Item5AAKingussieAffordableHousing20210229DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PRO­POSED: Con­ver­sion of build­ing into 3No flats and erec­tion of 2No cot­tage flats at Badenoch House, II High Street, Kin­gussie, PH21 IHS.

REF­ER­ENCE: 2021/0229/DET

APPLIC­ANT: High­land Council

DATE CALLED-IN: 12/07/2021

RECOM­MEND­A­TION: Approve sub­ject to Conditions.

CASE OFFICER: Alan Atkins, Plan­ning Officer

CNPA Plan­ning Com­mit­tee Applic­a­tion Site

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The applic­a­tion site is Badenoch House and its rear cur­til­age which is an exist­ing prop­erty loc­ated on the north side of Kin­gussie High Street. The site cov­ers an area of approx­im­ately 0.1 hec­tares. The 19^th cen­tury build­ing was ori­gin­ally a bank, how­ever, was more recently a shared occu­pancy dwell­ing. It is now cur­rently vacant and is owned by the High­land Coun­cil. The rear ground cur­rently com­prises of grass, shrubs and a few mature trees with a gravel park­ing area beyond.

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=QO9NSXSI0CH00

Title	Draw­ing Num­ber	Date on Plan*	Date Received
PLANS
Plan — loc­a­tion plan	2110-001	Feb­ru­ary 2021	12/06/21
Plan — site plan	2110-104	Novem­ber 2020	12/06/21
Plan — site plan as proposed.	2110-105 Rev B	July 2021	12/06/21
Plan — exist­ing build­ing – floor plans (as existing)	2110-100 Rev A	April 2021	12/06/21
Plan — exist­ing build­ing – elev­a­tions (as proposed)	2110-101 Rev A	July 2021	12/06/21
Plan — exist­ing build­ing – elev­a­tions (as existing)	2110-102	April 2021	12/06/21
Plan — exist­ing build­ing – floor plans (as proposed)	2110-103 Rev B	April 2021	12/06/21
Plan – new build block – plans and elevations.	2110-107 Rev A	31/05/21	12/06/21
Plan – new build block 3D views	2110-108 Rev A	31/05/21	12/06/21
Plan — land­mark his­tor­ic­al map 1901			23/07/21
Plan — land­mark his­tor­ic­al map 1970 ‑1971			23/07/21
Plan — site plan	2110 – 105 Rev C	July 21	6/08/21
Plan — tree con­straints plan	1234 — TCP	9/03/21	12/07/21
Plan — sur­vey of site, sheet I of 2	1052801		12/07/21
Plan — sur­vey of site, sheet 2 of 2	1052802		12/07/21
SUP­PORT­ING INFORMATION
Tree Sched­ule	1234	9th March 2021	12/06/21
Tree Sur­vey	1234	9th March 2021	12/06/21
Agent response to road’s comments	LRH/JB/2110 30 AUG 2021		30/08/21

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Bat Sur­vey Report	ENVR1263 SEPT 2021		13/09/21

* 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 con­ver­sion of an exist­ing build­ing into 3 flats, and the erec­tion of 2 cot­tage flats in the rear garden. The devel­op­ment will involve intern­al modi­fic­a­tions to the exist­ing build­ing and the demoli­tion of an exist­ing rear exten­sion. All units are pro­posed to be afford­able dwell­ings. The hous­ing accom­mod­a­tion sched­ule is as follows:

Num­ber of Units	Accom­mod­a­tion Type	Num­ber of Bed­rooms	Type of Afford­able Housing
3	flat		Social rent
2	flat	2	Social rent

1. The exist­ing build­ing will be re-con­figured intern­ally to provide three new flats. There will be no change to the front elev­a­tion of the prop­erty apart from a new front door which will main­tain the char­ac­ter of the exist­ing entrance. An exist­ing rear exten­sion will be demol­ished to allow the erec­tion of the new block of two flats. The design incor­por­ates con­tem­por­ary ele­ments, whilst ref­er­en­cing the tra­di­tion­al pro­por­tions of dwell­ings with­in Kin­gussie. The extern­al fin­ish of the new block com­prises a simple palette of smooth, white rendered elev­a­tions with ele­ments of zinc clad­ding under a zinc roof and alu­mini­um fen­es­tra­tion. The new block will have a dry­ing area, bike shed, bin stor­age area, and new walls and paths.

2. Regard­ing drain­age, the new block is to be con­nec­ted to the pub­lic sew­er which serves the area. There will be a waste water con­nec­tion to the Kin­gussie Waste Water Treat­ment Works. All park­ing areas with­in the scheme are to be con­struc­ted from per­meable sur­fa­cing which will dis­charge into the exist­ing drain­age system.

3. Vehicu­lar access is pro­posed off Mill Road, to the north east of the site. Regard­ing park­ing arrange­ments, a total of 8 park­ing spaces are pro­posed with­in the site to serve the dwell­ings, with spaces sited with­in an area of new hard stand­ing to the rear of the new block. Demoli­tion of the exten­sion also cre­ates a more dir­ect access for wheel­chair users to both the pro­posed devel­op­ment and to the rear of the adjoin­ing building.

4. The applic­a­tion is sup­por­ted by the fol­low­ing inform­a­tion: a) Eco­lo­gic­al Sur­veys: com­pris­ing of a Pro­tec­ted Spe­cies Scop­ing Sur­vey and Pre­lim­in­ary Bat Roost Assess­ment. b) Tree Sur­vey and Tree Sched­ule: com­pris­ing of the scope of works, meth­od­o­logy, and a sum­mary of tree details and tree cat­egor­iz­a­tion, and recommendations.

5. Dur­ing the pro­gres­sion of the applic­a­tion, and in response to the com­ments from con­sul­tees, revi­sions were made to the ori­gin­al scheme with adjust­ments to the pro­posed road and foot­way net­work, includ­ing the vis­ib­il­ity splays and path widths.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

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

His­tory

1. There is no rel­ev­ant site history.

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 X
POLICY 2	SUP­PORT­ING ECO­NOM­IC GROWTH
POLICY 3	DESIGN AND PLACE­MAK­ING X
POLICY 4	NAT­UR­AL HER­IT­AGE X
POLICY 5	LAND­SCAPE X
POLICY 6	THE SIT­ING AND DESIGN OF DIGIT­AL COM­MU­NIC­A­TIONS EQUIPMENT
POLICY 7	RENEW­ABLE ENERGY
POLICY 8	OPEN SPACE, 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: 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) X
Policy 2	Sup­port­ing Eco­nom­ic Growth Non-Stat­utory Guidance
Policy 3	Sus­tain­able Design Non-Stat­utory Guid­ance (2015) X
Policy 4	Nat­ur­al Her­it­age Sup­ple­ment­ary Guid­ance X
Policy 5	Land­scape Non-Stat­utory Guid­ance X
Policy 7	Renew­able Energy Sup­ple­ment­ary Guidance

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

Policy 8	Open Space, 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 X

CON­SULTA­TIONS

Sum­mary of the Main Issues Raised by Consultees

1. Scot­tish Water has no objec­tion to the pro­pos­al but advises that a Pre- Devel­op­ment Enquiry Form must be sub­mit­ted to Scot­tish Water to con­firm whet­ehr a con­nec­tion can be made to the fresh water sup­ply and pub­lic sewer.

2. Trans­port Scot­land does not object to the grant­ing of plan­ning permission.

3. High­land Coun­cil Trans­port Plan­ning Team ori­gin­ally had a hold­ing objec­tion requir­ing amend­ments to the scheme in rela­tion to access, vis­ib­il­ity splays, and dis­abled park­ing pro­vi­sion, cycle facil­ity pro­vi­sion and road safety issues. Fol­low­ing the sub­mis­sion of revised inform­a­tion, the Trans­port Plan­ning Team have con­firmed the remov­al of their hold­ing objec­tion sub­ject to an inform­at­ive requir­ing the sub­mis­sion and approv­al of an applic­a­tion for a Road Open­ing Permit.

4. High­land Coun­cil Flood Risk Man­age­ment Team state that the site will not be at risk of flood­ing dur­ing a I in 200 year plus cli­mate change flood event and there­fore, has no objec­tion to the application.

5. High­land Coun­cil Con­tam­in­ated Land Officer has no objec­tions to the pro­posed development.

6. High­land Coun­cil Forestry Officer has not sub­mit­ted a response.

7. High­land Coun­cil Cor­por­ate Address Gaz­etteer refers the applic­ant to the street nam­ing and num­ber­ing pro­cess on THC web­site and encour­ages them to sub­mit a request fol­low­ing the grant of plan­ning permission.

8. CNPA Land­scape Officer has to date not sub­mit­ted a response.

9. CNPA Eco­logy Officer con­firms that fol­low­ing addi­tion­al bat roost sur­veys demon­strat­ing no evid­ence of bat roosts, the pro­posed works can pro­ceed without a licence. Gen­er­al mit­ig­a­tion to ensure extern­al light­ing does not affect bats can be covered by a suit­ably worded plan­ning condition.

10. They recom­mend that the loss of the 2 large mature trees should be mit­ig­ated by the plant­ing of two large grow­ing spe­cies and some smal­ler, flower­ing or fruit bear­ing trees that will provide flowers for pol­lin­at­ing insects and ber­ries for birds.

11. Kin­gussie Com­munity Coun­cil, which is cur­rently in abey­ance has provided no com­ments on the proposal.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

REP­RES­ENT­A­TIONS

1. Sev­en rep­res­en­taions of objec­tion have been received includ­ing one from the Badenoch and Strath­spey Dis­abled Access Pan­el. A copy of their responses can be found in Appendix 2. With­in the rep­res­ent­a­tions, the respond­ents raise con­cerns regard­ing the fol­low­ing: a) The pro­posed devel­op­ment will res­ult in a total loss of garden area and the remov­al of valu­able trees. b) The pro­pos­al will res­ult in a loss of light for neigh­bour­ing prop­er­ties. c) As a res­ult of the pro­posed devel­op­ment bats and birds will lose their hab­it­ats. d) The pro­pos­al will res­ult in the over devel­op­ment of the site. e) Access for vehicles is inad­equate and unsafe for ped­es­tri­ans. f) Access for the dis­abled and wheel­chair users had not been ori­gin­ally con­sidered. g) The new build­ing is intrus­ive. h) As one and two bed­room devel­op­ments are not suit­able for fam­il­ies, this is not an appro­pri­ate devel­op­ment and will not bene­fit the com­munity. i) The pro­posed new build­ing is not in – keep­ing with the char­ac­ter of the town. j) There is a dis­tinct lack of green space pro­posed for the res­id­ents of the new block of flats.

APPRAIS­AL

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

Prin­ciple of Development

1. Policy I: New Hous­ing Devel­op­ment of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 states that in gen­er­al hous­ing devel­op­ment should max­im­ise oppor­tun­it­ies for infill, con­ver­sion, small-scale devel­op­ment, and the redevel­op­ment or reuse of derel­ict and under­used land. Policy 1.1: Hous­ing Deliv­ery in Set­tle­ments provides sup­port for new hous­ing devel­op­ment where it is loc­ated with­in an iden­ti­fied set­tle­ment bound­ary sub­ject to that devel­op­ment: meet­ing the require­ments for the set­tle­ment, and rein­for­cing and enhan­cing the char­ac­ter of the set­tle­ment. The set­tle­ment object­ives for Kin­gussie as out­lined with­in the 2021 Loc­al Devel­op­ment Plan, include the fol­low­ing object­ives: a) Sup­port the deliv­ery of hous­ing to meet loc­al needs, par­tic­u­larly afford­able hous­ing. b) Ensure Kingussie’s built her­it­age is con­served and enhanced.

2. The devel­op­ment will provide 5 afford­able dwell­ings in a cent­ral loc­a­tion with­in the defined set­tle­ment bound­ary of Kin­gussie, mak­ing use of an exist­ing build­ing for con­ver­sion into flats and the erec­tion of an addi­tion­al block of flats with­in its rear garden area. In accord­ance with Policy 1.4: Design­ing for afford­ab­il­ity and specialist

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

needs, which seeks a mix of dwell­ing types and sizes to ensure a bal­anced hous­ing stock with an emphas­is on smal­ler dwell­ings, the site will provide 1 and 2 bed­room units which will all be afford­able homes. The units will all com­ply with build­ing stand­ards require­ments for access and the ground floor plant of the new block provides rel­at­ively easy wheel­chair access from the park­ing area. How­ever, oth­er afford­able hous­ing sites in Kin­gussie provide bet­ter oppor­tun­it­ies for afford­able hous­ing pro­viders to cre­ate or adapt prop­er­ties for ten­ants with spe­cial­ist needs. The pro­pos­als also accord with Policy 1.5: Afford­able hous­ing which seeks the pro­vi­sion of afford­able hous­ing with­in devel­op­ment schemes of at least 25% of the devel­op­ment. In this case the pro­pos­al will provide 100% afford­able hous­ing, which is welcomed.

1. Policy 1.8: Con­ver­sions states that the con­ver­sion of exist­ing tra­di­tion­al and ver­nacu­lar build­ings to hous­ing will be sup­por­ted where: a) it is demon­strated that the build­ing is cap­able of the pro­posed con­ver­sion works; and b) it main­tains the style and char­ac­ter of the ori­gin­al build­ing in terms of form, scale, mater­i­als and detail­ing, where they con­trib­ute pos­it­ively to the con­text and set­ting of the area. In this instance, the devel­op­ment will retain the ori­gin­al build­ing which can eas­ily accom­mod­ate the scale of the pro­posed devel­op­ment. It will also involve minor alter­a­tions to the front elev­a­tion of the build­ing, but these will not have any impact on the char­ac­ter of the build­ing. The prin­ciple of intro­du­cing hous­ing on this site through the con­ver­sion of the exist­ing build­ing and the erec­tion of a new block is con­sidered to be accept­able in terms of Policy I: New Hous­ing Devel­op­ment of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 sub­ject to com­pli­ance with oth­er rel­ev­ant Loc­al Devel­op­ment Plan policies.

Land­scape Impacts, Lay­out, Amen­ity and Design

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. Policy 1: New Hous­ing Devel­op­ment and Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 seek to rein­force and enhance the char­ac­ter of the exist­ing set­tle­ment and encour­age new devel­op­ment to be sym­path­et­ic to the tra­di­tion­al pat­tern and char­ac­ter of the area, whilst encour­aging innov­at­ive design and finishes.

3. Kin­gussie is a tra­di­tion­al Scot­tish town, its high street char­ac­ter­ised by a mix of build­ings of vary­ing archi­tec­tur­al style and scale. As pre­vi­ously stated extern­al works to the exist­ing tra­di­tion­al villa will be min­im­al and there­fore will not adversely affect its ori­gin­al char­ac­ter. The pro­posed flat­ted block adopts a mod­ern approach whilst util­ising tra­di­tion­al pro­por­tions and scale, which is evid­ent with­in the loc­al archi­tec­tur­al ver­nacu­lar. The pro­posed con­ver­sion and the intro­duc­tion of the addi­tion­al block to the rear, giv­en its size, scale and pos­i­tion­ing will not have an adverse impact on the either its imme­di­ate con­text or indeed that of the wider town­scape set­ting of Kingussie.

4. In terms of res­id­en­tial amen­ity Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 seeks to ensure that new development

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

pro­tects amen­ity cur­rently enjoyed by neigh­bour­ing occu­pants and affords suf­fi­cient private amen­ity ground and off street park­ing. The pro­posed dwell­ings are loc­ated such that there will be a suf­fi­cient level of pri­vacy between them and the exist­ing houses that lie adja­cent to the site. The pro­pos­al has been sym­path­et­ic­ally designed to ensure that no win­dows of the pro­posed dwell­ings would give rise to any over­look­ing, and the lay­out allows liv­ing room and bed­room win­dows to avoid this. Each prop­erty is pro­posed with its own indi­vidu­al, car park­ing space. There are four trees with­in the bound­ary of the site, two of which are to be removed. An amended site plan has been sub­mit­ted show­ing pro­posed tree and shrub plant­ing that should con­trib­ute pos­it­ively to the loc­al land­scape and res­id­ents’ amen­ity. There is suf­fi­cient areas of amen­ity grass pro­posed for a devel­op­ment of this size without com­prom­ising the amen­ity of the exist­ing prop­erty. Tak­ing this into account, the pro­pos­al is con­sidered to accord with the amen­ity require­ments of Policy 3.

1. Regard­ing design, Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 seeks to ensure that all new devel­op­ment deliv­ers high stand­ards of design and con­trib­utes to the sense of place. It should min­im­ise the effect of cli­mate change and make use of sus­tain­able resources. The pro­posed new block is of a con­tem­por­ary, func­tion­al design, incor­por­at­ing tra­di­tion­al pro­por­tions and scales in ref­er­ence to its con­text. It will be fin­ished in a simple pal­let of extern­al mater­i­als which are in keep­ing and will com­ple­ment the exist­ing build­ings and roof­s­cape of the area. The site is con­sidered to have capa­city for the num­ber of dwell­ings pro­posed and there­fore, the dens­ity is con­sidered accept­able to the site size.

2. The pro­pos­al is con­sidered to com­ply with Policy 5: Land­scape, Policy I: Hous­ing and Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Envir­on­ment­al Issues

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 and where this can­not be avoided that appro­pri­ate mit­ig­a­tion meas­ures are provided.

2. Giv­en the site is an exist­ing prop­erty and its rear cur­til­age the CNPA Eco­logy Officer con­firms that there are lim­ited eco­lo­gic­al issues. Regard­ing des­ig­nated sites, the pro­pos­al is not con­sidered to have con­nectiv­ity with the River Spey SAC and a Hab­it­ats Reg­u­la­tions Apprais­al is, there­fore not required on this occasion.

3. How­ever, the exist­ing build­ing and mature trees loc­ated to the rear of the site have the poten­tial as bat roosts, as iden­ti­fied in the sub­mit­ted Tree Sur­vey. As a res­ult of a Pre­lim­in­ary Bat Roost Sur­vey, fur­ther bat sur­veys have been car­ried out. Giv­en that these sur­veys did not record any evid­ence of roost­ing bats in the exist­ing prop­erty or its cur­til­age, there are no mit­ig­a­tion meas­ures required in terms of bat con­ser­va­tion. There­fore, the pro­posed works can pro­ceed without a licence although gen­er­al mit­ig­a­tion must be imple­men­ted as sug­ges­ted in terms of installing bat sens­it­ive light­ing. This can be covered by a suit­ably worded plan­ning condition.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

1. In terms of tree loss, the updated land­scape plan shows addi­tion­al trees and sug­ges­ted spe­cies which are appro­pri­ate for this loc­al­ity. There is a pref­er­ence for an all nat­ive spe­cies approach to plant­ing, how­ever, giv­en this is a private garden area, and that the pro­posed cherry and apple spe­cies will provide flowers for pol­lin­at­ors and fruit for birds, the pro­posed plant­ing will still bene­fit wild­life and is acceptable.

2. The pro­pos­al is con­sidered to com­ply with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

3. 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 High­land Coun­cil Flood Team and Con­tam­in­ated Land Officer have no objec­tions to the scheme. The pro­pos­al is there­fore con­sidered to com­ply with Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Ser­vi­cing, Access and Parking

1. Policy 3: Design and Place­mak­ing and Policy 10: Resources 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.

2. Regard­ing water con­nec­tions, the pro­pos­al would be con­nec­ted to the mains water in the area. Scot­tish Water has no objec­tions but require the applic­ant to sub­mit a form­al applic­a­tion to them fol­low­ing the grant­ing of any per­mis­sion to review capacity.

3. Turn­ing to foul water meas­ures, it is pro­posed that the site is con­nec­ted into the Scot­tish Water mains sew­er and the Kin­gussie Waste Water Treat­ment Works. For sur­face water run off arising from the site, it is pro­posed that it will be accom­mod­ated by the exist­ing drain­age sys­tem. The High­land Coun­cil Flood Risk Man­age­ment Team has no objec­tion to the scheme and no spe­cif­ic com­ments on the pro­posed drain­age meas­ures. On this basis the sur­face water and foul water drain­age meas­ures are con­sidered to be accept­able and in accord­ance with Policy 3: Design and Place­mak­ing and Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

4. 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. The devel­op­ment will be sat­is­fact­or­ily accessed from Mill Road to the north. A ped­es­tri­an access link is pro­posed to be con­struc­ted through the site join­ing the exist­ing foot­path to the north. Fol­low­ing revi­sions to the scheme in rela­tion to vehicu­lar man­oeuv­rab­il­ity with­in the site, vis­ib­il­ity splays and ped­es­tri­an access links, the High­land Coun­cil Trans­port Plan­ning Team con­firm they have no longer object to the pro­posed devel­op­ment. There are eight off street vehicu­lar park­ing spaces, one of which will be an access­ible park­ing space, provided to serve the scheme. It is con­sidered that the applic­a­tion sat­is­fies the require­ments of Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

Developer Con­tri­bu­tions

1. Policy 11: Developer Oblig­a­tions of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 states that where devel­op­ment cre­ates a need to increase or improve pub­lic ser­vices, facil­it­ies or infra­struc­ture, or mit­ig­ate adverse effects, the developer will be required to make a fair and reas­on­able con­tri­bu­tion in cash or in kind towards addi­tion­al costs or require­ments. There is capa­city at both the catch­ment Primary and Sec­ond­ary schools to accom­mod­ate this devel­op­ment and as such no mit­ig­a­tion is neces­sary. The pro­pos­al is con­sidered to accord with Policy 11: Developer Obligations.

Oth­er Issues Raised in Con­sulta­tions and Representations

1. All mat­ters raised by con­sul­tees and third parties have been addressed above. No com­ments have been received from the Com­munity Coun­cil on this occasion.

CON­CLU­SION

1. The redevel­op­ment of the former bank build­ing will bring this site back into use. The intro­duc­tion of hous­ing will ful­fil a loc­al need which will bene­fit the loc­al com­munity, through the pro­vi­sion of 5 afford­able dwell­ings. The devel­op­ment is sym­path­et­ic­ally designed and will enhance the exist­ing lay­out and char­ac­ter of the vil­lage. Any remain­ing points of detail that have not been suf­fi­ciently addressed will be resolved through the impos­i­tion of suit­able con­di­tions. Sub­ject to these recom­men­ded con­di­tions, the pro­posed devel­op­ment is con­sidered to com­ply with the policies con­tained with­in the adop­ted Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and approv­al is there­fore recommended.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

RECOM­MEND­A­TION

That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to Approve Con­ver­sion of build­ing into 3No flats and erec­tion of 2No cot­tage flats at Badenoch House, II High Street Kin­gussie, PH21 IHS, the redevel­op­ment of Badenoch House, and its cur­til­age, 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. No devel­op­ment shall com­mence on site until the tree pro­tec­tion meas­ures have been installed on site in accord­ance with the approve tree con­straints plan and main­tained in accord­ance with those details for the dur­a­tion of construction.

Reas­on: To ensure that trees adja­cent to the site, which con­trib­ute to the land­scape char­ac­ter and biod­iversity of the area are appro­pri­ately pro­tec­ted dur­ing con­struc­tion works in accord­ance with Policy 4: Nat­ur­al Her­it­age and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until details and the spe­cific­a­tion of the extern­al mater­i­als (samples may be required) have been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Authority.

Reas­on: To ensure that the new devel­op­ment con­serves and enhances the land­scape char­ac­ter of Kin­gussie and is sym­path­et­ic to the char­ac­ter of the area in accord­ance with Policy 3: Sus­tain­able Design and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015.

1. No res­id­en­tial unit shall be occu­pied until all park­ing, paths, turn­ing and access arrange­ments, includ­ing vis­ib­il­ity splays, bin and cycle stor­age pro­vi­sion have been fully imple­men­ted in accord­ance with the approved site plan.

Reas­on: To ensure that suit­able park­ing, bicycle stor­age and waste man­age­ment pro­vi­sion is made for res­id­ents in accord­ance with Policy 3: Sus­tain­able Design of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015.

1. No light­ing shall be installed on site until details (pos­i­tion, type and intens­ity) have been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity. The light­ing shall be installed and oper­ated in strict accord­ance with the approved plans.

Reas­on: To ensure that the devel­op­ment does not adversely affect European Pro­tec­ted Spe­cies includ­ing Pip­istrelle bats in accord­ance with Policy 4:

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

1. No res­id­en­tial unit shall be occu­pied until it is con­nec­ted to a pub­lic water sup­ply and a pub­lic drain­age supply.

Reas­on: To ensure that all res­id­en­tial units are adequately served by pub­lic ser­vices in accord­ance with Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. Unless oth­er­wise agreed in writ­ing with the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity, the res­id­en­tial units as indic­ated on the approved plans, shall be retained in per­petu­ity as five units of afford­able hous­ing accommodation.

Reas­on: To ensure that pro­vi­sion is made for afford­able hous­ing in accord­ance with Policy pro­vi­sion of the Loc­al Devel­op­ment Plan and that the ten­ure remains as con­sidered in this applic­a­tion in accord­ance with Policy 1: Hous­ing Devel­op­ment and Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 12/11/2021

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 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.

4. The applic­ants should sub­mit a form­al con­nec­tion applic­a­tion to Scot­tish Water fol­low­ing the grant­ing of plan­ning per­mis­sion for review of the avail­ab­il­ity of capacity.

5. 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.

6. Plan­ning con­sent does not carry with it the right to carry out works with­in the pub­lic road bound­ary. The applic­ant will be required to apply for a Minor Works Per­mit, often referred to as a Road Open­ing Per­mit from the High­land Coun­cils Loc­al Com­munity Ser­vices Office, as the Roads Author­ity under Sec­tion 56 of the Roads (Scot­land) Act 1984 pri­or to any work com­men­cing on or adja­cent to the pub­lic road net­work. All Minor Works Per­mit applic­a­tion enquires should be made via the Council’s web­site at the fol­low­ing link www​.high​land​.gov​.uk or by con­tact­ing Gen­er­al Enquires tel. no. 01349 886606. Please note that no work should com­mence until offi­cial per­mis­sion from the Coun­cil has been received.