Item6AAHorseFieldCommitteeReport20210355DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PROPOSED:

Change of house type on plots 21 – 24, relo­ca­tion of house on plot 20 and change of bound­ary line between plots 19 and 20 form­ing part of (05/306/CP) at Land 105M NW Of 111A Grampi­an Road Aviemore

REF­ER­ENCE: 2021/0355/DET

APPLIC­ANT: Tul­loch Homes Ltd

DATE CALLED-IN: 8 Novem­ber 2021

RECOM­MEND­A­TION: Approve sub­ject to Con­di­tions and Developer Contribution

CASE OFFICER: Stephanie Wade, Plan­ning Officer

CNPA Plan­ning Com­mit­tee Applic­a­tion Site Meters eag nan Sabhar N Aviemore chie e Reserved A9 A9 A9 Path Scand­inavi­an Vil­lage B CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22 Aviemore Retail Park CNPA Crown copy­right and data­base rights 2018 Ord­nance Sur­vey 100040965 Vralyziva-Gower Aven­ue Grampian

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22

SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The applic­a­tion site known as ​“the Horse­field” is loc­ated on land to the north of Aviemore High­land Resort which is cur­rently under devel­op­ment for hous­ing. The over­all site area extends to approx­im­ately 20 acres and is bounded to the west by the A9 Trunk Road, to the north by an area of open ground and to the east by Aviemore burn and res­id­en­tial dwell­ings. The major­ity of the south­ern site bound­ary is bound by prop­er­ties with­in the Scand­inavi­an Time­share Village.

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=R20HCTSI0C100

Title Draw­ing Date on Date Received Num­ber Plan*

PLANS Plan — Loc­a­tion Plan Plan — Site Lay­out Plan 4479−02− 01/10/21 08/11/21 005 Rev.A 4479−02− 01/09/21 08/11/21 003 Rev.L

Plan — Site Lay­out Plan – 4479−02− 01/10/21 08/11/21 Amend­ments at Plots 19 – 24 006

Plan — Elev­a­tions- Type B (3DV134) 4479−01− 01/09/19 08/11/21 104 Rev.B

Plan — Plans & Sec­tions- Type B 4479−01− 01/09/19 08/11/21 (3DV134) 103 Rev.B

SUP­PORT­ING DOC­U­MENT­A­TION Oth­er — Design and Sup­port­ing 4479 21/09/21 08/11/21 State­ment Ver­sion 1.0 *Where no spe­cif­ic day of month has been provided on the plan, the sys­tem defaults to the 1^st of the month.

1. The applic­a­tion looks to make alter­a­tions to the ori­gin­al per­mis­sion of 05/306/CP which are lis­ted below:

a) Change of house type on plots 21 – 24: This alter­a­tion looks to change the 2 sets of semi-detached, single storey dwell­ings into four detached dwell­ings of House B design. Type B design is a 1.5 storey, 3 bed­room prop­erty of the same mater­i­al palette and would con­tin­ue the house design seen in the adja­cent plots of 18 – 20 and seen through­out the devel­op­ment. The pro­posed change in house type

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22

would alter the accom­mod­a­tion sched­ule, increas­ing the size of two dwell­ings in respect of bed­room num­bers as illus­trated in the fol­low­ing table:

Num­ber of dwell­ings Num­ber of Beds approved Pro­posed Amend­ment under 05/306/CP under cur­rent applic­a­tion to Num­ber of Beds

2 2 3 2 3 3

b) Re-loc­a­tion of Plot 20 dwell­ing and alter­a­tion of bound­ary line between plots 19 and 20: The pro­pos­al looks to relo­cate the approved dwell­ing with­in Plot 20 to bet­ter relate to the remixed houses on plots 21 – 24. In order to facil­it­ate this, the bound­ary line between plots 19 and 20 has also been adjusted.

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

His­tory

1. Out­line plan­ning per­mis­sion was gran­ted on the sub­ject site for 140 houses under High­land Coun­cil plan­ning ref­er­ence: 02/00007/OUTBS for ​“out­line plan­ning applic­a­tion to amend exist­ing Mas­ter­plan per­mis­sion at the Aviemore Centre.” The per­mis­sion included a stip­u­la­tion that 20% of the hous­ing units were provided as afford­able. The mas­ter­plan approv­al included con­di­tions requir­ing that build­ings be gen­er­ally two and three storey in height with a lim­ited num­ber of high qual­ity extern­al mater­i­als util­ised for extern­al finishes.

2. Approv­al for reserve mat­ters for the erec­tion of 140 houses and asso­ci­ated infra­struc­ture and land­scap­ing on the sub­ject site was per­mit­ted by the CNPA under applic­a­tion ref­er­ence 05/306/CP in 2008. Con­cur­rently with that applic­a­tion and on land adjoin­ing the imme­di­ate south, approv­al for the devel­op­ment of 21 dwell­ing units was also gran­ted under ref­er­ence 05/304/CP. The afford­able hous­ing units were erec­ted and work paused on devel­op­ing the remainder of the site until earli­er this year with non-mater­i­al vari­ations being sub­mit­ted in the mean­time to seek minor changes to extern­al fin­ishes of build­ings, intern­al lay­outs, land­scap­ing and minor changes to the road con­fig­ur­a­tion in response to trans­port plan­ning require­ments. The two per­mis­sions 05/304/CP and 05/306/CP are being developed as one large devel­op­ment in phases.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22

DEVEL­OP­MENT PLAN CON­TEXT Policies Nation­al Policy Stra­tegic Policy Loc­al Plan Policy 7. POLICY I POLICY 2 POLICY 3 POLICY 4 POLICY 5 POLICY 6 POLICY 7 POLICY 8 POLICY 9 POLICY 10 POLICY 11 Scot­tish Plan­ning Policy 2014 Cairngorms Nation­al Park Part­ner­ship Plan 2017 — 2022 Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (2021) Those policies rel­ev­ant to the assess­ment of this applic­a­tion are marked with a cross NEW HOUS­ING DEVEL­OP­MENT SUP­PORT­ING ECO­NOM­IC GROWTH DESIGN AND PLACE­MAK­ING NAT­UR­AL HER­IT­AGE LAND­SCAPE THE SIT­ING AND DESIGN OF DIGIT­AL COM­MU­NIC­A­TIONS EQUIP­MENT RENEW­ABLE ENERGY OPEN SPACE, SPORT AND RECRE­ATION CUL­TUR­AL HER­IT­AGE RESOURCES DEVELOPER CON­TRI­BU­TIONS X X X All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Loc­al Devel­op­ment Plan. The full word­ing of policies can be found at:

https://​cairngorms​.co​.uk/​w​p​-​c​o​n​t​e​n​t​/​u​p​l​o​a​d​s​/​2​0​2​1​/​0​3​/​C​N​P​A​-​L​D​P​-​2​0​2​1​-​w​e​b.pdf

Plan­ning Guidance

1. Sup­ple­ment­ary guid­ance also forms part of the Loc­al Devel­op­ment Plan and provides more details about how to com­ply with the policies. Guid­ance that is rel­ev­ant to this applic­a­tion is marked with a cross.

Policy I New Hous­ing Devel­op­ment Non-Stat­utory Guid­ance (2015) 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 Policy 7 Renew­able Energy Sup­ple­ment­ary Guid­ance Policy 8 Policy 9 Sport and Recre­ation Non-Stat­utory Guid­ance Cul­tur­al Her­it­age Non-Stat­utory Guid­ance Policy 10 Resources Non-Stat­utory Guid­ance Policy 11 Developer Con­tri­bu­tions Sup­ple­ment­ary Guid­ance X

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22

CON­SULTA­TIONS

Sum­mary of the main issues raised by consultees

1. CNPA Eco­logy Officer con­firms that the land with­in the red line bound­ary for the pro­posed changes already has con­sent for the same type of devel­op­ment and the same num­ber of units/​plots cov­er­ing the same area, albeit semi-detached rather than detached units as now pro­posed. The change of house type does not sig­ni­fic­antly affect the level of eco­lo­gic­al effects com­pared to the exist­ing con­sent, as the units would occupy very sim­il­ar loc­a­tions with­in the plots. Based on inform­a­tion provided by CNPA staff who atten­ded a recent site vis­it and have detailed know­ledge of the site and con­sen­ted plans, the change in the bound­ary between plots 19 and 20 would not affect any exist­ing trees or the pre­vi­ously approved land­scap­ing proposals.

2. Aviemore Com­munity Coun­cil were con­sul­ted on the applic­a­tion and have not provided any form­al comments.

REP­RES­ENT­A­TIONS

1. The applic­a­tion was advert­ised when first sub­mit­ted. No let­ters of pub­lic rep­res­ent­a­tion have been received.

APPRAIS­AL

1. The main plan­ning con­sid­er­a­tions in rela­tion to this applic­a­tion, an amend­ment to the pre­vi­ously approved devel­op­ment (ref 05/306/CP) are con­sidered to be the impact of the pro­posed changes on the char­ac­ter and appear­ance of the dwell­ings, the loc­al­ity; impact on eco­logy; and developer contributions.

Prin­ciple of Design Changes

1. The revi­sions that are detailed in para­graph 3 above, com­prise a change of house design for four plots, and a relo­ca­tion of a dwell­ing with­in anoth­er plot to bet­ter relate to the amended four plots.

2. 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. The pro­posed change of the four semi-detached bun­ga­lows to one and a half storey detached dwell­ings, is con­sidered to be in keep­ing with the estab­lished design, scale and mass­ing of oth­er plots with­in the hous­ing devel­op­ment. This house type is already per­mit­ted for 11 plots with­in the wider hous­ing devel­op­ment site and the pro­posed use of it for a fur­ther four plots would help to rein­force the estab­lished design and char­ac­ter of the wider devel­op­ment site. The pro­posed minor change to the loc­a­tion of the dwell­ing with­in Plot 20 is also con­sidered to be accept­able help­ing it to bet­ter relate to the adja­cent dwell­ings. On this basis, the pro­pos­al is con­sidered to accord with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22

1. The prin­ciple of the pro­pos­al has been con­sidered to be accept­able pre­vi­ously and the pro­posed amend­ments make no changes to the num­ber of units pre­vi­ously approved. As such, the prin­ciple of devel­op­ment is con­sidered to be acceptable.

Impact on Ecology

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. The pro­posed change of house type does not sig­ni­fic­antly affect the level of eco­lo­gic­al effects com­pared to the exist­ing con­sent, as the units will occupy very sim­il­ar loc­a­tions with­in the plots. In addi­tion, the change in bound­ary between plots 19 and 20 would not affect any exist­ing trees or the pre­vi­ously approved land­scap­ing pro­pos­als. The pro­pos­al is there­fore con­sidered to accord with Policy 4: Nat­ur­al Her­it­age 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.

2. Developer con­tri­bu­tions were ori­gin­ally sought with the ori­gin­al per­mis­sion, which included the afford­able hous­ing con­tri­bu­tion for the devel­op­ment site. As the pro­pos­al does not change the num­ber of dwell­ings to be erec­ted on site, the applic­a­tion would not give rise to any addi­tion­al afford­able hous­ing contributions.

3. Regard­ing edu­ca­tion con­tri­bu­tions, the pro­posed alter­a­tions does increase the dwell­ing size of two units from 2 bed­room units to 3 bed­room units and this there­fore trig­gers an addi­tion­al con­tri­bu­tion towards the Aviemore Primary School major exten­sion require­ment due to the capa­city of the primary school being already exceeded. The applic­ant has been made aware of this and has indic­ated their agree­ment for its pay­ment pri­or to the issu­ing of any decision notice.

CON­CLU­SION

1. The pro­posed alter­a­tions, are minor in nature and are not con­sidered to alter the sub­stance of the applic­a­tion and the changes do not alter the con­sid­er­a­tion or mat­ters raised under the approved scheme.

2. In these over­all cir­cum­stances the works are con­sidered to com­ply with all rel­ev­ant policies of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and the col­lect­ive aims of the Nation­al Park. There are no oth­er mater­i­al con­sid­er­a­tions which would war­rant the refus­al of plan­ning per­mis­sion. Approv­al and the grant­ing of consent

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22

is there­fore recom­men­ded sub­ject to the plan­ning con­di­tion and pay­ment of the developer con­tri­bu­tion for education.

RECOM­MEND­A­TION

That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to APPROVE the Change of house type on plots 21 – 24, relo­ca­tion of house on plot 20 and change of bound­ary line between plots 19 and 20 form­ing part of (05/306/CP) at Land 105M NW Of 111A Grampi­an Road Aviemore sub­ject to:

a) the fol­low­ing con­di­tion; and b) pay­ment of the developer con­tri­bu­tion for education

Those con­di­tions lis­ted below in bold text are sus­pens­ive con­di­tions, which require to be dis­charged pri­or to imple­ment­a­tion of the development.

Con­di­tions

1. This per­mis­sion is an amend­ment to the per­mis­sion 05/306/CP. The devel­op­ment per­mit­ted must there­fore be under­taken in strict accord­ance with the approved plans, doc­u­ments and con­di­tions as out­lined on the decision notice of 05/306/CP as well the approved plans, doc­u­ments and con­di­tions out­lined on this decision notice for 2021/0355/DET.

Reas­on: The applic­a­tion per­mit­ted is an amend­ment to a live per­mis­sion which is cur­rently being imple­men­ted on site. The pro­posed amend­ments are required fol­low­ing imple­ment­a­tion of the approved scheme. The approved plans, doc­u­ments and con­di­tions of the ori­gin­al scheme 05/306/CP are there­fore rel­ev­ant and must be adhered to in addi­tion to the approved plans, doc­u­ments and con­di­tions attached to this permission.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 28/01/22

Inform­at­ives

1. The devel­op­ment hereby approved must com­mence with­in three years of the date of this decision notice. If it has not com­menced with­in this peri­od, then this plan­ning per­mis­sion con­sent shall lapse.

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

3. 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.

The map on the first page of this report has been pro­duced to aid in the stat­utory pro­cess of deal­ing with plan­ning applic­a­tions. The map is to help identi­fy the site and its sur­round­ings and to aid Plan­ning Officers, Com­mit­tee Mem­bers and the Pub­lic in the determ­in­a­tion of the pro­pos­al. Maps shown in the Plan­ning Com­mit­tee Report can only be used for the pur­poses of the Plan­ning Com­mit­tee. Any oth­er use risks infringing Crown Copy­right and may lead to pro­sec­u­tion or civil pro­ceed­ings. Maps pro­duced with­in this Plan­ning Com­mit­tee Report can only be repro­duced with the express per­mis­sion of the Cairngorms Nation­al Park Author­ity and oth­er Copy­right hold­ers. This per­mis­sion must be gran­ted in advance.