Item5AADalraddyCommitteeReport20210355DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PROPOSED:

Exten­sion of hol­i­day park to form 36 new pitches, erec­tion of two amen­ity blocks, and recon­fig­ur­a­tion to provide an addi­tion­al 49 park­ing spaces at Dalraddy Cara­van Park, Aviemore, High­land, PH22 IQB.

REF­ER­ENCE: 2021/0167/DET

APPLIC­ANT: Dr James Williamson

DATE CALLED-IN: 24 May 2021

RECOM­MEND­A­TION: Approve sub­ject to conditions.

CASE OFFICER: Alan Atkins — Plan­ning Officer.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The applic­a­tion site is situ­ated four miles south of Aviemore and two miles north of Kin­craig. The pro­posed site lies to the north east of the set­tle­ment of Kin­craig and is close to the A9 trunk road, albeit dir­ectly accessed via a loc­al road, the B9152. The River Spey runs to the south of the applic­a­tion site and the Spey­side Way runs close to the east­ern bound­ary of the hol­i­day park. It can be accessed by a bridge over the rail­way and by an under­pass under the rail­way. The exist­ing Dalraddy Hol­i­day Park site is 39.3 hec­tares (ha), of which the pro­posed devel­op­ment area is 1.56 (ha). The areas pro­posed for devel­op­ment are cur­rently planted pine wood­land, and are loc­ated in the north west of the site, and adja­cent to the exist­ing entrance in the north east.

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=QTAYJ9SI0CH00

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Plan — Loc­a­tion Plan			24/05/21
Plan — Site Lay­out Plan			24/05/21
Plan — Loc­a­tion of septic/​storage tanks			19/07/21
Sup­port­ing Information
Oth­er — Plan­ning State­ment Revised.	01/04/21		24/05/21
Table I — Cara­van pitches			19/07/21
Table 2 — Tour­ing pitches on extension			19/07/21
Table 3 — Pro­posed pitches			19/07/21
Table 4 — Sewage capacity			19/07/21
Table 5 San­it­a­tion 129 Units			19/07/21
Table 6 — San­it­a­tion 165 Units			19/07/21
Table 7 — San­it­a­tion 174 Units			19/07/21
Plan­ning Sew­ers cov­er­ing letter			9/06/21
Tree Sur­vey			13/12/21
Sup­port­ing statement.			13/12/21
Bat Sur­vey statement			13/12/21
Tree plant­ing statement.			13/11/21
Vis­ib­il­ity Splays Plan, north and south views from B9152			13/12/21
Topo­graph­ic­al sur­vey, includ­ing point elev­a­tions, for pro­posed new car park at entrance.			13/12/21
Topo­graph­ic­al sur­vey of the con­tours for new entrance car park extension.			13/12/21

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

Topo­graph­ic­al sur­vey for new entrance car park, with con­tours and out­line of car park, and indic­at­ive park­ing spaces.			13/12/21
Tree remov­al, and reten­tion plan for new entrance car park			13/12/21
* Where no spe­cif­ic day of month has been provided on the plan, the sys­tem defaults to the 1st of the month.

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

2. It is pro­posed to increase the capa­city with­in the exist­ing Dalraddy Hol­i­day Park to provide 36 addi­tion­al pitches. The pro­posed devel­op­ment also includes the erec­tion of two amen­ity blocks and the pro­vi­sion of 49 addi­tion­al car park­ing spaces and asso­ci­ated elec­tric vehicle char­ging points.

3. The pro­posed new amen­ity blocks will be loc­ated in the north of the site. The single storey build­ings will be 15m in length, 3.6m wide, with a height of 3m. The build­ings will be posi­tioned on con­crete blocks, and con­struc­ted using tim­ber clad­ding, and a con­crete tiled, pitched roof. The amen­ity blocks will be com­prised of male and female shower rooms, a fully access­ible shower room and toi­lets. The blocks also includes a ser­vices room, laun­dry room, and an out­side, covered wash­ing area.

His­tory

1. There is no rel­ev­ant site history.

2. Hab­it­ats Reg­u­la­tions Apprais­al: A Hab­it­ats Reg­u­la­tions Apprais­al [HRA] has been under­taken (5÷08÷21) to con­sider the effects of the pro­pos­al upon the con­ser­va­tion object­ives of the European Site of the Cairngorms Spe­cial Pro­tec­tion Area. The full apprais­al is attached at Appendix 2.

3. A Hab­it­at Reg­u­la­tions Apprais­al was under­taken, and it was con­cluded that the pro­posed devel­op­ment at Dalraddy Hol­i­day Park is unlikely to have a sig­ni­fic­ant effect on the pro­tec­ted sites at the River Spey SAC, River Spey Inch Marshes SPA, or the RAM­SAR site. In this instance, the qual­i­fy­ing interests for the pro­tec­ted sites are fresh­wa­ter pearl mus­sel, Atlantic sal­mon, sea lamprey, otter, breed­ing and non breed­ing birds. Giv­en that there is no dir­ect con­nectiv­ity between the pro­posed devel­op­ment site and the pro­tec­ted areas, there will be no sig­ni­fic­ant impact on water qual­ity of the site.

4. NatureScot have respon­ded that they are in agree­ment with the approach taken with the HRA, par­tic­u­larly in rela­tion to the poten­tial effect of increased recre­ation on bird­life. Fur­ther­more, it is recog­nised that any future vis­it­ors to the hol­i­day park will be likely to fol­low exist­ing routes and paths. There­fore, any increase in dis­turb­ance is likely to be at an insig­ni­fic­ant level for all des­ig­nated sites.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

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 (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	SUS­TAIN­ABLE DESIGN	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	SPORT AND RECREATION
POLICY 9	CUL­TUR­AL HERITAGE
POLICY 10	RESOURCES	X
POLICY 11	DEVELOPER CON­TRI­BU­TIONS

1. All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Loc­al Devel­op­ment Plan. The full word­ing of policies can be found at: http://​cairngorms​.co​.uk/​u​p​l​o​a​d​s​/​d​o​c​u​m​e​n​t​s​/Park Authority/Planning/LDPI5.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
Policy 2	Sup­port­ing Eco­nom­ic Growth Non-Stat­utory Guidance	X
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

CON­SULTA­TIONS

Sum­mary of the Main Issues Raised by Consultees

1. Trans­port Scot­land have no com­ments on the application.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

1. High­land Coun­cil Envir­on­ment­al Health team has not raised any objec­tions. How­ever, the applic­ant is advised that they will be required to apply for an amend­ment to their cara­van site license to incor­por­ate the site changes. It is the applicant’s respons­ib­il­ity to ensure that the pro­pos­als com­ply with rel­ev­ant site license conditions.

2. High­land Coun­cil Trans­port Plan­ning Team has stated that recently sub­mit­ted inform­a­tion sug­gests that a 160m clear vis­ib­il­ity splay in both dir­ec­tions along the B9152 pub­lic road, from a 2.4m set­back at the access, can be achieved. To ensure that this remains the case going for­ward, they recom­mend that any per­mis­sion issued includes a suit­ably worded con­di­tion requir­ing 160m clear vis­ib­il­ity splays in each dir­ec­tion along the B9152 pub­lic road from a 2.4m set­back with­in the access to be main­tained going for­ward. This is being sought for road safety purposes

3. Details have been provided regard­ing the pro­posed dis­abled park­ing facil­it­ies with­in the site. Dis­abled park­ing pro­vi­sion will be developed adja­cent to the pro­posed amen­ity block, and the pro­posed level of pro­vi­sion is con­sidered to be acceptable.

4. Giv­en the lack of any bus stop facil­it­ies on the B9152, adja­cent to the site, any per­mis­sion gran­ted should include a suit­ably worded con­di­tion requir­ing the install­a­tion of a new 2 – bay, enclosed bus shel­ter, with bus stop flag. This should be installed on the south bound side of the B9152. The loc­a­tion and design details are to be agreed by High­land Coun­cil Pub­lic Trans­port and Loc­al Area Roads Teams pri­or to being installed. Its loc­a­tion should be access­ible by foot from the hol­i­day park and should not dis­rupt vis­ib­il­ity from the exist­ing vehicu­lar access.

5. Any per­mis­sion gran­ted should also include a suit­ably worded inform­at­ive cla­ri­fy­ing that a Road Open­ing Per­mit should be sought from High­land Coun­cil, as the Loc­al Roads Author­ity, for any works under­taken on, or imme­di­ately adja­cent to the exist­ing loc­al pub­lic road network.

6. CNPA Out­door Access Officer has raised no con­cerns around stat­utory access con­sid­er­a­tions as a res­ult of this pro­pos­al. There will be no loss or sig­ni­fic­ant impact on exist­ing pub­lic opportunities.

7. CNPA Land­scape Officer states that it is evid­ent that the land­scape and visu­al effects of the pro­posed car park near the site entrance will be strongly influ­enced by its extent, lay­out and design in dir­ect rela­tion to the exist­ing nat­ive wood­land and var­ied land­form. Giv­en the baseline con­di­tions, the pro­posed camp­ing pitches and asso­ci­ated facil­it­ies in the west of the hol­i­day park are unlikely to res­ult in sig­ni­fic­ant adverse effects on the land­scape char­ac­ter, visu­al amen­ity or Spe­cial Land­scape Qual­it­ies (SLQ) of the Nation­al Park. The pro­pos­al would res­ult in earth­works and clear­ance of nat­ive trees but the effects of these could be loc­al­ised as long as the works are car­ried out sens­it­ively. Some con­cern remains over the effects of the pro­posed works on the Root Pro­tec­tion Areas (RPA) of some of the exist­ing trees that are to be retained. The pro­posed lay­out plan and mark­ings on site do not show or reflect the extent of these RPAs with­in which ground excav­a­tion should be avoided. An adjust­ment to the pro­posed car park lay­out would ensure full pro­tec­tion of all

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

RPA’s and could take the form of a re- con­fig­ur­a­tion of the car park, or the omis­sion of cer­tain spaces.

1. CNPA Eco­logy Officer has respon­ded that the site presents high to mod­er­ate risk of impact to sev­er­al pro­tec­ted spe­cies, wood­land and grass­land hab­it­ats which have been recor­ded loc­ally, or offer poten­tial for pro­tec­ted spe­cies due to pres­ence of suit­able hab­it­at. An Exten­ded Phase I and Breed­ing Bird Sur­vey (BBS) is required and should include all pro­tec­ted spe­cies likely to be present and also include hab­it­ats with­in a suit­able buf­fer around the site and under­taken by a suit­ably qual­i­fied and exper­i­enced eco­lo­gic­al con­tract­or. These sur­veys will inform suit­ab­il­ity of the pro­pos­al and any mit­ig­a­tion requirements.

2. The site and hab­it­ats with­in a stand­ard buf­fer offer oppor­tun­it­ies for pro­tec­ted spe­cies (plus oth­ers) to exist as breed­ing and/​or roost­ing hab­it­at as demon­strated by exist­ence of loc­al records for the fol­low­ing spe­cies. These include bat spe­cies, golden eye, red squir­rel, badger and pine mar­tin. Suit­able hab­it­at also exists for sev­er­al Cairngorms Nature Plan spe­cies — twin­flower, sca­bi­ous min­ing bee and wood ant spe­cies. The remov­al of both birch and pine wood­land is con­sidered sig­ni­fic­ant and will require an action plan to recre­ate this on site. Addi­tion­al pro­tec­ted sites are in close prox­im­ity to the site and could be impacted by an increase in recreation.

3. Although there are no pro­tec­ted trees on site, there are a few that are of spe­cial interest and that could have the poten­tial to have suit­able fea­tures for bats. In light of this, a pre­lim­in­ary bat roost assess­ment should be car­ried out by a suit­ably qual­i­fied ecologist.

4. Kin­craig Com­munity Coun­cil has not sub­mit­ted any com­ments on the pro­posed development.

REP­RES­ENT­A­TIONS

1. There have been no let­ters of rep­res­ent­a­tion submitted.

APPRAIS­AL

1. The main plan­ning con­sid­er­a­tions are con­sidered to be: the prin­ciple of devel­op­ment; the impact upon land­scape; sit­ing and design; envir­on­ment­al impacts; and access and servicing

PRIN­CIPLE OF DEVELOPMENT

1. Policy 2.3: Oth­er tour­ism and leis­ure devel­op­ments of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 per­mits devel­op­ment which enhances form­al and inform­al recre­ation and leis­ure facil­it­ies; tour­ism and leis­ure-based busi­ness activ­it­ies and attrac­tions; and improved oppor­tun­it­ies for respons­ible out­door access will be sup­por­ted where: a) It has no adverse envir­on­ment­al or amen­ity impacts on the site or neigh­bour­ing areas; and b) It makes a pos­it­ive con­tri­bu­tion to the exper­i­ence of vis­it­ors; and

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

c) It sup­ports or con­trib­utes to a year-round economy.

1. This applic­a­tion for tour­ism facil­it­ies seeks to improve the level of suit­able cara­van and motorhome facil­it­ies with­in Dalraddy Hol­i­day Park. How­ever, the pro­posed exten­sion to the hol­i­day park will also improve the man­age­ment of, and ease the grow­ing pres­sure from vis­it­ors with­in the wider area. This pro­pos­al is a dir­ect response to an anti­cip­ated increase in Cov­id-related hol­i­day pat­terns and will make a pos­it­ive con­tri­bu­tion to the exper­i­ence of vis­it­ors. The showers and laun­dry facil­ity will appeal­ing to vis­it­ors and will com­ple­ment and enhance the exist­ing on site facilities.

2. On this basis, the prin­ciple is con­sidered to accord with Policy 2: Sup­port­ing Eco­nom­ic Growth of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 sub­ject to com­pli­ance with oth­er rel­ev­ant Loc­al Devel­op­ment Plan policies.

LAND­SCAPE IMPACTS

1. Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 pre­sumes against devel­op­ment which does not con­serve and enhance the land­scape char­ac­ter and spe­cial qual­it­ies of the Nation­al Park and in par­tic­u­lar the set­ting of the pro­posed development.

2. The pro­posed devel­op­ment will res­ult in the loss of some birch trees and pine wood­land and, although it is recog­nised that the intens­i­fic­a­tion of the use at Dalraddy Hol­i­day Park will have some impacts on the land­scape char­ac­ter of the site, any visu­al effects of the pro­posed car park will be min­im­al. Giv­en the baseline con­di­tions, the pro­posed camp­ing pitches and asso­ci­ated facil­it­ies in the west of the hol­i­day park are unlikely to res­ult in sig­ni­fic­ant adverse effects on the land­scape char­ac­ter, visu­al amen­ity or Spe­cial Land­scape Qual­it­ies (SLQ) of the Nation­al Park. How­ever, giv­en that the pro­pos­als include earth works, a suit­ably worded con­di­tion will be included that a Con­struc­tion Meth­od State­ment is sub­mit­ted for all works pro­posed on site.

3. In terms of trees, exist­ing land­scape plant­ing will be retained and new bound­ary treat­ments will be in keep­ing with those already exist­ing on site. There are no pro­tec­ted trees with­in the exist­ing site bound­ary that are pro­posed to be removed, and the site lies out­with the area of Ancient Wood­land Invent­ory loc­ated to the North West. Any tree remov­al will provide clearings/​glades with­in imma­ture (20 to 25 year old) pine wood­land with dimen­sions of the clearings/​glades, cap­able of being used to provide a sheltered loc­a­tion for a tent, cara­van, camper­van, mobile hut, pod or park­ing cars. Some of these clearings/​glades are already in place hav­ing been laid out as poten­tial tent or cara­van pitches. How­ever, in order to identi­fy any trees worthy of reten­tion and areas where felling is pro­posed, a Land­scape Man­age­ment Plan should be sub­mit­ted. This should show all new plant­ing, trees to be retained, and include a state­ment cov­er­ing on going man­age­ment of the exist­ing wood­land. This should be sought through a suit­ably worded condition.

4. Fur­ther­more, giv­en that the pro­posed car park will have an impact on the Root Pro­tec­tion Areas (RPAs) of some of the exist­ing trees on site, a suit­ably worded con­di­tion is recom­men­ded requir­ing the sub­mis­sion of a Tree Pro­tec­tion Plan. This should show all RPAs and include a state­ment of how they will be pro­tec­ted during

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

con­struc­tion works. In light of this, and to ensure full pro­tec­tion of any effected RPAs, a suit­able worded con­di­tion will be included that an amended lay­out for the car park is sub­mit­ted. This should show how the lay­out of the car park will avoid all the Root Pro­tec­tion Areas of any effected trees and will require a re-con­fig­ur­a­tion of the lay­out or the omis­sion of cer­tain spaces. In terms of its design, it is pro­posed that, giv­en the lack of exist­ing details, a suit­ably worded con­di­tion is included that a Land­scape Plan is sub­mit­ted for the pro­posed car park with details of its design and that of all mark­ings, signs, fen­cing and lighting.

1. The pro­posed devel­op­ment will not intro­duce any not­able det­ri­ment­al changes to the land­scape char­ac­ter of the site and imme­di­ate area, and sub­ject to sus­pens­ive con­di­tions being included, the pro­pos­al is con­sidered to com­ply with Policy 5: Land­scape, of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Sit­ing and Design

1. Policy 3: Design and Sus­tain­able Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 202 states that all devel­op­ments must be designed to be sym­path­et­ic to the tra­di­tion­al pat­tern and char­ac­ter of the sur­round­ing area, loc­al ver­nacu­lar and loc­al dis­tinct­ive­ness, whilst encour­aging innov­a­tion in design and use of mater­i­als. All mater­i­als and land­scap­ing should com­ple­ment the set­ting of the devel­op­ment. In this instance, the pro­pos­als require the remov­al of a num­ber of pine trees to enable the devel­op­ment of new cara­van pitches and asso­ci­ated park­ing. How­ever, the new pitches have been sim­il­arly designed to those exist­ing on site, and the areas of pro­posed hard­stand­ing are to be loc­ated adja­cent to the exist­ing park­ing area. There­fore, the pro­posed pitches will not have any det­ri­ment­al impact on the land­scape char­ac­ter of the site. Fur­ther­more, giv­en their size, scale, design and mater­i­als, the pro­posed amen­ity blocks will not have an adverse impact on the char­ac­ter of the site, or sound­ing areas, and is of the type of build­ing that would be expec­ted in a site of this use. The pro­pos­al is con­sidered to com­ply with Policy 3: Design and Sus­tain­able Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021

ENVIR­ON­MENT­AL IMPACTS

1. Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 seeks to ensure that there is no adverse impact upon des­ig­nated areas, pro­tec­ted spe­cies or biodiversity.

2. It is noted that the Dalraddy Hol­i­day Park lies approx­im­ately 800m from the River Spey SAC, River Spey and Inch Marshes SPA and to the west of the Alvie SSSI. It is recog­nised that, as a res­ult of a poten­tial increase in recre­ation­al activ­ity in and around the devel­op­ment sight, there may be an increase in the effects on the adja­cent pro­tec­ted sites and their asso­ci­ated spe­cies. A Hab­it­at Reg­u­la­tions Apprais­al was under­taken and it was con­cluded that the pro­posed devel­op­ment at Dalraddy Hol­i­day Park is unlikely to have a sig­ni­fic­ant effect on the pro­tec­ted sites at the River Spey SAC, River Spey Inch Marshes SPA or the RAM­SAR site. Giv­en that there is no dir­ect con­nectiv­ity between the pro­posed devel­op­ment site and the pro­tec­ted areas there will be no sig­ni­fic­ant impact on water qual­ity of the site. Fur­ther­more, it is recognised

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

that any future vis­it­ors to the hol­i­day park will be likely to fol­low exist­ing routes and paths. There­fore, any increase in dis­turb­ance is likely to be at an insig­ni­fic­ant level for all loc­al, des­ig­nated sites.

1. Giv­en the scale of the devel­op­ment, with only an addi­tion­al 36 pitches, it is unlikely that there were will be any adverse impacts on the eco­logy of the site, and sur­round­ing area. How­ever, in order to determ­ine the effect of the pro­pos­als on the eco­logy of the site, a con­di­tion requir­ing a pre-con­struc­tion walk over sur­vey is recom­men­ded. This will con­sider pro­tec­ted spe­cies such as, but not lim­ited to, pine marten, wild­cat, red squir­rel, badger and rep­tiles, under­taken in accord­ance with the rel­ev­ant NatureScot guid­ance (https://www.nature.scot/professional-advice/planning- and-devel­op­ment/­plan­ning-and-devel­op­ment-advice/­plan­ning-and-devel­op­ment- pro­tec­ted-spe­cies), and will be under­taken by a suit­ably exper­i­enced and licensed eco­lo­gic­al surveyor.

2. The sur­vey res­ults should inform a Spe­cies Pro­tec­tion Plan, detail­ing appro­pri­ate mit­ig­a­tion meas­ures for any pro­tec­ted spe­cies found. Fur­ther­more, a pre- con­struc­tion walk over sur­vey for breed­ing birds, if any pre­par­at­ory or con­struc­tion works are under­taken dur­ing Feb­ru­ary – August, should be under­taken in accord­ance with the rel­ev­ant guid­ance, and by a suit­ably exper­i­enced and licensed eco­lo­gic­al sur­vey­or. The sur­vey res­ults should inform a Breed­ing Bird Pro­tec­tion Plan, detail­ing appro­pri­ate mit­ig­a­tion meas­ures for any breed­ing birds found.

3. Giv­en that the ​“spe­cial interest” trees may have suit­able fea­tures for bats, it is essen­tial to ascer­tain with a degree of cer­tainty what poten­tial these ​‘spe­cial interest’ trees have, pri­or to works com­men­cing on site. There­fore, a suit­ably worded sus­pens­ive con­di­tion will be included that a pre­lim­in­ary bat roost assess­ment is car­ried out by a suit­ably qual­i­fied eco­lo­gist. The res­ults of the pre­lim­in­ary bat roost assess­ment will help inform any mit­ig­a­tion meas­ures that may be required.

4. All sur­veys, as detailed above, will form part of suit­ably worded sus­pens­ive con­di­tions to be attached to any sub­sequent con­sent gran­ted. On this basis the pro­pos­al is con­sidered to accord with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

SER­VI­CING AND ACCESS

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 ser­viced and without harm to resources or the envir­on­ment. Policy 10: Resources sets out the need to fully con­sider impacts on flood­ing and water resources.

2. In terms of sur­face water drain­age, the site is cur­rently sur­faced in per­meable mater­i­als (com­pacted gravel) and no pro­pos­als for tar­ring or oth­er­wise resur­fa­cing are presen­ted. There are no anti­cip­ated issues in respect of sur­face water man­age­ment as no new imper­meable sur­fa­cing is pro­posed. There has been no objec­tion from High­land Coun­cil Envir­on­ment­al Health Team, and it is anti­cip­ated that any waste water and refuse will be accom­mod­ated by the exist­ing drain­age sys­tem and on site facilities.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

1. Regard­ing oth­er envir­on­ment­al mat­ters, it is con­firmed that the site is not at risk of flood­ing from any source nor will it impact on any neigh­bour­ing res­id­en­tial prop­er­ties in terms of flood­ing. The pro­pos­al is there­fore con­sidered to com­ply with Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

2. Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 states that all new devel­op­ment must include an appro­pri­ate means of access, egress and space for off street parking.

3. The site has estab­lished access from the pub­lic road (B9152). It is pro­posed to provide an addi­tion­al 49 park­ing spaces and 36 new pitches. In light of this, it is neces­sary to estab­lished wheth­er the anti­cip­ated increase in vis­it­or num­bers can be safely accom­mod­ated by the exist­ing access. Fur­ther­more, no details regard­ing any enhance­ments to exist­ing and pro­posed, dis­abled park­ing facil­it­ies with­in the site.

4. High­land Coun­cil Trans­port Plan­ning team has no objec­tion to the pro­pos­al sub­ject to the inclu­sion of a sus­pens­ive plan­ning con­di­tion to ensure the required vis­ib­il­ity splays for the access, along the B9152 are imple­men­ted. They also recom­mend a con­di­tion Addi­tion­al park­ing for dis­abled vis­it­ors has been provided adja­cent to the main shower block, and the level of pro­vi­sion is con­sidered to be accept­able for a devel­op­ment of this scale. A Road Open­ing Per­mit should be sought from High­land Coun­cil, as the Loc­al Roads Author­ity, for any works being under­taken on, or imme­di­ately adja­cent to, the exist­ing pub­lic roads net­work. The exist­ing park­ing and cir­cu­la­tion space is suf­fi­cient to accom­mod­ate the devel­op­ment and, sub­ject to the sus­pens­ive con­di­tions, the pro­pos­al is con­sidered to accord with Policy 3: Design and Sus­tain­able Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

CON­CLU­SION

1. The applic­a­tion for addi­tion­al tour­ist facil­it­ies seeks to enhance suit­able overnight cara­van and camper­van facil­it­ies cur­rently avail­able at Dalraddy Hol­i­day Park. This will in turn, improve the man­age­ment of, and ease the grow­ing pres­sure from vis­it­ors with­in the loc­al area. The devel­op­ment will not intro­duce any sig­ni­fic­ant land­scape or envir­on­ment­al impacts sub­ject to the recom­men­ded con­di­tions. Any remain­ing points of detail relat­ing to access and park­ing that have not been suf­fi­ciently addressed will be resolved through the impos­i­tion of appro­pri­ate con­di­tions. Sub­ject to these recom­men­ded con­di­tions the pro­posed devel­op­ment is con­sidered to com­ply with the policies con­tained with­in the adop­ted Loc­al Devel­op­ment Plan and approv­al is there­fore recommended.

RECOM­MEND­A­TION

That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to approve the exten­sion of hol­i­day park — 36 pitches, erec­tion of two amen­ity blocks, reconfiguration/​additional 49 park­ing spaces at Dalraddy Cara­van Park, Aviemore, High­land, PH22 IQB, 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.

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CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

Con­di­tions

1. No devel­op­ment shall com­mence on site until a Con­struc­tion Meth­od State­ment (CMS) has been sub­mit­ted to and agreed in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity. The CMS shall include, but not be lim­ited to:

   a)	The approach to site preparation, soils management, restoration and
   reinstatement.
   b)	Reference to any subsequent species protection plans (if required
   following the pre-construction survey work) and how this will be
   adhered to during construction,
   Thereafter the works shall be undertaken in strict accordance with the
   

   approved Con­struc­tion Meth­od Statement.

Reas­on: To ensure the devel­op­ment will not have an adverse effect on the land­scape or eco­lo­gic­al interests of the area and to ensure that the works are under­taken in accord­ance with best prac­tice to min­im­ise its impacts in accord­ance with Policy 4: Nat­ur­al Her­it­age, Policy 5: Land­scape and Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a Tree Pro­tec­tion Plan is sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity. This shall show all Root Pro­tec­tion Areas (RPAs), and include a state­ment of how these will be pro­tec­ted dur­ing the con­struc­tion works.

Reas­on: To ensure that the pro­posed devel­op­ment will not have an adverse impact on the root pro­tec­tion areas of trees on site in accord­ance with Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until an amended car­park lay­out is sub­mit­ted to and approved by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity. This shall take full account of the RPAs of all effected trees, and the con­fig­ur­a­tion, and num­bers of the park­ing spaces altered accordingly.

Reas­on: To ensure that the pos­i­tion­ing of the pro­posed car park­ing spaces affords the fullest of pro­tec­tion of the PRA’s of any effected trees in accord­ance with Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a Land­scape Plan is sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity, show­ing the design of the pro­posed car park, and details of all mark­ings, signs, fen­cing and lighting.

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CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

Reas­on: To ensure that all bound­ary treat­ments, fen­cing and car park design are appro­pri­ate to the site and sur­round­ing area in accord­ance with Policy 3: Design and Place­mak­ing and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a Land­scape Man­age­ment Plan is sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity, act­ing as Plan­ning Author­ity, show­ing all new plant­ing, tree reten­tion, and to include a state­ment cov­er­ing on – going man­age­ment of the exist­ing woodland.

Reas­on: To ensure that all pro­posed plant­ing, and ongo­ing wood­land man­age­ment are appro­pri­ate to the site and sur­round­ing area in accord­ance with Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a pre-con­struc­tion walk over sur­vey for pro­tec­ted spe­cies such as, but not lim­ited to, pine marten, wild­cat, red squir­rel, badger and rep­tiles, is under­taken in accord­ance with the rel­ev­ant NatureScot guid­ance (https://www.nature.scot/professional- advice/­plan­ning-and-devel­op­ment/­plan­ning-and-devel­op­ment- advice/­plan­ning-and-devel­op­ment-pro­tec­ted-spe­cies) by a suit­ably exper­i­enced and licensed eco­lo­gic­al sur­vey­or, with the sur­vey res­ults to inform a Spe­cies Pro­tec­tion Plan detail­ing appro­pri­ate mit­ig­a­tion meas­ures for any pro­tec­ted spe­cies found.

Reas­on: In order to determ­ine the effect of the pro­pos­als on the eco­logy of the site, and to in be in accord­ance with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a pre-con­struc­tion walk over sur­vey for breed­ing birds if any pre­par­at­ory or con­struc­tion works are to be under­taken dur­ing Feb­ru­ary – August, is under­taken in accord­ance with the rel­ev­ant guid­ance by a suit­ably exper­i­enced and licensed eco­lo­gic­al sur­vey­or, with the sur­vey res­ults to inform a Breed­ing Bird Pro­tec­tion Plan detail­ing appro­pri­ate mit­ig­a­tion meas­ures for any breed­ing birds found.

Reas­on: In order to inform a Breed­ing Bird Pro­tec­tion Plan, detail­ing appro­pri­ate mit­ig­a­tion meas­ures for any breed­ing birds found, and to be in accord­ance with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a pre­lim­in­ary bat roost assess­ment is car­ried out by a suit­ably qual­i­fied eco­lo­gist and sub­mit­ted to and approved by the Cairngorms Nation­al Park Author­ity, act­ing as Plan­ning Authority.

Reas­on: To fully determ­ine the poten­tial for bats in the trees with­in the devel­op­ment site, and to be in accord­ance with Policy 4: Natural

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CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until a new 2 bay enclosed bus shel­ter, includ­ing bus stop flag, is installed on the south side of the B9152, in the vicin­ity of the vehicu­lar access to the devel­op­ment. The loc­a­tion and design details shall be agreed with High­land Coun­cil Pub­lic Trans­port and Loc­al Area Roads Teams pri­or to being installed. Its loc­a­tion shall be access­ible on foot from the hol­i­day park and shall not dis­rupt vis­ib­il­ity from the exist­ing vehicu­lar access.

Reas­on: To accom­mod­ate the anti­cip­ated increase in vis­it­ors to Dalraddy Hol­i­day Park and allow for enhanced, safe pub­lic con­nectiv­ity to pub­lic trans­port in accord­ance with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence (except for those works asso­ci­ated with the pro­vi­sion of the vis­ib­il­ity splay) until a clear vis­ib­il­ity splay of 160 metres in each dir­ec­tion along the B9152 has been provided in both dir­ec­tions, from a set­back point of 2.4 m with­in the exist­ing access. There­after the vis­ib­il­ity splay shall be main­tained at all times free from any obstruction

Reas­on: To enable drivers of vehicles leav­ing the site to have a clear view over a length of road suf­fi­cient to allow safe exit, in the interests of road safety for the pro­posed devel­op­ment and oth­er road users in accord­ance with Policy 3: Sus­tain­able Design of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Inform­at­ives

1. The devel­op­ment hereby approved must com­mence with­in 3 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

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CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 28/01/2022

1. The per­sons under­tak­ing the devel­op­ment will be required to seek the approv­al of the High­land Coun­cil Roads Author­ity for any works being under­taken on, or adja­cent to, the exist­ing pub­lic road net­work, and for any road con­struc­tion con­sent or any oth­er require­ments under the Roads legislation.

2. Con­struc­tion work (includ­ing the loading/​unloading of deliv­ery vehicles, plant or oth­er machinery) should not take place out with 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.

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