Item6AADulichtCourt20190378DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PRO­POSED: Erec­tion of house and semi-detached pair of houses at 18 Dulicht Court, Grant­own- On-Spey

REF­ER­ENCE: 2019/0378/DET

APPLIC­ANT: RS Mcleod Devel­op­ments Ltd

DATE CALLED-IN: 16 Decem­ber 2019

RECOM­MEND­A­TION: APPROVE SUB­JECT TO CONDITIONS

CASE OFFICER: Rob­bie Cal­vert, Gradu­ate Planner

CNPA Plan­ning Com­mit­tee Applic­a­tion Site 0 15 30 60 Meters Bridge N

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020 SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The applic­a­tion site was ori­gin­ally graz­ing land loc­ated on the north-west side of Grant­own-on-Spey. It lies in the west­ern part of a wider ongo­ing hous­ing devel­op­ment at Beachen Court, accessed via Seafield Aven­ue, which was approved in 2016 in terms of the road lay­out, infra­struc­ture and land­scap­ing (ref­er­ence num­ber 2016/0060/DET). A copy of this ori­gin­ally approved lay­out is attached as Appendix I Plans.
2. The site itself is approx­im­ately a rect­an­gu­lar shape, meas­ur­ing 47m² by 58m², although nar­row­er at the south­ern end. The site is cur­rently semi-improved pas­tor­al graz­ing land, slop­ing with a steep gradi­ent from west to east. To the west and north-west of the applic­a­tion site itself is the intern­al access road serving these plots. Bey­ond this, fur­ther north, are hous­ing plots where a two storey pair of semi-detached houses are in the pro­cess of being con­struc­ted with­in a group of semi- detached two and I ³⁄₄ storey houses (ref­er­ence 2017/0286/DET). Fur­ther north lies a pro­posed vil­lage green area as approved with the ori­gin­al con­sent. To the east of the site is a strip of trees and fur­ther east are recently con­struc­ted social hous­ing beside Dulaig Court approved in 2016 (ref­er­ence 2015/0394/DET). To the west and north-west are a series of six indi­vidu­al plots. There is fur­ther wood­land bey­ond this to the far west with­in which the former rail­way line now con­sti­tutes a core path. To the north of the wider site is land­scaped amen­ity land lead­ing down to Seafield Aven­ue. This site loc­a­tion is shown in more detail in Appendix I Plans which con­tains plans of the pro­posed development.
3. The intern­al access roads are cur­rently under con­struc­tion, and this access net­work then leads onto the main access road from Seafield Aven­ue to the north east via a new access point which is being con­struc­ted as per the ori­gin­al plan­ning per­mis­sion here. A copy of the ori­gin­ally approved site lay­out is attached for inform­a­tion as Appendix I Plans.
4. In terms of the over­all con­text of the applic­a­tion site, the lower part of the wider devel­op­ment site here is bounded to the west by the Kylin­tra Burn which leads into the River Spey Spe­cial Area of Con­ser­va­tion (SAC). This burn also runs along the road­side to the north bound­ary along Seafield Aven­ue, and with­in the wider site. The over­all site access runs through this land. A SUDS pond has been con­struc­ted here too, to the imme­di­ate west of the drive to the Dulaig.
5. Land to the far west on the oth­er side of the former rail­way is Ancient Wood­land. On the oth­er (east) far side of Grant­own lies Anagach Woods, which are des­ig­nated as a Spe­cial Pro­tec­tion Area (SPA) for Caper­cail­lie interest. The River Spey Spe­cial Area of Con­ser­va­tion (SAC), des­ig­nated for its Atlantic sal­mon, lamprey, fresh water pearl mus­sel and otter interest lies to the south of Grant­own, dis­tant from the devel­op­ment site. The River Spey is also des­ig­nated as a Site of Spe­cial Sci­entif­ic Interest (SSSI) for these interests.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

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​l​i​n​e​-​a​p​p​l​i​c​a​t​i​o​n​s​/​a​p​p​l​i​c​a​t​i​o​n​D​e​t​a​i​l​s​.​d​o​?​a​c​t​i​v​e​T​a​b​=​s​u​m​m​a​r​y​&​k​e​y​V​a​l​=​Q​2​1​F​A​M​S​I​0CH00

Title	Draw­ing Num­ber	Date on Plan*	Date Received
Site Lay­out Plan	PL_90_100	26/07/19	09/01/20
	Revi­sion D
Sec­tion Plan	PL_90_101	08/29/19	09/01/20
	Revi­sion A
Pro­posed Loc­a­tion Plan	PL 90 102	09/03/19	16/12/19
Gen­er­al Arrange­ments 3B5P	BII_00_100	May, 2017	19/12/19
Semi-detached	Revi­sion A
Gen­er­al Arrange­ments 3B5P	PL_00_300	08/08/19	16/12/19
Detached Bun­ga­low
Pro­posed Floor Plan 3B5P	PL_00_100	09/21/17	19/12/19
	Revi­sion A
Sup­port­ing Design Statement			23/12/19

* 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 full per­mis­sion for the erec­tion of two, three bed­room semi- detached houses and one single storey three bed­room detached bun­ga­low loc­ated on the south­ern side of the wider Beachen Court devel­op­ment. This lay­out it shown in Appendix I — Plans.
2. As noted earli­er the over­all plot lay­out, infra­struc­ture and land­scap­ing has been pre­vi­ously approved.
3. Vehicu­lar access is pro­posed off the main access to the wider site as approved with the ori­gin­al applic­a­tion here from Seafield Aven­ue. This will be via new non-adop­ted roadways.
4. In terms of ser­vi­cing, con­nec­tion is pro­posed to exist­ing pub­lic water and drain­age sup­plies with sur­face water to be treated by means of con­nec­tion to the exist­ing sus­tain­able urb­an drain­age sys­tem (SUDS) loc­ated to the west of the Dulaig and as approved with the ori­gin­al consent.
5. The applic­a­tion pro­poses two, two storey three bed­room semi-detached houses on the north­ern part of the site. The height of the roof pitch is just over 8.5 metres. These units are served by off street park­ing with 12.8 metre long tar­mac drive­ways. They will each have sev­en metre deep rear gar­dens loc­ated dir­ectly east behind the prop­er­ties with a strip of trees bey­ond. The semi-detached house on the north­ern side of the applic­a­tion will have addi­tion­al 8 metres of garden to the north of the prop­erty extend­ing out 19 metres west to the new non-adop­ted road­way, includ­ing a com­mun­al bin uplift area. Pro­vi­sion for bat and bird roost­ing boxes is also indicated.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

1. On the south­ern part of the site a single story three bed­room bun­ga­low is pro­posed. The height of the roof pitch is just over 4 metres. This unit will be served by a private 12.8 metre long tar­mac drive­way. Pro­vi­sion for bat and bird roost­ing boxes is also indic­ated. An approx­im­ately 8 metre long rear garden to the east and 5 metre long garden to the south is bounded by a 10 metre slop­ing land­scape strip to the south sep­ar­at­ing the prop­erty from the neigh­bour­ing prop­erty in Revoan Drive in accord­ance with the pre­vi­ously approved stra­tegic land­scap­ing lay­out (2016/0060/DET). Pro­vi­sion for bat and bird roost­ing boxes is also indicated.
2. A design state­ment was sub­mit­ted with the applic­a­tion, along with fur­ther inform­a­tion on land­scap­ing, site sec­tions and sus­tain­able use of resources. Plans of the lay­out, design and sec­tions are included in Appendix I Plans.
3. The pro­posed fin­ishes are a mix­ture of white render and ver­tic­ally clad, tim­ber walls, grey roof tiles, grey painted win­dows, doors and fas­cias. For the pur­pose of heat­ing the houses, install­a­tion of air source heat pumps have been proposed.
4. Site sec­tions have been sub­mit­ted to show how the unit will sit on the site. These indic­ate sig­ni­fic­ant changes to exist­ing ground levels with a max­im­um of approx­im­ately 3 meters in level stage. These sec­tions are con­tained with­in Appendix I Plans.

His­tory

1. This pro­pos­al is a resub­mis­sion of a pre­vi­ous applic­a­tion which was with­drawn (2019/0301/DET). After ini­tial dis­cus­sions, the ori­gin­al pro­pos­al was not con­sidered to have been in accord­ance with the pre­vi­ously approved stra­tegic land­scap­ing lay­out (2016/0060/DET) and was sub­sequently with­drawn for revi­sion and resubmission.
2. The applic­a­tion site as noted earli­er lies with­in land covered by an earli­er plan­ning con­sent as follows.
3. 2016/0060/DET — Cre­ation of res­id­en­tial plot lay­out (43 units), Roads, Drain­age and Stra­tegic Land­scap­ing at Land 150M NW of Beachen Court Grant­own-on-Spey which was approved at Octo­ber 2016 Plan­ning Com­mit­tee. At this time an over­all plot lay­out was approved and the cur­rent applic­a­tion fits into this util­ising the approved ser­vi­cing. This devel­op­ment is under con­struc­tion in terms of the new access roads and SUDS drain­age along with houses approved with oth­er more recent con­sents. (The approved lay­out is attached as Appendix I Plans) The details of indi­vidu­al houses on the scheme were to be the sub­ject of fur­ther full plan­ning applic­a­tions as set out in Con­di­tion 28 which stated as fol­lows: a) Applic­a­tions for full plan­ning per­mis­sion shall be required for all res­id­en­tial units and these shall include full details of sit­ing, design, lay­out, land­scap­ing, extern­al fin­ishes, bound­ary enclos­ures, access, drain­age (foul and sur­face water), waste man­age­ment and park­ing arrange­ments. These details shall reflect the prin­ciples of the approved Design Code and the prin­ciples set out in the Cairngorms Nation­al Park Author­ity approved Devel­op­ment Brief for the site togeth­er with the fol­low­ing require­ments: i. Incor­por­a­tion of integ­rated flex­ib­il­ity for home-work­ing and high speed fibre broad­band con­nec­tions with­in all units;

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

ii. Land­scap­ing with­in the plots to reflect the prin­ciples and details estab­lished in the approved land­scape plan and main­ten­ance régime; iii. Park­ing pro­vi­sion with­in plots at ratio of two private spaces per single res­id­en­tial unit (up to four bed­rooms) and 1.2 res­id­ents and 0.3 vis­it­or spaces per flat­ted unit; iv. Cycle stor­age pro­vi­sion for units; v. Park­ing pro­vi­sion for res­id­ent and vis­it­or cyc­ling; vi. Details of bin stor­age and recyc­ling facil­it­ies; vii. Details of exist­ing and pro­posed ground levels and final floor levels; viii. Details of any bird/​bat box pro­vi­sion; ix. Bound­ary enclos­ures designed to retain an open feel to the devel­op­ment avoid­ing enclos­ure of front gar­dens; and x. Max­im­um height of new devel­op­ment ¹³⁄₄ storey.

1. 2015/0394/DET east of the above applic­a­tion site, beside Beachen Court, per­mis­sion was gran­ted at the Octo­ber 2016 Plan­ning Com­mit­tee meet­ing for the erec­tion of ten afford­able houses and these houses are under con­struc­tion. They ini­tially shared their con­struc­tion access road with the access road being formed for 2016/0060/DET, but now take vehicu­lar access through Beachen Court to the south.
2. 2017/0286/DET — Imme­di­ately to the north con­sent was gran­ted at the Decem­ber 2017 meet­ing of the Plan­ning Com­mit­tee for the Con­struc­tion of 16 Private Homes com­pris­ing of 8 Blocks of Semi-Detached Dwell­ings and Access Road­way at Land 150M NW Of, Beachen Court, Grant­own On Spey on land with­in the wider hous­ing site to the west. This con­sent was for two storey hous­ing and one pair of 1 ³⁄₄ storey semi-detached houses. Some of these houses have been con­struc­ted and oth­ers are cur­rently under construction.
3. 2019/0275/DET – north-east of the above applic­a­tion site con­sent was gran­ted at the Novem­ber 2019 meet­ing of the Plan­ning Com­mit­tee for the erec­tion of 13 afford­able res­id­en­tial units includ­ing 8 cot­tage flats, 4 semi-detached houses and one bun­ga­low. None of these houses have yet to begin construction.
4. 2019/0353/DET – north-west of the above applic­a­tion site con­sent was gran­ted at the Janu­ary 2020 meet­ing of the Plan­ning Com­mit­tee for the erec­tion of house and gar­age. Con­struc­tion on this house has yet to begin.

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 (2015)

POLICY I	NEW HOUS­ING DEVELOPMENT
POLICY 2	SUP­PORT­ING ECO­NOM­IC GROWTH

X

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

POLICY 3	SUS­TAIN­ABLE DESIGN	X
POLICY 4	NAT­UR­AL HERITAGE	X
POLICY 5	LAND­SCAPE	X
POLICY 6	THE SIT­ING AND DESIGN OF
	DIGIT­AL COMMUNICATIONS
	EQUIP­MENT
POLICY 7	RENEW­ABLE ENERGY
POLICY 8	SPORT AND RECREATION
POLICY 9	CUL­TUR­AL HERITAGE
POLICY 10	RESOURCES	X
POLICY 11	DEVELOPER CON­TRI­BU­TIONS

1. All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Loc­al Devel­op­ment Plan. The full word­ing of policies can be found at: http://​cairngorms​.co​.uk/​u​p​l​o​a​d​s​/​d​o​c​u​m​e​n​t​s​/Park Authority/Planning/LDP15.pdf
2. The applic­a­tion site is expressly des­ig­nated for hous­ing in the Loc­al Devel­op­ment Plan set­tle­ment state­ment for Grant­own on Spey loc­ated with­in the site des­ig­nated as HI. A Devel­op­ment Brief has also been approved which cov­ers the site set­ting out the design prin­ciples, con­straints and key issues to be con­sidered when devel­op­ing the site. This informed the ori­gin­al plan­ning applic­a­tion for 43 plots and is non-stat­utory plan­ning guidance.
3. The LDP set­tle­ment state­ment for Grant­own on Spey also high­lights the import­ance of main­tain­ing the visu­al per­meab­il­ity of the set­tle­ment and rep­lic­at­ing this in new development.

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
Policy 2	Sup­port­ing Eco­nom­ic Growth Non-Stat­utory Guidance
Policy 3	Sus­tain­able Design Non-Stat­utory Guidance	X
Policy 4	Nat­ur­al Her­it­age Sup­ple­ment­ary Guidance	X
Policy 5	Land­scape Non-Stat­utory Guidance	X
Policy 7	Renew­able Energy Sup­ple­ment­ary Guidance
Policy 8	Sport and Recre­ation Non-Stat­utory Guidance
Policy 9	Cul­tur­al Her­it­age Non-Stat­utory Guidance
Policy 10	Resources Non-Stat­utory Guidance	X
Policy 11	Developer Con­tri­bu­tions Sup­ple­ment­ary Guidance

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2020

1. The emer­ging Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (“Pro­posed Plan”) which will cov­er the peri­od 2020 – 2025 is cur­rently being pro­gressed. The pro­posed plan has been through a pub­lic con­sulta­tion pro­cess and the form­al responses have been assessed and sub­mit­ted along with all oth­er rel­ev­ant mater­i­als to Scot­tish Min­is­ters for exam­in­a­tion. As the exam­in­a­tion of the Pro­posed Plan is yet to start, the Pro­posed Plan and its con­tents cur­rently carry lim­ited weight. In addi­tion, pro­pos­als and policies which received heavy objec­tion fol­low­ing the pub­lic con­sulta­tion pro­cess are afforded even less weight.
2. With­in the Pro­posed Plan, Grant­own-on-Spey H2 site remains alloc­ated for hous­ing and the 1.3ha site has an indic­at­ive res­id­en­tial capa­city of 53 units. The Plan states ​“The site has an approved Devel­op­ment Brief and an exist­ing plan­ning per­mis­sion for 53 dwell­ings. It is cur­rently under con­struc­tion. Any future/​amended devel­op­ment pro­pos­als should be in gen­er­al accord­ance with the prin­ciples in the Devel­op­ment Brief.”

CON­SULTA­TIONS

Sum­mary of the Main Issues Raised by Consultees

1. The High­land Coun­cil (Trans­port Plan­ning Team) advised that they had no objec­tion how­ever recom­men­ded that any per­mis­sion gran­ted included a suit­ably worded inform­at­ive cla­ri­fy­ing that a form­al vari­ation to the exist­ing Road Con­struc­tion Con­sent (RCC) should be sought for any changes to the road network.
2. CNPA Land­scape advised that the resub­mis­sion of this applic­a­tion from the pre­vi­ous applic­a­tion (2019/0301/DET) was wel­comed in terms of land­scap­ing par­tic­u­larly the inclu­sion of the land­scape strip. Cla­ri­fic­a­tion how­ever was fur­ther sought on: a) Pro­posed access and link­age arrange­ments – in par­tic­u­lar ref­er­ences to the land­scape strip on the south­ern bound­ary to the west and east. This mat­ter has now been addressed with the applic­ant sub­mit­ting a revised site plan to cla­ri­fy the reten­tion of access gates from the prop­erty on the south­ern bounds of the site and inclu­sion of a com­pacted gravel path con­nect­ing an exist­ing path­way on the south-west­ern part of the site to the intern­al access road to the north-west. b) Pro­tec­tion of exist­ing tree belt along east­ern bound­ary. This mat­ter can be addressed with an appro­pri­ately worded con­di­tion and is covered in the Tree Pro­tec­tion Plan for the pre­vi­ously approved lay­out of the wider site (2016/0060/DET). c) Qual­ity of fill mater­i­al in land­scape strip – to provide a qual­ity grow­ing medi­um for pro­posed plant­ing. This mat­ter could have been covered by a plan­ning con­di­tion but the applic­ant has now sub­mit­ted revised mater­i­al to address this point.

Con­cerns were raised about the west-east ori­ent­a­tion of the detached bun­ga­low on the south­ern half of the site requir­ing sub­stan­tial cut and fill of ground mater­i­al con­trast­ing with the land­form land­scape char­ac­ter. How­ever with the above points

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

addressed it was con­sidered that on bal­ance the pro­posed devel­op­ment would be unlikely to res­ult in sig­ni­fic­ant adverse land­scape and visu­al effects with­in the Park.

1. CNPA Out­door Access con­siders the scheme accept­able and wel­comes reten­tion of access to the devel­op­ment through gates on the south­ern bound­ary. How­ever a request was made to con­struct the pro­posed path link as a sealed (bit­mac) sur­face instead of rolled grit, in order to provide con­tinu­ity with the exist­ing path link into the site and for long term maintenance.
2. Grant­own-on-Spey and Vicin­ity Com­munity Coun­cil was con­sul­ted but have not provided any com­ments at the time of writing.

REP­RES­ENT­A­TIONS

1. One let­ter of objec­tion has been sub­mit­ted which is attached in Appendix 2.
2. The object­or high­lights con­cerns over the elev­a­tion of the pro­posed devel­op­ment and its effect on the amen­ity of the neigh­bour­ing prop­erty south in Revoan drive, espe­cially con­cern­ing the semi-detached houses on the north­ern part of the site.
3. One gen­er­al com­ment has been sub­mit­ted which is attached in Appendix 2.
4. The com­menter was sup­port­ive of the resub­mis­sion of the applic­a­tion with the land­scape strip rein­stated in align­ment with the pre­vi­ously approved stra­tegic land­scap­ing. Cla­ri­fic­a­tion was reques­ted in regards to ensur­ing the 10 metre land­scape strip was reflec­ted accur­ately in the Site Sec­tion Plan and that the elev­a­tions of the bun­ga­low were labelled to reflect the ori­ent­a­tion of the pro­posed devel­op­ment. The applic­ant sub­mit­ted revised mater­i­al to address the above points.

APPRAIS­AL

Prin­cip­al

1. The prin­ciple of hous­ing on this site is well estab­lished by both the Loc­al Devel­op­ment Plan des­ig­na­tion which alloc­ates the site for res­id­en­tial devel­op­ment and by the exist­ing con­sent for plot lay­out, land­scap­ing roads and infra­struc­ture here. The ser­vi­cing in terms of the main road lay­out and sur­face water drain­age was covered by this pre­vi­ous applic­a­tion, as was developer contributions.
2. In addi­tion Loc­al Devel­op­ment Plan Hous­ing Policy 1.1: Hous­ing in Set­tle­ments offers clear sup­port for devel­op­ment on sites iden­ti­fied in the Plan, sub­ject of course to com­pli­ance with all oth­er rel­ev­ant plan­ning policies.
3. In these cir­cum­stances the prin­ciple of devel­op­ing this land is wel­comed and it is the detail of the house types, their lay­outs on the site and the accom­pa­ny­ing land­scap­ing which falls to be con­sidered with this application.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

Land­scape Issues

1. An import­ant con­sid­er­a­tion in this devel­op­ment are the impacts on the land­scape char­ac­ter of the wider devel­op­ment site in order to con­sider wheth­er the require­ment of Loc­al Devel­op­ment Plan Policy 5: Land­scape to con­serve and enhance the land­scape char­ac­ter and spe­cial qual­it­ies of the Nation­al Park is met.
2. In this regard land­scaped areas in line with the approved land­scape lay­out have been provided, with the details of land­scap­ing in terms of lay­out con­sidered to be satisfactory.
3. Of par­tic­u­lar note the 10 metre land­scape strip has been retained and a sub­sequent amend­ment of site sec­tions sub­mit­ted by the applic­ant to reflect the 10 metre strip, alle­vi­at­ing con­cerns expressed by the gen­er­al commentator.
4. It is there­fore con­sidered that in terms of land­scap­ing the applic­a­tion read­ily com­plies with Policy 5: Landscape.

Lay­out and Design

1. Loc­al Devel­op­ment Plan Policies 3: Sus­tain­able Design and 5: Land­scape seek to ensure that new devel­op­ment con­serves and enhances the land­scape char­ac­ter and spe­cial qual­it­ies of the Nation­al Park and is sym­path­et­ic to the char­ac­ter of the area.
2. In this regard the area sur­round­ing the applic­a­tion site at Dulaig Court and Beachen Court is char­ac­ter­ised by a mix­ture of hous­ing types, ter­races and semi-detached with a wind­ing road lay­out with cul-de-sacs and com­mun­al park­ing evid­ent whilst on the wider hous­ing site here a mix­ture of 2 storey and 13 storey hous­ing has been approved and largely built. The pro­posed lay­out reflects this, provid­ing a simple lay­out of one block of hous­ing and one single storey house. The new devel­op­ment is sep­ar­ated by land­scaped swathes from the neigh­bour­ing prop­erty at Revoan Drive to the south and new afford­able hous­ing to the east.
3. At the time of the ori­gin­al plot lay­out con­sent here effort was made to secure a lay­out which cre­ated a good land­scaped set­ting for new res­id­en­tial units to sit with­in. The inclu­sion of the land­scape strip is greatly wel­comed and over time will cre­ate a good land­scape set­ting as well as sup­port­ing biod­iversity cor­ridors. The pro­posed lay­out is ​“per­meable” for non- vehicu­lar traffic with a tar­mac path con­nect­ing an exist­ing lane lead­ing from Revoan Drive on the south-west bound­ary of the site to the intern­al access road to the north-west. Gated access to the land­scape strip on the south­ern bound­ary of the site has been main­tained which is also welcomed.
4. There is a reas­on­able mix of hous­ing types pro­posed and site sec­tions demon­strate that the units will sit sat­is­fact­or­ily on the site which slopes slightly. Whilst the single storey unit var­ies in scale from the two storey prop­er­ties pro­posed it is not con­sidered to be unduly incongruous.
5. In terms of the over­all design the houses types are con­sidered to be func­tion­al and sat­is­fact­ory, of simple design incor­por­at­ing an accept­able range of mater­i­als. Full details by way of samples can be con­trolled by plan­ning con­di­tions in the event of the

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

applic­a­tion being sup­por­ted. The house types are also con­sidered to be appro­pri­ate in an area of mixed house types and com­ple­ment­ary to the style of houses approved else­where on the wider devel­op­ment site.

1. Giv­en that the house designs are sat­is­fact­ory, the dis­tance to neigh­bour­ing prop­er­ties is suf­fi­cient and the pro­posed ori­ent­a­tion of houses with primary elev­a­tions not facing imme­di­ate neigh­bour­ing prop­er­ties, it is con­sidered that there will be no sig­ni­fic­ant impact on amen­ity of neighbours.
2. Respond­ing to con­cerns high­lighted by the gen­er­al com­ment­at­or, a revised elev­a­tion plan of the bun­ga­low has been sub­mit­ted with cor­rec­ted orientations.
3. In these over­all cir­cum­stances the applic­a­tion is con­sidered to com­ply with Policy 3: Sus­tain­able Design and Policy 5: Land­scape of the Cairngorms Loc­al Devel­op­ment Plan 2015.

Impacts on Neighbours/​Residential Amenity

1. Policy 3: Sus­tain­able Design of the Cairngorms Loc­al Devel­op­ment Plan 2015 seeks to pro­tect the amen­ity of neigh­bours. In this regard the houses are loc­ated suf­fi­ciently far from exist­ing houses, as pre­vi­ously dis­cussed, so as to ensure that exist­ing res­id­en­tial amen­ity and pri­vacy is retained with a wide land­scape strip sep­ar­at­ing the pro­posed devel­op­ment from the res­id­en­tial prop­erty on the south bound­ary. Con­cerns were raised by object­ors relat­ing to the loss of amen­ity to the neigh­bour­ing prop­erty to the south of the applic­a­tion cit­ing the pro­posed ground levels of the res­id­en­tial units.
2. On bal­ance it is con­sidered that the pro­posed houses are loc­ated suf­fi­ciently far from neigh­bour­ing prop­er­ties to safe­guard the pri­vacy and amen­ity of these prop­er­ties both in terms of scale and poten­tial overlooking/​window dis­tances. Fur­ther­more the pro­posed ori­ent­a­tion of the houses will also safe­guard the pri­vacy and amen­ity of exist­ing prop­er­ties to the south and north.
3. Accord­ingly, the applic­a­tion is con­sidered to com­ply with Loc­al Devel­op­ment Plan Policy 3: Sus­tain­able Design.

Envir­on­ment­al Impacts

1. Loc­al Devel­op­ment Plan Policy 4: Nat­ur­al Her­it­age seeks to ensure that there are no adverse effects on European Pro­tec­ted Spe­cies and oth­er biod­iversity interests.
2. Sat­is­fact­ory sur­veys were sub­mit­ted with the ori­gin­al applic­a­tion here to demon­strate that there will be no adverse impacts on hab­it­ats and gen­er­al spe­cies with suit­able enhance­ment and mit­ig­a­tion oppor­tun­it­ies provided which will ulti­mately enhance biod­iversity along with the pro­posed land­scape pro­vi­sion with­in the site which can provide biod­iversity as well as land­scape benefits.
3. In terms of European Pro­tec­ted Spe­cies, a sat­is­fact­ory Spe­cies Pro­tec­tion Plan was pre­vi­ously provided to secure that will be no harm or dis­turb­ance to otter which use

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

the Kylin­tra Burn here, togeth­er with re-design of the cul­vert pro­posed under the new road which has been designed to ensure the safe pas­sage of otter.

1. Whilst the impacts of the wider site on des­ig­nated sites in the area was fully con­sidered with the pre­vi­ous applic­a­tion with a Hab­it­ats Reg­u­la­tion Apprais­al under­taken then and mit­ig­a­tion meas­ures required (site spe­cif­ic con­struc­tion meth­od state­ment) fol­lowed dur­ing con­struc­tion of the asso­ci­ated infrastructure.
2. The pro­posed land­scap­ing will deliv­er biod­iversity bene­fits over time and the pro­vi­sion of bat and bird boxes for each unit on site is greatly welcomed.
3. It is there­fore con­sidered that the applic­a­tion com­plies with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015.

Envir­on­ment­al Impacts – Flood­ing and Sur­face Water Drainage

1. Loc­al Devel­op­ment Plan Policy 10: Resources requires that all devel­op­ment should be free from sig­ni­fic­ant risk of flood­ing, not increase the risk of flood­ing else­where, not add to the area of land requir­ing flood pre­ven­tion meas­ures and not affect the abil­ity of the func­tion­al flood plain to store or move flood waters. This policy also requires that all devel­op­ment should avoid det­ri­ment­al impacts on the water envir­on­ment, with exist­ing and poten­tial impacts up and down­stream of the devel­op­ment, par­tic­u­larly in respect of poten­tial flood­ing, to be addressed. It pre­sumes against unne­ces­sary cul­vert­ing of water­courses and any unne­ces­sary engin­eer­ing works in the water envir­on­ment. This policy also requires that sur­face water be treated in accord­ance with the SUDS manual.
2. The issue was con­sidered fully at the time of the ori­gin­al plan­ning con­sent here. As part of this con­sid­er­a­tion a cut off drain was provided with­in part of the cur­rent applic­a­tion site and as noted by the object­or it is import­ant that this is pro­tec­ted dur­ing the con­struc­tion of the new houses on the cur­rent site. This mat­ter can be read­ily addressed by plan­ning con­di­tion in the event of the applic­a­tion being supported.
3. Oth­er­wise in terms of sur­face water drain­age the cur­rent site will con­nect to the approved SUDS arrange­ments and pond con­struc­ted on the site.
4. In these cir­cum­stances and sub­ject to an appro­pri­ate con­di­tion regard­ing the cut off drain the pro­posed devel­op­ment is con­sidered to com­ply with Loc­al Devel­op­ment Plan Policy 10: Resources.

Ser­vi­cing

1. Loc­al Devel­op­ment Plan Policy 3: Sus­tain­able Design requires that all devel­op­ment should include appro­pri­ate access and off street park­ing arrange­ments, as well as pro­mot­ing sus­tain­able travel meth­ods includ­ing pro­vi­sion for bicycle stor­age and redu­cing the over­all need to travel whilst Policy 10: Resources requires that there are no adverse impacts on the water environment.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

1. The site is well loc­ated in terms of its prox­im­ity to the ser­vices and facil­it­ies of Grant­own, with­in ready walking/​cycling dis­tance of the town centre thus redu­cing the need to depend on cars for travel. Fur­ther­more, the pro­posed devel­op­ment makes suit­able pro­vi­sion for path links to the sur­round­ing res­id­en­tial areas which will help sup­port the desired move to sus­tain­able travel which does not depend on cars.
2. In response to com­ments sub­mit­ted from the CNPA Access officer the applic­ant has pro­posed that the path link from south­ern bounds of the pro­posed applic­a­tion site to the intern­al access road on the west­ern bounds is con­struc­ted of bit­mac which is greatly welcomed.
3. The roads lay­out is con­sidered to be sat­is­fact­ory by the High­land Coun­cil Trans­port Plan­ning Team.
4. Over­all, the site can be sat­is­fact­or­ily ser­viced, con­nect­ing to the pre­vi­ously approved roads and sur­face water drain­age arrange­ments, and to pub­lic water and sewage ser­vices, with con­di­tions cov­er­ing this attached to the wider consent.
5. Finally in rela­tion to ser­vi­cing it is pro­posed the devel­op­ments are heated by air- source heat pumps. This type of energy pro­vi­sion is in line with the Cairngorms Loc­al Devel­op­ment Plan Policy 3 Sus­tain­able Design which seeks to min­im­ise the effect of devel­op­ment on cli­mate change and with Policy 8: Renew­able Energy of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015.
6. In these cir­cum­stances the devel­op­ment is con­sidered to com­ply with Policy 3: Sus­tain­able Design and Policy 10: Resources of the Cairngorms Loc­al Devel­op­ment Plan 2015.

Pro­vi­sion of Afford­able Housing

1. Loc­al Devel­op­ment Plan Policy 1: New Hous­ing Devel­op­ment requires that for devel­op­ments of 4 or more open mar­ket houses there should be a level of afford­able hous­ing provided of not more than 25% of the total num­ber of units.
2. The mat­ter of afford­able hous­ing pro­vi­sion for the wider site was fully con­sidered with the pre­vi­ous applic­a­tion 2016/0060/DET when it was agreed that the adja­cent ten house afford­able hous­ing devel­op­ment (2015/0394/DET) formed part of the 25% pro­vi­sion. This approach was also con­firmed with the High­land Coun­cil Hous­ing Ser­vice. The agreed pro­vi­sion was based on 25 % of the entire devel­op­ment site at the time (53 plots) being afford­able a total of 14 units. As ten units were provided on the High­land Coun­cil site this left four more to be provided on the 43 plot site. These ten units are now com­pleted and occu­pied and an accom­pa­ny­ing con­di­tion on the ori­gin­al con­sent sets out that no more than 30 houses can occu­pied on the wider 43 plot site until details of the deliv­ery of the four afford­able units are provided.
3. With the fur­ther approv­al of 13 afford­able houses with the pre­vi­ous applic­a­tion 2019/0275/DET it is con­sidered that the devel­op­ment com­plies fully with Policy I Hous­ing of the Cairngorms Loc­al Devel­op­ment Plan 2015, hav­ing pre­vi­ously provided in excess of the afford­able hous­ing require­ment at the wider Beachen Court site.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

CON­CLU­SION

1. It is con­sidered that the pro­posed devel­op­ment com­plies fully with Loc­al Devel­op­ment Plan policies and will facil­it­ate the devel­op­ment of a des­ig­nated hous­ing site in Grant­own-on-Spey and provide fur­ther afford­able hous­ing in excess of the over­all require­ment of the des­ig­nated site. Accord­ingly, the devel­op­ment is wel­comed in principle.
2. The detail of the lay­out is con­sidered to be sat­is­fact­ory to deliv­er a good level of land­scap­ing pro­vi­sion and eco­lo­gic­al mit­ig­a­tion, with the design and scale of the houses appro­pri­ate to their loc­a­tion. Finally, the site can be sat­is­fact­or­ily ser­viced and accessed and there are not con­sidered to be any oth­er mater­i­al land use plan­ning con­sid­er­a­tions which would jus­ti­fy refus­ing the applic­a­tion. Approv­al is there­fore recom­men­ded sub­ject to appro­pri­ate plan­ning conditions.

RECOM­MEND­A­TION

That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to APPROVE the Erec­tion of house and semi-detached pair of houses at 18 Dulicht Court Grant­own-On-Spey 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 imple­men­ted on site in accord­ance with the approved plan and retained through­out the dur­a­tion of con­struc­tion unless oth­er­wise agreed in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Authority.

The approved land­scape scheme, includ­ing path con­struc­tion, shall be imple­men­ted in the first plant­ing sea­son fol­low­ing occu­pa­tion or com­ple­tion, whichever is the soon­er, of the last house on the devel­op­ment hereby approved unless oth­er­wise agreed in writ­ing with the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity. The scheme shall there­after be main­tained in accord­ance with the approved soft land­scape main­ten­ance and man­age­ment régime doc­u­ment number.

There­after all trees shall be retained and main­tained in accord­ance with the approved scheme and land­scape main­ten­ance pro­gramme through­out the life­time of the devel­op­ment hereby approved.

Reas­on: To ensure that trees on and around 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 2015.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

1. No con­struc­tion shall com­mence on the erec­tion of any res­id­en­tial unit until samples of the pro­posed extern­al mater­i­als 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 Grant­own-on-Spey 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 the park­ing, access, bin and cycle stor­age pro­vi­sion, and turn­ing pro­vi­sion per­tain­ing to the unit have been con­struc­ted 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. The devel­op­ment shall be con­struc­ted in accord­ance with the approved sections.

Reas­on: To ensure that the new devel­op­ment con­serves and enhances the land­scape char­ac­ter of Grant­own-on-Spey 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.

Inform­at­ives

1. Plan­ning per­mis­sion for the cre­ation of res­id­en­tial plot lay­out (43 units), roads, drain­age and stra­tegic land­scap­ing (ref­er­ence 2016/0060/DET) was gran­ted on 27 Octo­ber 2016. The 3 unit devel­op­ment covered by this plan­ning per­mis­sion will be situ­ated on part of the site covered by the per­mis­sion 2016/0060/DET. This per­mis­sion builds on per­mis­sion 2016/0060/DET and reflects con­di­tion 28 there­of. The 3 house devel­op­ment per­mit­ted by this per­mis­sion will there­fore be sub­ject to both this per­mis­sion and its con­di­tions and per­mis­sion 2016/0060/DET and its conditions.
2. 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.
3. The per­son under­tak­ing the devel­op­ment is required to give the Plan­ning Author­ity pri­or writ­ten noti­fic­a­tion of the date on 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

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 21/02/2020

would con­sti­tute a breach of plan­ning con­trol which may res­ult in enforce­ment action being taken.

1. Fol­low­ing com­ple­tion of the devel­op­ment, a noti­fic­a­tion of the 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.
2. Con­struc­tion work on the applic­a­tion site (includ­ing the loading/​unloading of deliv­ery vehicles, plant or oth­er machinery) should not take