowed in Octo­ber 2020 and was sub­ject to a leg­al agreement.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/11/2022

DEVEL­OP­MENT PLAN CONTEXT

Policies

Nation­al Policy	Scot­tish Plan­ning Policy 2014
Stra­tegic Policy	Cairngorms Nation­al Park Part­ner­ship Plan 2022 — 2027
Loc­al Plan Policy	Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (2021)

Those policies rel­ev­ant to the assess­ment of this applic­a­tion are marked with a cross

POLICY I	NEW HOUS­ING DEVELOPMENT
POLICY 2	SUP­PORT­ING ECO­NOM­IC GROWTH	X
POLICY 3	DESIGN AND PLACEMAKING	X
POLICY 4	NAT­UR­AL HERITAGE	X
POLICY 5	LAND­SCAPE	X
POLICY 6	THE SIT­ING AND DESIGN OF DIGIT­AL COM­MU­NIC­A­TIONS EQUIPMENT
POLICY 7	RENEW­ABLE ENERGY
POLICY 8	OPEN SPACE, SPORT AND RECREATION
POLICY 9	CUL­TUR­AL HERITAGE
POLICY 10	RESOURCES
POLICY 11	DEVELOPER CON­TRI­BU­TIONS

1. All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Loc­al Devel­op­ment Plan. The full word­ing of policies can be found at:

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.

Policy I	New Hous­ing Devel­op­ment Non-Stat­utory Guid­ance (2015)
Policy 2	Sup­port­ing Eco­nom­ic Growth Non-Stat­utory Guidance	X
Policy 3	Design & Place­mak­ing 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
Policy 11	Developer Con­tri­bu­tions Sup­ple­ment­ary Guidance

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/11/2022

CON­SULTA­TIONS

Sum­mary of the main issues raised by consultees

1. High­land Coun­cil Trans­port Plan­ning Team has no objec­tion. They con­sider the access design of a vehicle cros­sov­er is accept­able with the width of 5.5m to per­mit two vehicles to pass each oth­er. The dimen­sions of the car park­ing spaces, revers­ing aisles, and foot­ways are accept­able. The Team note that the applic­ant will be required to apply for a road open­ing per­mit from the Coun­cil before they can carry out the works to form the new access.

2. Car­rbridge Com­munity Coun­cil were con­sul­ted on the applic­a­tion but have not provided any comments.

REP­RES­ENT­A­TIONS

1. The applic­a­tion was advert­ised when first sub­mit­ted. One let­ter of pub­lic rep­res­ent­a­tion has been received from a loc­al res­id­ent object­ing the pro­pos­al. The res­id­ent raises con­cern regard­ing con­struc­tion traffic speeds along Carr Road. Their full com­ments can be viewed at Appendix 2.

APPRAIS­AL

1. The main plan­ning con­sid­er­a­tions are the prin­ciple of devel­op­ment, land­scape impact, envir­on­ment­al impact, and road impacts.

Prin­ciple of Development

1. Policy 2.4 Oth­er Eco­nom­ic Devel­op­ment of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan per­mits devel­op­ment which sup­ports the eco­nomy where they:

a) Have no adverse envir­on­ment­al or amen­ity impacts on the site or neigh­bour­ing areas; and b) Are compatible/​com­pli­ment­ary with exist­ing busi­ness activ­ity in the area; and c) Sup­port the vital­ity and viab­il­ity of the loc­al economy.

1. The pro­pos­al looks to erect a tem­por­ary sales cab­in with asso­ci­ated park­ing on an area of con­struc­tion site for the HI hous­ing devel­op­ment, which is cur­rently being developed. The sales cab­in is to be used for the pur­poses of provid­ing cus­tom­ers with an office to vis­it for the sales of the open mar­ket­ing dwell­ings on the site. The sit­ing of the cab­in shall be tem­por­ary for an 18-month peri­od, and this will be con­trolled by plan­ning con­di­tion. The pro­pos­al is con­sidered to accord with Policy 2: Sup­port­ing Eco­nom­ic Growth of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Land­scape Impacts

1. Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 seeks to ensure that all new devel­op­ment con­serves and enhances the landscape,

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/11/2022

char­ac­ter, and spe­cial land­scape qual­it­ies of the Nation­al Park. Sim­il­arly, Policy 3: Design and Place­mak­ing seeks to ensure that devel­op­ment is suit­ably designed.

1. The pro­pos­al is tem­por­ary in nature and a plan­ning con­di­tion will ensure that the tem­por­ary infra­struc­ture is removed in full, and the land restored to that approved under plan­ning per­mis­sion 2019/0120/DET fol­low­ing the ter­min­a­tion of the con­sent peri­od. The design, lay­out and scale of the tem­por­ary works are accept­able and would not cause any adverse impact on the char­ac­ter of the area, with the pro­pos­al seen in con­text of the hous­ing devel­op­ment site. A sales cab­in is a com­mon struc­ture asso­ci­ated with new hous­ing devel­op­ment sites and on this basis the pro­pos­al is con­sidered accept­able in accord­ance with Policy 3: Design and Place­mak­ing and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan.

Envir­on­ment­al Impacts

1. Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 seeks to ensure that there are no adverse effects on nat­ur­al her­it­age interests, des­ig­nated sites, or pro­tec­ted spe­cies and that any impacts upon biod­iversity are avoided, min­im­ised, or compensated.

2. The pro­pos­al is with­in an area of ground that has pre­vi­ously been dis­turbed and of low eco­lo­gic­al value. The addi­tion of this tem­por­ary use on an act­ive con­struc­tion site is note con­sidered to give rise to any addi­tion­al eco­lo­gic­al impacts to the wider area than those pre­vi­ously con­sidered and mit­ig­ated for under the hous­ing devel­op­ment per­mis­sion. The applic­a­tion there­fore com­plies with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Road Safety Impacts

1. Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 sets out the need for new devel­op­ment to be sat­is­fact­or­ily accessed. The pro­pos­al includes the pro­vi­sion of three off-road park­ing spaces togeth­er with a new vehicu­lar access onto Carr Road to serve the tem­por­ary sales cab­in. The pro­pos­al includes space with­in the site to allow vehicles to turn and egress in a for­ward gear. The High­land Coun­cil Trans­port Plan­ning Team has reviewed the access, and park­ing lay­out pro­posed and have no objections.

2. One let­ter of pub­lic rep­res­ent­a­tion has been received from a loc­al res­id­ent rais­ing con­cern regard­ing con­struc­tion traffic speeds along Carr Road. That con­cern relates to the plan­ning per­mis­sion 2019/0120/DET and are there­fore not related to the pro­pos­al being con­sidered under this applic­a­tion. Nev­er­the­less, the CNPA takes that point ser­i­ously and is address­ing the mat­ter in so far as it can in rela­tion the wider site.

CON­CLU­SION

1. In these over­all cir­cum­stances, the devel­op­ment is con­sidered to com­ply with all the rel­ev­ant policies of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. There are no mater­i­al con­sid­er­a­tions which would war­rant refus­al of tem­por­ary con­sent. Approv­al is there­fore recom­men­ded sub­ject to appro­pri­ate plan­ning conditions.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/11/2022

RECOM­MEND­A­TION

That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to APPROVE the Erec­tion of tem­por­ary sales cab­in at Land 225M East Of Carr Farm Carr Road Car­rbridge sub­ject to the fol­low­ing conditions:

Those con­di­tions lis­ted below in bold text are sus­pens­ive con­di­tions, which require to be dis­charged pri­or to imple­ment­a­tion of the development.

Con­di­tions

1. Plan­ning per­mis­sion is hereby gran­ted for a tem­por­ary peri­od only and shall cease to have effect 18 months from the date of this per­mis­sion (the ​‘ces­sa­tion date’). Pri­or to the ces­sa­tion date, or upon the open­ing of the first show home relat­ing to the devel­op­ment, whichever is soon­est, the applic­a­tion site shall be cleared of all devel­op­ment approved, under the terms of this per­mis­sion includ­ing any sub­sequent ancil­lary works, infra­struc­ture, fix­tures, fit­tings and the ground restored in accord­ance with the approved plans under plan­ning per­mis­sion 2019/0120/DET.

Reas­on: in recog­ni­tion of the tem­por­ary nature of the pro­posed development.

1. The park­ing area shall be com­pleted, and the cycle stand installed and avail­able for use pri­or to the sales cab­in being avail­able for use.

Reas­on: to ensure that appro­pri­ate car park­ing and cycle park­ing meas­ures are in place to serve the cabin.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 11/11/2022

Inform­at­ives

1. The per­son under­tak­ing the devel­op­ment is required to give the Plan­ning Author­ity pri­or writ­ten noti­fic­a­tion of the date which it is inten­ded to com­mence the Devel­op­ment. Attached to this decision notice is a Notice of Ini­ti­ation of Devel­op­ment for com­ple­tion and sub­mis­sion. Sub­mis­sion of this inform­a­tion assists the Cairngorms Nation­al Park Author­ity Mon­it­or­ing and Enforce­ment Officer in mon­it­or­ing act­ive work with­in the area to ensure com­pli­ance with the approved details and to identi­fy and cor­rect any poten­tial prob­lems, as they arise, rather than later when it may be more dif­fi­cult and more costly to rec­ti­fy. Fail­ure to give notice would con­sti­tute a breach of plan­ning con­trol which may res­ult in enforce­ment action being taken.

2. Fol­low­ing com­ple­tion of the devel­op­ment, a noti­fic­a­tion of com­ple­tion shall, as soon as prac­tic­able, be giv­en to the Plan­ning Author­ity. Attached to this decision notice is a Notice of Com­ple­tion of Devel­op­ment for com­ple­tion and sub­mis­sion. Sub­mis­sion of this form will assist the Cairngorms Nation­al Park Author­ity Mon­it­or­ing and Enforce­ment Officer in mak­ing a final inspec­tion and check­ing com­pli­ance with the approved draw­ings and con­di­tions. If the devel­op­ment hereby approved is to be car­ried out in phases, then a notice of com­ple­tion should be sub­mit­ted at the com­ple­tion of each phase.

3. The per­son under­tak­ing the devel­op­ment is advised that a Road Open­ing Per­mit will be required from the Roads Author­ity (The High­land Coun­cil) before work can be car­ried out to form the new access.

4. Con­struc­tion work (includ­ing the loading/​unloading of deliv­ery vehicles, plant or oth­er machinery) should not take place out­with the hours of 0800 hours to 1900 hours Mondays to Fri­days, 0800 hours to 1300 hours on Sat­urdays or at any time or Bank Hol­i­days to min­im­ise dis­turb­ance to res­id­ents in the area.

The map on the first page of this report has been pro­duced to aid in the stat­utory pro­cess of deal­ing with plan­ning applic­a­tions. The map is to help identi­fy the site and its sur­round­ings and to aid Plan­ning Officers, Com­mit­tee Mem­bers and the Pub­lic in the determ­in­a­tion of the pro­pos­al. Maps shown in the Plan­ning Com­mit­tee Report can only be used for the pur­poses of the Plan­ning Com­mit­tee. Any oth­er use risks infringing Crown Copy­right and may lead to pro­sec­u­tion or civil pro­ceed­ings. Maps pro­duced with­in this Plan­ning Com­mit­tee Report can only be repro­duced with the express per­mis­sion of the Cairngorms Nation­al Park Author­ity and oth­er Copy­right hold­ers. This per­mis­sion must be gran­ted in advance.