Item5Appendix2SupportingStatement20200068DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Agenda Item 5 Appendix 2 12/06/2020

AGENDA ITEM 5

APPENDIX 2

2020/0068/DET

SUP­PORT­ING STATMENT

S33A: Exist­ing Track Upgrade Glen Clova

My Ref: ¹⁹⁄₀₀₃₃ 19^th Decem­ber 2019

Wal­ter Wyl­lie Plan­ning Officer Devel­op­ment Stand­ards Angus Coun­cil Place Dir­ect­or­ate Angus House Orch­ard­bank Busi­ness Park For­far DD8 1AN

Sent by email: WyllieWK@​angus.​gov.​uk

emac plan­ning

Dear Mr Wylie,

THE TOWN AND COUN­TRY PLAN­NING (SCOT­LAND) ACT 1997, AS AMENDED RET­RO­SPECT­IVE PLAN­NING APPLIC­A­TION FOR THE UPGRADE AND WIDEN­ING OF EXIST­ING TRACK AT LAND AT CLOVA ESTATE, ANGUS (THE ​“DEVEL­OP­MENT”)

Fur­ther to the S33A Notice (Appendix 1), please find attached the sub­mit­ted Plan­ning Applic­a­tion, as reques­ted by the Cairngorms Nation­al Park Authority.

The applic­ant, notes that para­graph 4 of Annex C of Scot­tish Gov­ern­ment Cir­cu­lar 10/2009: Plan­ning Enforce­ment con­firms that before issu­ing a notice under sec­tion 33A the plan­ning author­ity ​“should, as with any enforce­ment action con­sider wheth­er the action is com­men­sur­ate to the breach. There would be no pur­pose in issu­ing such a notice where the plan­ning author­ity were of the view that per­mis­sion would clearly not be granted.’

The applic­ant respect­fully requests that in accord­ance with Scot­tish Gov­ern­ment advice con­tained in para­graph 3 of Annex C, that the sub­mit­ted plan­ning applic­a­tion allows the plan­ning author­ity to con­sider the grant of plan­ning per­mis­sion, togeth­er with any plan­ning con­di­tions that may be con­sidered to be appro­pri­ate in plan­ning terms.

Hav­ing regard to the above the applic­ant would be grate­ful if the fol­low­ing sup­port­ing inform­a­tion is taken into con­sid­er­a­tion in sup­port of grant­ing plan­ning permission.

1.0 Determ­in­a­tion of the Applic­a­tion 1.1 Sec­tion 25 of The Town and Coun­try Plan­ning (Scot­land) Act 1997 as amended by the Plan­ning etc (Scot­land) Act 2006 affords the fol­low­ing status to devel­op­ment plans:

“Where, in mak­ing any determ­in­a­tion under the plan­ning Acts, regard is to be had to the devel­op­ment plan, the determ­in­a­tion shall be made in accord­ance with the plan unless mater­i­al con­sid­er­a­tions indic­ate otherwise.”

1.2 The fol­low­ing assess­ment iden­ti­fies com­pli­ance of the pro­pos­al with the Devel­op­ment Plan, hav­ing regard to the details of the plan­ning applic­a­tion and pro­pos­al (Sec­tion 2.0), the Devel­op­ment Plan

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova

(Sec­tion 3.0) and Con­clu­sions (Sec­tion 4.0).

2.0 The Plan­ning Applic­a­tion + Pro­pos­al Background

2.1 The Cairngorms Nation­al Park Author­ity (“the Author­ity”) served a S33A Notice, under the Town and Coun­try Plan­ning (Scot­land) Act 1997, dated 23^rd Septem­ber 2019, on Mr Hugh Niven (“the Applic­ant”). The Notice, attached as Appendix 1, required the following:

“… the sub­mis­sion of an applic­a­tion to Angus Coun­cil for plan­ning per­mis­sion for the Devel­op­ment to reg­u­late the breach lis­ted in para­graph 3 of this notice.”

2.2 Para­graph 3 iden­ti­fies the alleged breach of plan­ning con­trol as:

“The sur­face of the exist­ing track on the Land has been upgraded using impor­ted mater­i­al, widened and new drain­age installed (“the Devel­op­ment”) without giv­ing pri­or noti­fic­a­tion to Angus Council …”

2.3 A Screen­ing Report has sub­mit­ted by the Applic­ant to sup­port a request for a form­al Screen­ing Opin­ion from the Plan­ning Author­ity under Reg­u­la­tion 8(1) of the Town and Coun­try Plan­ning (Envir­on­ment­al Impact Assess­ment) (Scot­land) Reg­u­la­tions 2017 (“the EIA Reg­u­la­tions”), to determ­ine wheth­er an Envir­on­ment­al Impact Assess­ment (EIA) Report would be required for the above proposal.

2.4 A response from the Plan­ning Author­ity to make a judge­ment on the ques­tion ​“Would this par­tic­u­lar devel­op­ment be likely to have sig­ni­fic­ant effects on the envir­on­ment”. [1], is cur­rently pending.

The Site + Location

2.5 The exist­ing track is well estab­lished and has been used as a vehicu­lar route to tra­verse up this part of the hill for forestry and agri­cul­tur­al oper­a­tions, not­ing that there are forestry plant­a­tions adja­cent to the route and also approx­im­ately 1,700 ewes run on the Clova hill­sides, and also for oth­er Estate activ­it­ies. More recently, the Applic­ant has exten­ded the path in a north­erly dir­ec­tion and this is sub­ject to sep­ar­ate con­sid­er­a­tion under a plan­ning appeal lodged with Scot­tish Ministers.

2.6 The Applic­ant simply sought to repair and improve this path, which had deteri­or­ated over time, due to its con­tin­ued use. The Applic­ant was not aware of the need for plan­ning per­mis­sion at the time of upgrad­ing its surface.

2.7 The loc­a­tion of the site and route of the track is illus­trated as edged red on the S33A Notice and is illus­trated below under Fig­ure 1: Loc­a­tion Plan. The track is loc­ated imme­di­ately to the north of Glen Clova Hotel, with­in the Clova Estate.

2.8 The track runs up the hill­side for a length of approx­im­ately 450 metres, from approx­im­ately 260 AOD to 320 AOD. The track is approx­im­ately 10 metres in width, includ­ing drain­age adja­cent to its verge.

1 Scot­tish Gov­ern­ment (2017) Cir­cu­lar 1/2017: Town and Coun­try Plan­ning (Envir­on­ment­al Impact Assess­ment) (Scot­land) Reg­u­la­tions 2017

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova

Fig­ure 1: Loc­a­tion Plan

Clove

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova

2.9 Fig­ure 2: Pho­to­graph 2019, from the B955, illus­trates the visu­al impact of the upgraded track when viewed from the south, which is con­sidered to have an insig­ni­fic­ant impact due to the util­isa­tion of the nat­ur­al con­tours of the hill­side, togeth­er with the fact that the path visu­ally blend with the hues of the landscape.

Fig­ure 2: Pho­to­graph 2019

2.10 Fig­ure 3: Track Pho­to­graphs illus­trate the foot­path pro­ceed­ing north­erly along its route, util­ising indi­gen­ous materials.

Fig­ure 3: Track Photographs

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova

The Site + Envir­on­ment­al Characteristics

2.11 Land­scape Impact 2.12 The site is loc­ated with­in the Cairngorms Nation­al Park (CNP), which is a Nation­al Des­ig­na­tion. The Nation­al Park was cre­ated through the Nation­al Parks (Scot­land) Act 2000, which aims to: Ο Con­serve and enhance the nat­ur­al and cul­tur­al her­it­age of the area Ο Pro­mote sus­tain­able use of the nat­ur­al resources of the area Ο Pro­mote under­stand­ing and enjoy­ment (includ­ing enjoy­ment in the form of recre­ation) of the spe­cial qual­it­ies of the area by the pub­lic Ο Pro­mote sus­tain­able eco­nom­ic and social devel­op­ment of the areas’ communities

2.13 The CNP Author­ity have iden­ti­fied a num­ber of Land­scape Char­ac­ter Areas (LCA) across the Nation­al Park, which are Loc­al Des­ig­na­tions. The track runs along the bor­der of Upper Glen Clova LCA, and Mid Glen Clova LCA.

2.14 Upper Glen Clova LCA is described as:

“The rel­at­ively level flood­plain along the strongly lin­ear glen floor is flanked by evenly graded, steep slopes rising to craggy sum­mits and cor­ries, cre­at­ing a very pro­nounced sense of enclos­ure. The retreat of gla­ciers has res­ul­ted in a rim of extens­ive rocky out­crops along the upper slopes, set above long screes and dra­mat­ic huge, bouldery rock falls. The River South Esk meanders across a flood­plain which is largely planted with con­i­fer­ous forest but also accom­mod­ates some improved fields. Well drained side slopes are dom­in­ated by grass­land and regen­er­at­ing or rem­nant birch woodland”.

2.15 Mid Glen Clova LCA is described as:

“The side slopes of this part of the glen are less steep and more irreg­u­lar than those of the Upper Glen. The upper slopes, steepened and roughened by gla­cial activ­ity, rise above screes and boulder fields to a rim of dra­mat­ic loch-filled cor­ries and cliffs, espe­cially on the north­ern side of the glen”.

2.16 The CNP Author­ity provide sens­it­iv­ity maps to provide the following:

“Indic­at­or of areas in the Park where land­scape char­ac­ter is more or less sens­it­ive to a par­tic­u­lar change.”

2.17 Tracks and foot­paths are not addressed through the sens­it­iv­ity maps. This high­lights that the CNP Author­ity do not con­sider that new tracks, or in this case, an exist­ing path’s upgrade, mer­it assess­ment through the LCA assess­ment, or have the abil­ity to have a ​‘sens­it­ive’ impact on the landscape.

Visu­al Impact

2.18 The route of the track is well estab­lished and its upgrade is con­sidered to be visu­ally neg­li­gible. The view­point from the B955, illus­trated in Fig­ure 2: Pho­to­graph 2019, indic­ates the tracks con­cealed impact when exper­i­enced by visu­al recept­ors from this vehicu­lar route. As a res­ult of topo­graphy and exist­ing mature veget­a­tion, views to the devel­op­ment site are either non-exist­ent or severely restricted.

2.19 Fig­ure 3: Track Pho­to­graphs illus­trate the track pro­ceed­ing north­erly along its route. The con­struc­tion is nat­ive to con­struc­tion of rur­al tracks in this locality.

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova 2.20 Hav­ing regard to the above, it is con­sidered that the devel­op­ment does no res­ult in land­scape or visu­al impacts, which would con­flict with Devel­op­ment Plan policies.

Eco­logy + Nature Conservation

2.21 Fig­ure 4: Spe­cial Pro­tec­tion Area (SPA) Des­ig­na­tion iden­ti­fies that the site falls with­in the Cairngorms Mas­sif SPA. The River South Esk is a Spe­cial Area of Con­ser­va­tion (SAC), and lies approx­im­ately 800 metres to the south of the site.

Fig­ure 4: Spe­cial Pro­tec­tion Area (SPA) Designation

Type a place name then hit Enter Lay­ers Sites of Spe­cial Sci­entif­ic Interest Spe­cial Areas of Con­ser­va­tion Can­did­ate SAC sub­mit­ted to EC SCI (adop­ted cSAC) SAC (Des­ig­nated) Spe­cial Pro­tec­tion Areas Ram­sar Nation­al Scen­ic Areas Loc­al Nature Reserves Nation­al Nature Reserves Nation­al Parks Region­al Parka Coun­try Parks Mar­ine Pro­tec­ted Areas Joint Nature Con­ser­va­tion Com­mit­tee, MPA MS, Cur­rent Scot­tish Nat­ur­al Her­it­age, MPA Scot­tish Nat­ur­al Her­it­age, Approved by 50 for des­ig­na­tion + Map Search uth Car 500円 Leste Powered by Copyrig

(Source: https://sitelink.nature.scot/map)

2.22 Both the SPA and SAC are inter­na­tion­al nature con­ser­va­tion des­ig­na­tions, with the fol­low­ing descrip­tion and qual­i­fy­ing fea­tures, provided by SNH/JNCC:

Cairngorms Mas­sif Spe­cial Pro­tec­tion Area (SPA)

Site Descrip­tion The Cairngorms Mas­sif Spe­cial Pro­tec­tion Area (SPA) is a large, upland site in the north east High­lands. The bound­ary of the SPA incor­por­ates the major­ity of the Cairngorm Mas­sif and the high­er hills and moun­tains stretch­ing to the west and south to the Dal­namein Forest, Beinn a’ Ghlo, and Ben Vrack­ie in Perth­shire; to the east to Caen­lochan, Loch­nagar, and the heads of the Angus Glens as far as Mount Keen and Glen Tanar in Grampi­an; and from upper Deeside north to Aber­nethy. The site rises from 270m to over 1300m and encom­passes a diverse range of hab­it­ats includ­ing heath­er moorland/​grouse moor, grass­land, blanket bog, nat­ive wood­land, fresh­wa­ter lochs and lochans, extens­ive areas of mont­ane heaths and exposed rock and scree. Many of these hab­it­ats are recog­nised at a European level and the SPA over­laps Beinn a’ Ghlo, Caen­lochan, Cairngorms, Bal­loch­buie, Coyles of Muick SACs along with the upper trib­u­tar­ies of the River Dee, River South Esk, River Tay and River Spey riv­er­ine SACs. The SPA over­lays all or parts of Aber­nethy Forest,

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova

Cairngorms, Forest of Clunie, Bal­loch­buie, Glen Tanar, Caen­lochan and Loch­nagar SPAs. Qual­i­fy­ing Interests The Cairngorms Mas­sif SPA qual­i­fies under Art­icle 4.1 by reg­u­larly sup­port­ing a breed­ing pop­u­la­tion of European import­ance of the Annex 1 spe­cies golden eagle Aquila chry­sae­tos (26 act­ive ter­rit­or­ies in 2003, rep­res­ent­ing approx­im­ately 5.8% of the GB population).

River South Esk Spe­cial Area of Con­ser­va­tion (SAC)

Gen­er­al Char­ac­ter­ist­ics • Tid­al rivers, Estu­ar­ies, Mud flats, Sand flats, Lagoons (includ­ing salt­work basins) (0.5%) • Inland water bod­ies (Stand­ing water, Run­ning water) (75%) • Bogs, Marshes, Water fringed veget­a­tion, Fens (1%) • Heath, Scrub, Maquis and Gar­rigue, Phy­grana (1%) • Humid grass­land, Meso­phile grass­land (2%) • Improved grass­land (2%) • Oth­er arable land (5%) • Broad-leaved decidu­ous wood­land (4.5%) • Con­i­fer­ous wood­land (3%) • Mixed wood­land (5%) • Oth­er land (includ­ing Towns, Vil­lages, Roads, Waste places, Mines, Indus­tri­al sites) (1%)

Qual­i­fy­ing Interests

SCI­ENTIF­IC NAME COM­MON NAME Mar­gar­i­ti­fera mar­gar­i­ti­fera Fresh­wa­ter pearl mus­sel Salmo salar Atlantic salmon

2.13 There are not con­sidered to be sig­ni­fic­ant eco­lo­gic­al impacts asso­ci­ated with the devel­op­ment, as the pro­pos­al relates to the upgrade of an exist­ing track.

2.14 Flood­ing Fig­ure 5: SEPA Flood Map iden­ti­fies that the devel­op­ment extends from the north­ern tip of the iden­ti­fied flood risk area.

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova

Fig­ure 5: SEPA Flood Map

(Source: http://​map​.sepa​.org​.uk/​f​l​o​o​d​m​a​p​/​m​a​p.htm)

Waste Emis­sions and Impact on Nat­ur­al resources

2.15 The pro­pos­al relates to the upgrade of an exist­ing track, with such works also improv­ing the drain­age of the track, as a res­ult, there are not con­sidered to be sig­ni­fic­ant flood­ing impacts asso­ci­ated with the development.

2.16 There are no known issues relat­ing to residues and emis­sions asso­ci­ated with energy, light, water, soil and sub-soil pol­lu­tion, or waste. There are no known issues relat­ing to the use of nat­ur­al resources, includ­ing soil, land, water or impact on biodiversity

Mit­ig­a­tion + Cumu­lat­ive Impact

2.17 The devel­op­ment provides mit­ig­a­tion in terms of flood­ing due to the drain­age upgrades incor­por­ated into the paths repair works.

3.0 The Devel­op­ment Plan

3.1 The devel­op­ment plan comprises:

Ο The TAY­plan, approved 2017; Ο The Angus Loc­al Devel­op­ment Plan, adop­ted 2016; Ο Cairngorms Nation­al Park Loc­al Devel­op­ment Plan, adop­ted 2015.

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova 3.2 TAY­plan, approved June 2017 Table 1: TAY­plan, 2017 — Key Policies iden­ti­fies the key rel­ev­ant policies relat­ing to the proposal:

Table 1: TAY­plan, 2017 — Key Policies Policy Com­pli­ance Policy 2: Shap­ing Bet­ter Qual­ity Places The devel­op­ment improves access­ib­il­ity and makes the best use of exist­ing infra­struc­ture. The devel­op­ment is con­sidered to com­ply. Policy 3: A First Choice for Invest­ment The devel­op­ment sup­ports the role of tour­ism and recre­ation. The devel­op­ment is con­sidered to comply.

3.3 Angus Loc­al Devel­op­ment Plan (ALDP), adop­ted 2016 The pro­pos­als map iden­ti­fies that the site falls with­in the Cairngorms Nation­al Park Author­ity. Table 2: ALDP, 2016 — Key Policies iden­ti­fies the key rel­ev­ant policies relat­ing to the proposal.

Table 2: ALDP, 2016- Key Policies Policy Com­pli­ance Policy DS1 Devel­op­ment Bound­ar­ies and Pri­or­it­ies The devel­op­ment is of a scale and nature appro­pri­ate to its loc­a­tion relat­ing only to the upgrade of a hill­side track, with the repairs ensur­ing a bet­ter use of the land, but sup­port­ing access­ib­il­ity. The devel­op­ment is con­sidered to com­ply. Policy DS2 Access­ible Devel­op­ment The devel­op­ment allows easy access for people with restric­ted mobil­ity and provides and enhances a safe and pleas­ant path for walk­ing suit­able for use by all. The devel­op­ment is con­sidered to com­ply. Policy DS4 Amen­ity Fig­ures 2 and 3 illus­trate that the devel­op­ment does not have an unac­cept­able adverse impact on the sur­round­ing area or the envir­on­ment or amen­ity. The devel­op­ment is con­sidered to com­ply. Policy TC16 Tour­ism Devel­op­ment The devel­op­ment will improve an exist­ing tour­ism related facil­ity, that is a track provid­ing access to the coun­tryside. There is a jus­ti­fi­able loc­a­tion­al require­ment for upgrad­ing the track, since it exists already and is well util­ised. Fig­ures 2 and 3 illus­trate that the devel­op­ment is of a scale and nature which is in keep­ing with the char­ac­ter of the loc­al Land­scape. There is not an unac­cept­able impact on the nat­ur­al envir­on­ment or sur­round­ing amen­ity and the devel­op­ment pos­it­ively con­trib­utes to access­ib­il­ity. The devel­op­ment is con­sidered to comply.

3.4 Fig­ure 3: Strategy Dia­gram of the CNPLDP iden­ti­fies that the devel­op­ment is loc­ated in an area ​“man­aged for sport­ing, agri­cul­ture, recre­ation, and nature con­ser­va­tion bene­fits” The devel­op­ment act­ively sup­ports these man­age­ment object­ives and there is no know impact on nature con­ser­va­tion interests. Table 3: CNPLDP, 2015 — Key Policies iden­ti­fies the key rel­ev­ant policies relat­ing to the proposal.Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (CNPLDP), adop­ted 2015

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova 3.5 Table 3: CNPLDP, 2015 — Key Policies iden­ti­fies the key rel­ev­ant policies relat­ing to the proposal.

Table 3: CNPLDP, 2015 – Key Policies Policy Com­pli­ance Policy 3: Sus­tain­able Design The hill­side track is already an estab­lished and tra­di­tion­al fea­ture of the hill­side and is a char­ac­ter­ist­ic ele­ment of both farm­ing and forestry oper­a­tions in this area. The con­struc­tion of the track is sym­path­et­ic to its coun­tryside loc­a­tion and has been improved as reques­ted by the Cairngrms Nation­al Park Author­ity to their sat­is­fac­tion. The mater­i­als used are appro­pri­ate for the track’s con­struc­tion, and sus­tain­ably have been essen­tially derived loc­ally. The devel­op­ment also con­trib­utes to the object­ive to ​“Main­tain and max­im­ise all oppor­tun­it­ies for respons­ible out­door access…” through provid­ing an altern­at­ive and less oner­ous access up the hill­side for pub­lic use. The devel­op­ment is con­sidered to com­ply. Policy 5: Land­scape The devel­op­ment does not under­mine the require­ment to con­serve and enhance the land­scape char­ac­ter and spe­cial qual­it­ies of the Cairngorms Nation­al Park. Part (b) of the Policy requires that ​“All the adverse effects on the set­ting of the pro­posed devel­op­ment have been min­im­ised and mit­ig­ated through appro­pri­ate sit­ing, lay­out, scale, design and con­struc­tion to the sat­is­fac­tion of the plan­ning author­ity.” The Applic­ant has spe­cific­ally car­ried out remedi­al works at the request of the Author­ity and to their sat­is­fac­tion, thereby com­ply­ing with this Policy, by ensur­ing that any poten­tial adverse effects have been mit­ig­ated. The devel­op­ment is con­sidered to comply.

4.0 Sec­tion 4.0 Con­clu­sions 4.1 Hav­ing regard to the above, the Applic­ant would be grate­ful if Plan­ning Per­mis­sion is accord­ingly granted.

If you have any quer­ies on this applic­a­tion or would wish to dis­cuss any aspects fur­ther please do not hes­it­ate to con­tact me.

Yours sin­cerely,

EMELDA MACLEAN MRTPI EMAC PLAN­NING LLP

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

S33A: Exist­ing Track Upgrade Glen Clova

APPENDIX 1

EMAC PLAN­NING LLP, 38 CORTA­CHY CRES­CENT, BROUGHTY FERRY, DUN­DEE, DD5 3BF TEL: 0784 1658360 EMAIL: emelda@​emacplanning.​co.​uk

THIS IS AN IMPORT­ANT DOC­U­MENT WHICH AFFECTS YOUR PROP­ERTY AND HAS IMME­DI­ATE EFFECT TOWN & COUN­TRY PLAN­NING (SCOT­LAND) ACT 1997

NOTICE REQUIR­ING SUB­MIS­SION OF A PLAN­NING APPLIC­A­TION FOR DEVEL­OP­MENT ALREADY CAR­RIED OUT

To: Mr Hugh Niven (as pre­sumed own­er) Piclivie Farm Carnoustie DD7 6LU

REF­ER­ENCE NO. 2017/0001/ENF

Issued by the Cairngorms Nation­al Park Author­ity (“the Author­ity”), as plan­ning author­ity in terms of para­graph 7(1)(a) and (b) of The Cairngorms Nation­al Park Des­ig­na­tion, Trans­ition­al and Con­sequen­tial Pro­vi­sions (Scot­land) Order 2003 for the pur­poses of Sec­tion 33A of the Town and Coun­try Plan­ning (Scot­land) Act 1997 (“the Act”).

1. THIS IS A FORM­AL NOTICE under Sec­tion 33A of the Act which is issued by the Author­ity because it appears to them that there has been a breach of plan­ning con­trol under Sec­tion 123 (1)(a) of the Act at the land described below. They con­sider that it is expedi­ent to issue this Notice, hav­ing regard to the pro­vi­sions of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015 and to oth­er mater­i­al plan­ning considerations.

2. THE LAND AFFECTED Land with­in Glen Clova Estate

Land at Clova Estate, Angus (“the Land”) shown edged in red on the attached plans (“the Plans”).

1. THE BREACH OF PLAN­NING CON­TROL The sur­face of the exist­ing track on the Land has been upgraded using impor­ted mater­i­al, widened and new drain­age installed (“the Devel­op­ment”) without giv­ing pri­or noti­fic­a­tion to Angus Coun­cil (such pri­or noti­fic­a­tion is essen­tial before the works could poten­tially bene­fit from deemed plan­ning per­mis­sion in terms of the Town and Coun­try Plan­ning (Gen­er­al Per­mit­ted Devel­op­ment) (Scot­land) Order 1992). This con­sti­tutes a breach of Sec­tion 123(1)(a) of the Act. A copy of Sec­tion 123 is included in the Sched­ule of this notice.

2. REAS­ONS FOR ISSU­ING THIS NOTICE It is con­sidered appro­pri­ate to seek to reg­u­lar­ise the breach of plan­ning con­trol described in para­graph 3 of this notice which has occurred by requir­ing an applic­a­tion for ret­ro­spect­ive plan­ning per­mis­sion for the Devel­op­ment under Sec­tion 33A of the Act. A copy of Sec­tion 33A is included in the Schedule.

Notice is hereby giv­en that the Cairngorms Nation­al Park Author­ity, in exer­cise of their power in Sec­tion 33A of the Act, requires the sub­mis­sion of an applic­a­tion to Angus Coun­cil for plan­ning per­mis­sion for the Devel­op­ment to reg­u­late the breach lis­ted in para­graph 3 of this notice.

1. WHAT YOU ARE REQUIRED TO DO Sub­mit a val­id plan­ning applic­a­tion to Angus Coun­cil for ret­ro­spect­ive per­mis­sion for the Devel­op­ment unless the land has, upon receipt of this notice, already been rein­stated to its state pri­or to the breach of plan­ning con­trol referred to in para­graph 3 of this notice occurring.

The applic­a­tion required by this notice should be sub­mit­ted to Angus Coun­cil no later than 23^rd Decem­ber 2019.

1. FAIL­URE TO COM­PLY Please note that the issue of this notice con­sti­tutes enforce­ment action under Sec­tion 123 (2) of the 1997 Act. Fail­ure to com­ply with the notice may res­ult in fur­ther enforce­ment action.

2. YOUR RIGHT OF APPEAL You do not have a right of appeal against this notice.

Dated: 23 Septem­ber 2019

Signed:

MUR­RAY FER­GUSON Dir­ect­or of Plan­ning and Rur­al Devel­op­ment Cairngorms Nation­al Park Author­ity 14 The Square Grant­own-on-Spey PH26 3HG 2

SCHED­ULE PART I Sec­tion 33A of the Town and Coun­try Plan­ning (Scot­land) Act 1997: 33A Notice requir­ing applic­a­tion for plan­ning per­mis­sion for devel­op­ment already car­ried out Where there is a breach of plan­ning con­trol the plan­ning author­ity may issue a notice: a) Requir­ing the own­er of the land in, on, over or under which the devel­op­ment has been car­ried out to make an applic­a­tion to them for plan­ning per­mis­sion for the devel­op­ment, b) Describ­ing the devel­op­ment in a way that is suf­fi­cient to identi­fy it, c) Spe­cify­ing a date by which the applic­a­tion is to be made, and d) Set­ting out the terms of sec­tion 123(1).

Sec­tion 123(1) of the Town and Coun­try Plan­ning (Scot­land) Act 1997:

1. Expres­sions used in con­nec­tion with Enforcement

2. For the pur­poses of this Act: a) Car­ry­ing out devel­op­ment without the required plan­ning per­mis­sion, or b) Fail­ing to com­ply with any con­di­tion or lim­it­a­tion sub­ject to which plan­ning per­mis­sion has been gran­ted, or c) Ini­ti­at­ing devel­op­ment without giv­ing notice in accord­ance with sec­tion 27A(1) of this Act, or d) Car­ry­ing out devel­op­ment without dis­play­ing a notice in accord­ance with sec­tion 27C(1) of this Act.

con­sti­tutes a breach of plan­ning control.

1. For the pur­poses of this Act: a) The issue of an enforce­ment notice, or b) The ser­vice of a breach of con­di­tion notice,

under this Part con­sti­tutes tak­ing enforce­ment action [ as does the issu­ing of a notice under sec­tion 33A].

1. In this Part, ​“plan­ning per­mis­sion” includes plan­ning per­mis­sion under Part II of the 1947 Act and Part II of the 1972 Act.

These are the Plans referred to in the fore­go­ing notice issued under Sec­tion 33A of the Act