Item5AATomintoulHousing20210043DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PRO­POSED: Redevel­op­ment of former sec­ond­ary school site to cre­ate 12 afford­able houses at Former Tomin­toul Sec­ond­ary School, Main Street, Tomin­toul, Moray, AB37 9НА

REF­ER­ENCE: 2021/0043/DET

APPLIC­ANT: Tomin­toul And Glen­liv­et Devel­op­ment Trust

DATE CALLED-IN: 15 Feb­ru­ary 2021

RECOM­MEND­A­TION: Approve sub­ject to Con­di­tions and Developer Contribution

CASE OFFICER: Stephanie Wade Plan­ning Officer

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CNPA Plan­ning Com­mit­tee Applic­a­tion Site 0 5 10 20 Meters Fomin­toul ord­mouth POPo­tel Pol Po Sta N Crown copy­right and data­base rights 2021. Ord­nance Sur­vey Licence num­ber 100040965 Track Cults Drive 50 CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 Scho 79 MAIN STREET (A939) 47 Stru­an Tom­beck Glen Avon Hotel 2

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The site relates to the former sec­ond­ary school site in Tomin­toul. The site lies with­in the centre of the vil­lage and cov­ers approx­im­ately 3400 square metres. Tomin­toul is a planned vil­lage with a tra­di­tion­al grid lay­out with the cent­ral north/​south Main Street. The site has been cleared earli­er this year of the former school build­ing and play­ground. It is bounded to the north­east by Main Street and Cults Drive to the south­w­est. Exist­ing res­id­en­tial prop­er­ties lie to the north­w­est and a large detached villa and the Glen Avon Hotel lie to the south­east. Tomin­toul Primary School is loc­ated oppos­ite the site on Cults Drive. The street edge of the vil­lage is char­ac­ter­ised by small scale house front­ages. There is a pre­dom­in­ance of tra­di­tion­al sand­stone build­ings vary­ing between one and two storeys.

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 Date on Date Received Num­ber Plan* PLANS Plan — Loc­a­tion Plan PL-01 18/01/21 15/02/21 Plan — Site Plan PL-201 Rev.F 26/04/21 26/04/21 Plan — Block Plan PL-200 Rev.C 15/04/21 16/04/21 Plan — Plots 1 & 2 Elev­a­tions PL-500 Rev.B 01/01/21 15/02/21 Plan — Plots 1 & 2 Pro­posed Floor PL-300 Rev.B 01/01/21 15/02/21 Plan Plan Plot 3 & 4 Elev­a­tions PL-501 Rev.B 01/01/21 15/02/21 Plan — Plot 3 & 4 Pro­posed Floor PL-301 Rev.B 01/01/21 15/02/21 Plan Plan — Plot 5 Elev­a­tions PL-502 Rev.C 15/04/21 16/04/21 Plan — Plot 5 Pro­posed Floor­plan PL-302 Rev.C 15/04/21 16/04/21 Plan — Plot 6 & 7 Elev­a­tions PL-503 Rev.C 15/04/21 16/04/21 Plan — Plot 6 & 7 Pro­posed Ground PL-303 Rev.C 15/04/21 16/04/21 Floor plan Plan — Plot 8 & 9 Pro­posed Floor PL-304 Rev.B 01/01/21 15/02/21 plan Plan Plot 8 & 9 Elev­a­tions PL-504 Rev.B 01/01/21 15/02/21 Plan — Plot 10 Elev­a­tions PL-505 Rev.C 15/04/21 16/04/21 Plan — Plot 10- Pro­posed Floor Plan SK-305 Rev.C 15/04/21 16/04/21 3

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 Plan — Plots 11 & 12 Pro­posed Floor PL-306 Rev.C Plans 15/04/21 16/04/21 Plan — Plots 11 & 12 Elev­a­tions PL-506 Rev.B 01/01/21 16/04/21 Plan — Drain­age Lay­out ¹⁴⁰³⁴⁶⁄₂₀₀₀ 26/04/21 26/04/21 Rev.C Plan Street Elev­a­tions PL-507 Rev.A 15/04/21 16/04/21 Plan — Tree Sur­vey Draw­ing 16/04/21 Plan — Kerbing Lay­out ¹⁴⁰³⁴⁶⁄₁₀₀₃ 26/04/21 26/04/21 Rev.B Plan — Road Lay­out ¹⁴⁰³⁴⁶⁄₁₀₀₀ 26/04/21 26/04/21 Rev.C Plan — Gen­er­al Arrange­ment 40141-IFL-TI- 23/04/21 26/04/21 Land­scap­ing DR-L-10 – 001- P02 SUP­PORT­ING INFORM­A­TION Oth­er — Tree Sur­vey Sched­ule 14/04/21 16/04/21 Oth­er — Tree Sur­vey Report 01/04/21 16/04/21 Oth­er — Bat Activ­ity Sur­veys and VI 13/10/20 15/02/21 Eco­lo­gic­al Walkover Sur­vey Oth­er — Drain­age Impact 140346 15/02/21 Assess­ment Oth­er — Design State­ment 15/02/21 Oth­er- Agent Com­ments in 15/04/21 Response to Roads Oth­er — Response to Con­sul­tee 16/04/21 16/04/21 Com­ments *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 12 dwell­ing­houses with asso­ci­ated access, ser­vi­cing arrange­ments and land­scap­ing works. The devel­op­ment includes a range of semi-detached and detached house types, ran­ging from single storey to two storey dwell­ings. All units are pro­posed to be afford­able dwell­ings. The hous­ing accom­mod­a­tion sched­ule is as follows:

Num­ber Accom­mod­a­tion Num­ber of Type of Afford­able Hous­ing of Units Type Bed­rooms 4 Semi-detached 2 Social Rent 3 Semi-detached 3 Social Rent 2 Detached 3 Social Rent 1 Semi-detached 2 Dis­coun­ted Sale 2 Detached 3 Dis­coun­ted Sale

1. Three units of accom­mod­a­tion are pro­posed as live/​work houses and are to be suit­able for use as an office, work­shop or stu­dio. All dwell­ings have a mod­ern design form whilst ref­er­en­cing the tra­di­tion­al pro­por­tions of dwell­ings with­in Tomin­toul. The 4

5. CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 extern­al fin­ish of the dwell­ings com­prise a simple palette of: rendered elev­a­tions, with ele­ments of col­oured Ced­ral weather­board clad­ding, under a con­crete tile roof; and UPVC fen­es­tra­tion and doors. Each dwell­ing is pro­posed to be heated by air-source heat pumps and sol­ar photo­vol­ta­ic pan­els will be installed on a roof-slope of each dwell­ing. Regard­ing drain­age, the dwell­ings are pro­posed to be con­nec­ted to the pub­lic sew­er which serves the area. A shared sur­face water soakaway is pro­posed to be con­struc­ted in the centre of the devel­op­ment and all roads and park­ing areas with­in the scheme are to be con­struc­ted from per­meable sur­fa­cing which will dis­charge into the shared soakaway.

1. Vehicu­lar access is pro­posed off of the main street in Tomin­toul, join­ing the A939. Regard­ing park­ing arrange­ments, a total of 24 park­ing spaces are pro­posed with­in the site to serve the dwell­ings, with spaces pre­dom­in­ately sited with­in the cur­til­ages of the dwell­ings and four spaces with­in the cent­ral square. A ped­es­tri­an access link is pro­posed to be con­struc­ted through the site join­ing the Main Street to Cults Drive. The pro­pos­al includes lawned areas for soft land­scap­ing pur­poses with beech hedging, trees and shrubs.

2. The applic­a­tion is sup­por­ted by the fol­low­ing inform­a­tion: a) Design State­ment- out­lines the eth­os behind the chosen design solu­tions for the development.

b) Drain­age Impact Assess­ment- con­firms that the fol­low­ing sur­vey work, the ground con­di­tions of the site are con­sidered to be suit­able for dis­pos­al of sur­face water to the ground by infilt­ra­tion using per­meable sur­fa­cing and soakaways. Regard­ing foul water, the Drain­age Strategy con­firms that this will be col­lec­ted by a con­ven­tion­al piped drain­age sys­tem and con­nec­ted to the Scot­tish Water pub­lic sew­er. This sys­tem will also be con­nec­ted to the neigh­bour­ing prop­erty at No.47 to main­tain its link to the pub­lic sew­er. Sur­face water run­off from the roofs of the dwell­ings, the drive­ways, access road and cent­ral court­yard are pro­posed to be dis­posed of with­in the site by pro­vi­sion of infilt­ra­tion sys­tems. The cent­ral court­yard is pro­posed to be con­struc­ted of per­meable block paviours with a soakaway below, formed of mod­u­lar stor­age units with capa­city to accom­mod­ate the sur­face water from the whole court­yard area togeth­er with run­off from all of the dwell­ings. Regard­ing main­ten­ance, the doc­u­ment con­firms that the sur­face water sys­tem will remain in private own­er­ship and main­tained by a factor on behalf of the developer.

c) Eco­lo­gic­al Sur­veys- Eco­lo­gic­al sur­vey work sub­mit­ted in sup­port of the applic­a­tion includes Bat Activ­ity Sur­veys and an Eco­lo­gic­al Walkover Sur­vey under­taken by High­land Eco­logy and Devel­op­ment Ltd. The two bat activ­ity sur­veys were under­taken ahead of the demoli­tion works of the former build­ings on site and con­cluded that the former build­ing was not used by roost­ing bats dur­ing the act­ive peri­od. A Stage I Tree Assess­ment also con­firms the adja­cent five trees to the site have a low/​negligible bat roost poten­tial. The walkover sur­vey notes that the small area of amen­ity grass­land with­in the site makes it of low suit­ab­il­ity for rep­tiles and swift boxes should be incor­por­ated into the new devel­op­ment. 5

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 8. 9. d) Tree Sur­vey- con­firms that the five trees dir­ectly adja­cent to the pro­posed devel­op­ment site were sub­ject to sur­vey­ing. All five trees were con­sidered to be healthy and in fair con­di­tion with the crown spread over­hang and root­ing areas likely to extend to with­in the devel­op­ment site. Tree pro­tec­tion meas­ures are advised to be incor­por­ated with­in any con­struc­tion scheme. Dur­ing the pro­gres­sion of the applic­a­tion and in response to the com­ments from the ori­gin­al con­sulta­tion, revi­sions were made to the ori­gin­al scheme with adjust­ments to the pro­posed road and foot­way net­work includ­ing the vis­ib­il­ity splays and path widths. The pro­posed bin stor­age area has also been moved from the cent­ral court­yard to just off of the vehicu­lar access from Main Street, so that they can be uplif­ted by the refuse vehicle from the Main Street. Plans of the pro­pos­al are included with­in Appendix 1. History

1. The site bene­fit­ted from plan­ning per­mis­sion for the redevel­op­ment of the school site to provide nine dwell­ings, which gained con­sent in March 2018 under plan­ning applic­a­tion ref­er­ence 2017/0325/DET. Although that applic­a­tion has not been imple­men­ted and is to be replaced by the altern­at­ive scheme put for­ward in the applic­a­tion being con­sidered with­in this report, the Old School has been demol­ished fol­low­ing approv­al of demoli­tion war­rants through Moray Council.

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 POLICY 7 POLICY 8 THE SIT­ING AND DESIGN OF DIGIT­AL COM­MU­NIC­A­TIONS EQUIP­MENT RENEW­ABLE ENERGY OPEN SPACE, SPORT AND RECRE­ATION CUL­TUR­AL HER­IT­AGE POLICY 9 POLICY 10 RESOURCES X POLICY 11 DEVELOPER CON­TRI­BU­TIONS X 6

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021

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 X (2015) 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 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 Guid­ance (2015) X

CON­SULTA­TIONS Sum­mary of the main issues raised by consultees

1. Scot­tish Water has no objec­tion to the pro­pos­al but this does not con­firm that the pro­posed devel­op­ment can cur­rently be ser­viced, and advises that a form­al applic­a­tion must be sub­mit­ted to Scot­tish Water. They also con­firm the devel­op­ment will be ser­viced by Tomin­toul Waste Water Treat­ment works and also requires a form­al capa­city applic­a­tion to Scot­tish Water.

2. Aber­deen­shire Coun­cil Archae­olo­gist advises that no archae­olo­gic­al mit­ig­a­tion is required.

3. Moray Coun­cil Trans­port Plan­ning Team ori­gin­ally had a hold­ing objec­tion to the require­ment of amend­ments to the scheme.

4. Fol­low­ing the sub­mis­sion of revised inform­a­tion, the Team con­firm the remov­al of their hold­ing objec­tion and provided the fol­low­ing comments:

5. This pro­pos­al is for the redevel­op­ment of a former school to a res­id­en­tial devel­op­ment con­sist­ing of 12no units. A new remote foot­path is to be provided through the site dir­ectly link­ing Main Street to Cults Drive, along with pro­vi­sion of a new sec­tion of foot­way along the site front­age onto Cults Drive. Roads Con­struc­tion Con­sent shall be required for these ele­ments. A Traffic Order is present for Main Street adja­cent, relat­ing to pre­vi­ous wait­ing restric­tions asso­ci­ated with the former 7

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 school. Although the mark­ings have been removed from the car­riage­way the order itself will require to be form­ally revoked. The intern­al court­yard area shall remain private and shall not be adop­ted by the Roads Author­ity (only the sec­tion of remote foot­path shall be adop­ted with­in the site). Details for the pro­vi­sion of baffle bar­ri­ers shown on the cycle path link through the devel­op­ment are not accept­able as shown and will be sub­ject to changes required for Roads Con­struc­tion Con­sent. The Team recom­mend the inclu­sion of plan­ning con­di­tions cov­er­ing: a con­struc­tion traffic man­age­ment plan; evid­ence that the stat­utory pro­cess to revoke the exist­ing no stop­ping traffic reg­u­la­tion order has been com­pleted; install­a­tion of tem­por­ary sig­nage dur­ing con­struc­tion; install­a­tion of the foot­way, park­ing areas and access pri­or to occu­pa­tion of dwell­ings; revi­sions to dropped kerb loc­a­tions; and no obstruc­tions to vis­ib­il­ity splays.

1. Moray Coun­cil Flood Risk Man­age­ment Team has no objec­tion to the applic­a­tion and no con­di­tions are required.

2. Moray Coun­cil Con­tam­in­ated Land Officer has no objec­tions and hav­ing reviewed the con­tam­in­a­tion assess­ment report, the Officer accepts the find­ings of the report.

3. Moray Coun­cil Developer Oblig­a­tions Officer ori­gin­ally advised that con­tri­bu­tions would be required for demand respons­ive trans­port and for health­care ser­vices to upgrade the Dufftown med­ic­al centre.

4. CNPA Land­scape Officer raises no objec­tion to the scheme not­ing that from the inform­a­tion sub­mit­ted, the lay­out and design of the pro­posed houses would fit with the loc­al land­scape char­ac­ter and SLQs and would have some pos­it­ive effects. The pro­posed gar­dens and land­scape plant­ing are lim­ited in extent and the cent­ral square will com­prise a large expanse of con­crete paviours, but the pro­pos­al non­ethe­less includes hedges, trees, shrubs and amen­ity grass which should con­trib­ute pos­it­ively to the hous­ing design and spa­tial qual­it­ies. The tree sur­vey report, sched­ule and draw­ing should also ensure pro­tec­tion of exist­ing trees that con­trib­ute to the loc­al land­scape char­ac­ter and SLQs, par­tic­u­larly the Beech to the south. The Officer recom­mends the inclu­sion of plan­ning con­di­tions to con­firm the land­scape main­ten­ance post year I togeth­er with a Con­struc­tion Meth­od Statement.

5. CNPA Eco­logy Officer wel­comes the meas­ures incor­por­ated for bats and birds with­in the scheme and the land­scap­ing details provid­ing new tree, shrub and hedge plant­ing. The Officer notes that there are lim­ited eco­lo­gic­al issues since the site is cleared, how­ever, a con­struc­tion meth­od state­ment is required by con­di­tion to help safe­guard any rep­tiles, bats and birds and con­tain any soil to the site. The Officer is dis­ap­poin­ted that the pro­posed SUDs scheme for the site does not incor­por­ate any gain for biod­iversity. Regard­ing nearby des­ig­nated sites, the Officer con­firms that pre­vi­ous con­sid­er­a­tion of the site through the ori­gin­al plan­ning applic­a­tion con­cluded there is no con­nec­tion to the River Spey Spe­cial Area of Con­ser­va­tion and a Hab­it­ats Reg­u­la­tions Apprais­al is there­fore not required on this occasion.

6. CNPA Out­door Access Officer has no spe­cif­ic com­ments on the scheme. 8

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021

1. Kirk­mi­chael and Tomin­toul Com­munity Coun­cil has provided no com­ments on the proposal.

REP­RES­ENT­A­TIONS

1. The applic­a­tion was advert­ised when first sub­mit­ted. One let­ter of pub­lic rep­res­ent­a­tion has been received not­ing their sup­port for the scheme. A copy of their response can be found at Appendix 2. With­in the rep­res­ent­a­tion, the respond­ent does raise con­cerns regard­ing park­ing and road access­ib­il­ity on Cults Drive and seeks that the primary school No Park­ing Zone on Cults Drive is exten­ded to cov­er the ser­vice entrance to the Glenavon Hotel.

APPRAIS­AL

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

Prin­ciple of Development

1. The prin­ciple of redevel­op­ing the site to provide hous­ing was ori­gin­ally estab­lished under the pre­vi­ous applic­a­tion in accord­ance with the 2015 Loc­al Devel­op­ment Plan Policies. Policy I: New Hous­ing Devel­op­ment of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 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.

2. The set­tle­ment object­ives for Tomin­toul as out­lined with­in the 2021 Loc­al Devel­op­ment Plan, includes the fol­low­ing object­ives: a) Sup­port the pro­vi­sion of hous­ing that meets the needs of the loc­al com­munity; and b) Deliv­er devel­op­ment to sup­port the com­munity and loc­al economy.

3. The devel­op­ment is put for­ward for con­sid­er­a­tion by the Com­munity Trust on behalf of the com­munity to provide 12 afford­able dwell­ings in a cent­ral loc­a­tion with­in Tomin­toul, mak­ing use of a brown­field site. In accord­ance with Policy 1.4, the site would provide a mix of ten­ure with prop­er­ties avail­able for dis­coun­ted sale and for social rent, as well as provid­ing live/​work flex­ib­il­ity for a num­ber of the units in sup­port of the loc­al eco­nomy. The units provide a range of sizes help­ing to secure a bal­anced hous­ing stock with smal­ler dwell­ings of 2 – 3 bed­room homes being provided with­in the site.

4. The pro­pos­al also accords with Policy 1.5 which seeks the pro­vi­sion of afford­able hous­ing with­in devel­op­ment schemes of at least 25% of the devel­op­ment. In this case the pro­pos­al looks to provide 100% afford­able hous­ing which is wel­comed. 9

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021

1. The prin­ciple of hous­ing on this site is con­sidered to be accept­able in terms of Policy 1: New Hous­ing Devel­op­ment sub­ject to com­pli­ance with oth­er rel­ev­ant Loc­al Devel­op­ment Plan policies.

Lay­out, Amen­ity and Design

1. 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.

2. The planned lay­out of Tomin­toul is very dis­tinct­ive, char­ac­ter­ised by a rec­ti­lin­ear road/​street pat­tern. Street front­ages are strongly char­ac­ter­ist­ic, with rel­at­ively low scale house fronts with either no front garden or very small front gar­dens. The pro­posed lay­out fol­lows the gen­er­al grain of the street pat­tern, with act­ive front­ages along Cults Drive and the Main Street and dwell­ing scales appro­pri­ate to the wider street scene. The pro­pos­al also looks to util­ise an intern­al square/​courtyard lay­out which is not con­sidered to be out of keep­ing with the wider devel­op­ment pat­tern. On this basis the pro­pos­al is con­sidered to com­ply with the spe­cif­ic policy require­ments of Policy I and Policy 3.

3. 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 pro­tects amen­ity cur­rently enjoyed by neigh­bour­ing occu­pants to sites and affords suf­fi­cient private amen­ity ground and off street park­ing with the devel­op­ment. 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. Each prop­erty is pro­posed with its own indi­vidu­al, private garden and car park­ing spaces. No let­ters of pub­lic rep­res­ent­a­tion have been received from any neigh­bour­ing occu­pants rais­ing con­cern to the scheme. Tak­ing this into account, the pro­pos­al is con­sidered to accord with the amen­ity require­ments of Policy 3.

4. 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 design of the pro­posed dwell­ings adopts a mod­ern approach whilst util­ising tra­di­tion­al pro­por­tions and scale, which is evid­ent with the loc­al archi­tec­tur­al ver­nacu­lar. The site is con­sidered to have capa­city for the num­ber of dwell­ings pro­posed and the dens­ity is there­fore con­sidered accept­able to the site size. Air source heat pumps and sol­ar pan­els are pro­posed to be installed for each dwell­ing to aid the min­im­isa­tion of energy usage.

5. On this basis, the pro­pos­al is con­sidered to accord with Policy 3: Design and Place­mak­ing and Policy I: New Hous­ing Devel­op­ment of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. 10

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 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 Cairngorms Nation­al Park Land­scape Officer con­siders that the lay­out and design of the pro­posed houses will gen­er­ally relate well to the dis­tinct land­scape char­ac­ter and SLQs of Tomin­toul, includ­ing exist­ing build­ings. The inclu­sion of some pos­it­ive con­tem­por­ary ele­ments and fea­tures are wel­come, such as the inclu­sion of some strong col­our, wooden exter­i­or clad­ding and PV panels.

3. There are sev­er­al trees which lie out­with the bound­ary of the site which make a pos­it­ive con­tri­bu­tion to the green infra­struc­ture of the vil­lage and a plan­ning con­di­tion is there­fore recom­men­ded to ensure tree pro­tec­tion meas­ures are imple­men­ted with­in the site for the trees dur­ing any con­struc­tion period.

4. A land­scape plan has been sub­mit­ted pro­pos­ing a range of trees, shrubs, climbers and ground cov­er that should con­trib­ute pos­it­ive to the loc­al land­scape and res­id­ents’ amen­ity. Spe­cific­ally the CNPA Land­scape Officer con­siders that the net­work of hedges and garden trees will be of value for provid­ing a land­scape struc­ture through­out the scheme. A plan­ning con­di­tion is recom­men­ded to ensure the land­scap­ing scheme is main­tained post year 1.

5. Sub­ject to an appro­pri­ate land­scape con­di­tions regard­ing a con­struc­tion meth­od state­ment, mater­i­al samples and long term land­scape main­ten­ance details, the pro­pos­al is con­sidered to com­ply with Policy 5: Land­scape 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 whilst Policy 10: Resources sets out the need to fully con­sider impacts on flood­ing and water resources.

2. Due to the baseline being a cleared, brown­field site, the CNPA Eco­logy Officer con­firms that there are there­fore 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. Eco­lo­g­cial enhance­ments are included with­in the scheme includ­ing bat and swift bricks, and land­scap­ing provid­ing amen­ity grass, tree, hedge and shrub plant­ing. A revised Tree Pro­tec­tion Plan now includes the required root pro­tec­tion zones to be pro­tec­ted dur­ing con­struc­tion and a Con­struc­tion Meth­od State­ment is recom­men­ded as a plan­ning con­di­tion which should include meas­ures for reptiles.

3. It is noted that there are no ​‘green’ SUDs incor­por­ated with­in the pro­posed devel­op­ment. The CNPA Eco­logy Officer sug­ges­ted the inclu­sion of this as a 11

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 biod­iversity enhance­ment on both the pre­vi­ous applic­a­tion per­mit­ted and for the cur­rent applic­a­tion being con­sidered and the applic­ants were encour­aged to review this. The applic­ants acknow­ledge the bene­fits of such a sys­tem but giv­en the size and mix of ten­ure togeth­er with scheme viab­il­ity and main­ten­ance reas­ons, they are unwill­ing to adopt this approach. This is unfor­tu­nate, how­ever the pro­posed SUDs as presen­ted with­in the scheme sat­is­fies the stand­ards spe­cified in rel­ev­ant guid­ance. Giv­en this, the pro­pos­al is con­sidered to com­ply with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

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 Moray Coun­cil Con­tam­in­ated Land Officer has 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 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.

2. Regard­ing water con­nec­tions, the pro­pos­al would be con­nec­ted to the mains water in the area, of which Scot­tish Water have 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 Tomin­toul Waste Water Treat­ment Works. For sur­face water run­off arising from the site, it is pro­posed that this is dealt with by the install­a­tion of tra­di­tion­al soakaways with­in the cent­ral area of the site to deal with both access road run­off, park­ing bays and roof water run­off. The Moray Coun­cil Flood Risk Man­age­ment Team has no objec­tion to the scheme and no spe­cif­ic com­ments on the pro­posed drain­age meas­ures. On this basis the pro­posed sur­face water and foul water drain­age meas­ures are con­sidered to be accept­able 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 the exist­ing pub­lic routes, Main Street and Cults Drive. Fol­low­ing revi­sions to the scheme in rela­tion to vehicu­lar man­oeuv­rab­il­ity with­in the site, vis­ib­il­ity splays, and ped­es­tri­an access links, the Moray Coun­cil Trans­port Plan­ning Team con­firm they have no objec­tion to the scheme sub­ject to con­di­tions being imposed seek­ing road safety refine­ments as con­tained with­in their con­sulta­tion response.

5. The intern­al road lay­out is pro­posed as a shared space with ped­es­tri­ans and will not be adop­ted by the Coun­cil. It is noted that the Coun­cil will adopt the pro­posed foot­way 12

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 link through the site which will con­nect Main Street to Cults Drive. There is adequate off street vehicu­lar park­ing pro­vi­sion to serve the scheme and sub­ject to the appro­pri­ate con­di­tions being attached, it is con­sidered that the applic­a­tion sat­is­fies the roads require­ments of Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 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. The Policy also requires con­tri­bu­tions to afford­able hous­ing where applic­able and where no afford­able hous­ing is provided on site.

2. There is capa­city at both the catch­ment Primary and Sec­ond­ary schools to accom­mod­ate this devel­op­ment and as such no mit­ig­a­tion is neces­sary. The Moray Coun­cil Developer Oblig­a­tions Officer has iden­ti­fied that developer con­tri­bu­tions are required towards demand respons­ive trans­port. The applic­ant has been made aware of this and has indic­ated their agree­ment for its pay­ment pri­or to the issu­ing of any decision notice.

3. The Moray Coun­cil Developer Oblig­a­tions Officer ori­gin­ally indic­ated that a con­tri­bu­tion would be required towards the exten­sion of the med­ic­al centre in Dufftown which requires exten­sion. How­ever, although Tomin­toul is covered by the Dufftown med­ic­al prac­tice, there is a med­ic­al centre in Tomin­toul from where loc­al health­care facil­it­ies are provided. Although NHS Grampi­an have noted that improve­ments to the Dufftown med­ic­al centre will indir­ectly increase capa­city at the Tomin­toul Branch, the pro­posed devel­op­ment does not give rise to the impacts in Dufftown and officer do not con­sider this meets the tests for requir­ing a con­tri­bu­tion. In addi­tion, the applic­ant has provided inform­a­tion on the fund­ing and costs for the pro­pos­al and it is clear that the pro­ject can­not afford the total con­tri­bu­tion that would be required. Tak­ing account of the dir­ect impacts of the devel­op­ment, along­side fin­an­cial inform­a­tion sub­mit­ted on behalf of the applic­ant, CNPA officers recom­mend that a con­tri­bu­tion towards health­care ser­vices should not be required.

4. The pro­pos­al is con­sidered to accord with Policy 11: Developer Oblig­a­tions sub­ject to the pay­ment of the demand respons­ive trans­port contribution.

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. One let­ter of sup­port has been received from a mem­ber of the pub­lic. It is noted that with­in this, they raise con­cern regard­ing park­ing and road access­ib­il­ity on Cults Drive. As required by the Moray Coun­cil Roads Author­ity, plan­ning con­di­tions are to be attached to any sub­sequent decision notice relat­ing to the agree­ment of the tem­por­ary ​‘no stop­ping’ sig­nage dur­ing the con­struc­tion works and the per­man­ent ​‘no stop­ping 13

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 sig­nage’ and renew­al of the road mark­ings on Cults Drive to ensure the restric­tions on Cults Drive are maintained.

1. The Council’s Archae­olo­gist has no objec­tions to the scheme.

CON­CLU­SION

1. The redevel­op­ment of the former school will bring this vacant, derel­ict site back into use. The intro­duc­tion of hous­ing will ful­fil a loc­al need which will bene­fit the loc­al com­munity, through the pro­vi­sion of both dis­coun­ted sale and social rent units. 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 and the pay­ment of the developer con­tri­bu­tion fig­ure, 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.

RECOM­MEND­A­TION That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to Approve the Redevel­op­ment of former sec­ond­ary school site to cre­ate 12 afford­able houses at Former Tomin­toul Sec­ond­ary School Main Street Tomin­toul Moray AB37 9HA sub­ject to: 1) Con­clu­sion of an appro­pri­ate agree­ment or upfront pay­ment regard­ing the developer con­tri­bu­tion in respect of demand respons­ive trans­port; and 2) 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 until a Con­struc­tion Traffic Man­age­ment Plan has been sub­mit­ted to and approved in writ­ing by the Coun­cil as Plan­ning Author­ity act­ing as Plan­ning Author­ity in con­sulta­tion with the Roads Author­ity. The Con­struc­tion Traffic Man­age­ment Plan shall include as a min­im­um the fol­low­ing inform­a­tion: a) dur­a­tion of works; b) con­struc­tion pro­gramme; c) sched­ule for deliv­ery of mater­i­als and plant; d) full details of tem­por­ary arrange­ments to safe­guard ped­es­tri­an move­ments dur­ing the con­struc­tion peri­od; e) full details of any tem­por­ary con­struc­tion access; f) full details of any tem­por­ary clos­ures or diver­sions; g) details of restric­ted times for deliv­er­ies to the site when school chil­dren are trav­el­ling to/​from the nearby school; 14

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 5 14/05/2021 2. 3. h) meas­ures to be put in place to pre­vent mater­i­al being depos­ited on the pub­lic road; i) traffic man­age­ment meas­ures to be put in place dur­ing works includ­ing any spe­cif­ic instruc­tions to drivers; j) park­ing pro­vi­sion, turn­ing, load­ing and unload­ing areas with­in the site for con­struc­tion traffic; There­after the con­struc­tion of the devel­op­ment shall be imple­men­ted in accord­ance with those approved details. Reas­on: To ensure there are no adverse impacts on the roads net­work in rela­tion to road safety and that con­struc­tion traffic asso­ci­ated with the devel­op­ment causes min­im­um dis­turb­ance to res­id­ents in accord­ance with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. No devel­op­ment shall com­mence on site until a Con­struc­tion Meth­od State­ment (CMS) and pro­gramme of works has been sub­mit­ted to and approved 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) Con­struc­tion stage SUDs; c) Con­firm­a­tion that works will take place out­side of bird breed­ing sea­son d) Ref­er­ence to the amended tree pro­tec­tion plan and meas­ures; e) Con­struc­tion pol­lu­tion pre­ven­tion meas­ures; f) Pro­gramme of works; g) Details of how rep­tiles will be safe­guarded dur­ing con­struc­tion works; The con­struc­tion of the devel­op­ment shall there­after be imple­men­ted in accord­ance with the approved details. Reas­on: The works are to be under­taken in an envir­on­ment­ally sens­it­ive area. It is there­fore neces­sary for a Con­struc­tion Meth­od State­ment to be agreed pri­or to the com­mence­ment of any works to ensure that work on site pro­ceeds without dam­age to the envir­on­ment in accord­ance with Policy 4: Nat­ur­al Her­it­age and Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. No devel­op­ment shall com­mence on site until the tree pro­tec­tion meas­ures have