Item6AAKingussieHousing20200193DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PRO­POSED: Erec­tion of 23 houses and gar­ages with asso­ci­ated roads, infra­struc­ture and land­scap­ing at Land To North, East And West Of Dun­barry Ter­race And Ker­row Drive Kingussie

REF­ER­ENCE: 2020/0193/DET

APPLIC­ANT: Dav­all Devel­op­ments Ltd

DATE CALLED-IN: 17 August 2020

RECOM­MEND­A­TION: Approve Sub­ject to Conditions

CASE OFFICER: Emma Bryce, Plan­ning Manager

CNPA Plan­ning Com­mit­tee Applic­a­tion Site

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

SITE DESCRIP­TION, PRO­POS­AL AND HISTORY

Site Descrip­tion

1. The applic­a­tion site is cur­rently improved graz­ing land loc­ated on the north-west side of Kin­gussie. The site which cov­ers an area of approx­im­ately 4.39 hec­tares is part of site HI between Ard­broilach Rd and Craig an Darach as des­ig­nated in the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. An approved mas­ter­plan for a wider site was gran­ted per­mis­sion for a phased devel­op­ment of up to 300 houses how­ever, this has now expired (2015/0316/DET and 2015/0317/DET).

2. The site slopes from its most north­ern corner of the site towards the exist­ing houses on Ker­row Drive and Dun­barry Ter­race. The site is read­ily vis­ible from the south from the oppos­ite side of the Strath.

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=QEYBR5SI0CH00

Title	Draw­ing Num­ber	Date On Plan*	Date Received
Spe­cific­a­tions — Drain­age Con­struc­tion Details	191443 – 20	23/06/20	17/08/20
Pro­posed Floor Plans — House Type A (3bb 135) Gen­er­al Plan	4562−01−100	01/09/19	17/08/20
Pro­posed Elev­a­tions — House Type A (3bb 135) Elevations	4562−01−101	01/09/19	17/08/20
Pro­posed Floor Plans — House Type B (4bc 158) Gen­er­al Plan	4562−01−102	01/09/19	17/08/20
Pro­posed Elev­a­tions — House Type B (4bc 158) Elevations	4562−01−103	01/09/19	17/08/20
Pro­posed Floor Plans — House Type C (4bc 166) Gen­er­al Plan	4562−01−104	01/09/19	17/08/20
Pro­posed Elev­a­tions — House Type C (4bc 166) Elevations	4562−01−105	01/09/19	17/08/20
Pro­posed Floor Plans — House Type D (4bc 166) Gen­er­al Plan	4562−01−106	01/09/19	17/08/20
Pro­posed Elev­a­tions — House Type D (4bc 166) Elevations	4562−01−107	01/09/19	17/08/20
Pro­posed Floor Plans — House Type E (4bb 168) Gen­er­al Plan	4562−01−108	01/09/19	17/08/20

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

Title	Draw­ing Num­ber	Date On Plan*	Date Received
Pro­posed Elev­a­tions — House Type E (4bb 168) Elevations	4562−01−109	01/09/19	17/08/20
Pro­posed Floor Plans — House Type F (4bv 234) Gen­er­al Plan	4562−01−110	01/09/19	17/08/20
Pro­posed Elev­a­tions — House Type F (4bv 234) Elevations	4562−01−111	01/09/19	17/08/20
Loc­a­tion Plan — Loc­a­tion Plan	4562−02−001 Rev A	01/12/19	17/08/20
Site Plan — Topo­graph­ic­al Sur­vey — Site As Existing	4562−02−010	01/06/20	17/08/20
Site Plan — Site Constraints	4562−02−011	01/06/20	17/08/20
Land­scap­ing — Tree Pro­tec­tion Plan — Sheet I Of 2	1180-Tpp	04/06/20	18/08/20
Land­scap­ing — Tree Pro­tec­tion Plan — Sheet 2 Of 2	1180-Tpp	04/06/20	18/08/20
Sec­tions — Roads Long Sec­tions — Sheet I Of 2	191443 – 914 Rev I	05/06/20	18/08/20
Pro­posed Elev­a­tions — Gar­age Plan — Type I	4562−01−112	01/09/19	18/08/20
Pro­posed Elev­a­tions — Gar­age Plan — Type 2	4562−01−113	01/09/19	18/08/20
Site Plan — Roads Lay­out (Sheet I Of 2)	191443 – 910 Rev 3	05/06/20	10/11/20
Site Plan — Roads Lay­out (Sheet 2 Of 2)	191443 – 911 Rev 3	05/06/20	10/11/20
Site Plan — Roads Con­tours (Sheet I Of 2)	191443 – 912 Rev 3	05/06/20	10/11/20
Site Plan — Roads Con­tours (Sheet 2 Of 2)	191443 – 913 Rev 3	05/06/20	10/11/20
Site Plan — Roads Adop­tion Lay­out (Sheet I Of 2)	191443 – 915 Rev 3	05/06/20	10/11/20
Site Plan — Roads Adop­tion Lay­out (Sheet 2 Of 2)	191443 – 916 Rev 3	05/06/20	10/11/20
Site Plan — Roads Vehicle Swept Paths	191443 – 917 Rev 2	05/06/20	10/11/20
Site Plan — Roads Con­struc­tion Details	191443 – 918 Rev 2	05/06/20	10/11/20
Site Plan — Roads Kerbing Layout	191443 – 919 Rev 3	05/06/20	10/11/20
Site Plan — Drain­age Lay­out (Sheet I Of 2)	191443 – 920 Rev 5	05/06/20	12/02/21

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

Title	Draw­ing Num­ber	Date On Plan*	Date Received
Site Plan — Drain­age Lay­out (Sheet 2 Of 2)	191443 – 921 Rev 5	05/06/20	12/02/21
Site Plan — Drain­age Lon­git­ud­in­al Sec­tions — Sur­face Water	191443 – 923 Rev 2	05/06/20	12/02/21
Site Plan — Drain­age Lon­git­ud­in­al Sec­tions — Foul Water	191443 – 924 Rev 2	05/06/20	12/02/21
Site Plan — Private Suds Con­struc­tion Details	191443 – 926 Rev 3	23/06/20	12/02/21
Site Plan — Drain­age Ser­vitude Layout	191443 – 927 Rev 3	24/06/20	12/02/21
Sec­tions — Swale Details Draw­ing (Sheet I Of 2)	191443 – 928 Rev I	11/02/21	12/02/21
Sec­tions — Swale Details Draw­ing (Sheet 2 Of 2)	191443 – 929 Rev I	11/02/21	12/02/21
Site Plan — Site Levels Lay­out (Sheet I Of 2)	191443 – 930 Rev 6	05/06/20	12/02/21
Site Plan — Site Levels Lay­out (Sheet 2 Of 2)	191443 – 931 Rev 6	05/06/20	12/02/21
Sec­tions — Plot 4 And Plot 5 Site Sections	191443 – 936	12/02/21	12/02/21
Site Plan — Plot 4 And Plot 5 Site Sec­tions Loc­a­tion Plan	191443 – 937	12/02/21	12/02/21
Sec­tions — Swale Lon­git­ud­in­al Sections	191443 – 940	11/02/21	12/02/21
Sec­tions — Site Sections	4562−01−005 Rev C	01/01/21	12/02/21
Site Plan — Site Lay­out Plan	4562−02−003 Rev M	01/01/21	12/02/21
Site Plan — Site Lay­out Plan With Topo­graph­ic­al Survey	4562−02−004 Rev G	01/01/21	12/02/21
Site Plan — Design Principles	4562−02−007 Rev G	01/01/21	12/02/21
Land­scap­ing — Land­scape Pro­pos­als (Plots 1 – 14)	Dd Dt 100.20 SI-01 Rev F	30/06/20	12/02/21
Land­scap­ing — Land­scape Pro­pos­als (Plots 15 – 23)	Dd Dt 100.20 SI-02 Rev F	30/06/20	12/02/21
Land­scap­ing — Land­scape Pro­pos­als Plant­ing Plan (Plots 1 – 14)	Dd Dt 100.20 SI-03 Rev E	02/07/20	12/02/21

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

Title	Draw­ing Num­ber	Date On Plan*	Date Received
Land­scap­ing — Land­scape Pro­pos­als Plant­ing Plan (Plots 15 – 23)	Dd Dt 100.20 SI-04 Rev E	02/07/20	12/02/21
Oth­er — Dun­barry Ter­race Phase I Hab­it­at Survey		01/06/20	17/08/20
Oth­er — Pro­tec­ted Ter­restri­al Mam­mal Sur­vey Report		01/06/20	17/08/20
Oth­er — Plan­ning Sup­port­ing Statement		07/07/20	18/08/20
Oth­er — Trans­port Statement	A/191443 Rev 03	01/11/20	10/11/20
Oth­er — Tree Survey	1180	04/06/20	18/08/20
Oth­er — Rep­tile Pro­tec­tion Methodology		08/10/20	12/10/20
Oth­er — Sco­tia Seeds High­land Grass­land Mix			02/11/20
Oth­er — Home Own­ers Soft Land­scape Main­ten­ance Advice Notes	Dddt 100.20	02/11/20	02/11/20
Spe­cific­a­tions — Drain­age Impact Assessment	Unre­dac­ted A/191443 Rev 03	01/11/20	01/12/20
Spe­cific­a­tions — Drain­age Schedules	191443 – 922 Rev 2	24/06/20	12/02/21
Oth­er — Pro­posed Soft Land­scape Main­ten­ance And Man­age­ment Régime	Ddt 100.20 Rev G	23/02/21	23/02/21

*Where No Spe­cif­ic Day Of Month Has Been Provided On The Plan, The Sys­tem Defaults To The 1^st Of The Month.

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

2. The applic­a­tion seeks full per­mis­sion for a res­id­en­tial devel­op­ment of 23 detached houses. There will be 2 three-bed­roomed prop­er­ties and the remain­ing 21 will be four-bed­roomed properties.

3. There will be a mix of bun­ga­lows and two story dwell­ings which will be fin­ished in white render with tim­ber clad­ding and uPVC win­dows. Roof areas will be clad in grey con­crete roof tiles.

4. Vehicu­lar access is to be taken from north end of Dun­barry Ter­race and Ker­row Drive via Dun­barry Road run­ning off the main street in Kin­gussie, the A86. A ​‘U’ shaped spine road will join Dun­barry Ter­race and Ker­row Drive. Con­nec­tions to the road net­work on Dun­barry Ter­race and Ker­row Drive will be exten­sions to these roads rather than new junc­tions as these were con­struc­ted in anti­cip­a­tion of further

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

devel­op­ment extend­ing north. The intern­al road lay­out forms a loop with an intern­al T junc­tion at the top of the exten­ded Ker­row Drive where it joins the exten­ded Dun­barry Ter­race. There will be three short cul-de-sacs off this cent­ral road. Each res­id­en­tial plot is served by its own double gar­age and park­ing space. Intern­al foot­paths will con­nect the devel­op­ment to the exist­ing ped­es­tri­an infra­struc­ture and numer­ous coun­try style paths through the site that link to coun­tryside walks to the north.

1. Foul water will drain by grav­ity to exist­ing foul sew­ers with­in Dun­barry Ter­race and Ker­row Drive. Sur­face water will be addressed by low side verge swales. Roof water and private drive­ways will drain via with­in cur­til­age private atten­u­ation trenches dis­char­ging to a pro­posed Scot­tish Water adopt­able sur­face water sew­er with­in the road layout.

2. A num­ber of sup­port­ing doc­u­ments have been provided as fol­lows: a) Plan­ning Sup­port­ing State­ment includ­ing Design and Access State­ment b) Drain­age Impact Assess­ment c) Drain­age Sched­ules d) Trans­port­a­tion State­ment e) Pro­posed Soft Land­scape Main­ten­ance and Man­age­ment Régime f) Rep­tile Pro­tec­tion Meth­od­o­logy g) Pro­tec­ted Ter­restri­al Mam­mal Sur­vey Report h) Eco­logy Hab­it­at Sur­vey i) Tree Sur­vey Report

His­tory

1. The fol­low­ing details of the plan­ning his­tory for the pro­posed site are as fol­lows: a) 2015/0317/DET – applic­a­tion under Sec­tion 42 for vari­ation or non-com­pli­ance with con­di­tions 4 (haul road), 7 (land­scap­ing) and 8 (re-seed­ing of plots) for Phase I Hous­ing Devel­op­ment of 37 ser­viced plots and 18 afford­able dwell­ings gran­ted under Plan­ning Per­mis­sion Ref. PPA-001‑2013 – per­mis­sion gran­ted 29 March 2017. b) 2015/0316/DET – applic­a­tion for plan­ning per­mis­sion for a haul road – plan­ning per­mis­sion gran­ted 29 March 2017. c) 2013/0190/MSC – Part I — approv­al of a num­ber of mat­ters spe­cified in con­di­tions includ­ing a mas­ter­plan of the entire site and details of lay­out and ser­vi­cing of Phase I (55 res­id­en­tial units – 37 ser­viced plots and 18 afford­able houses), con­struc­tion of a haul road to east of Phase I with new junc­tion onto A86 trunk road and pro­pos­al for res­id­en­tial access (post con­struc­tion) for Phase I to Dunbarry

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

Road/​Dunbarry Ter­race – plan­ning per­mis­sion refused by CNPA. Sub­sequent appeal upheld by DPEA 2014 approv­ing major­ity of con­di­tions of 09/048/CP.

d) 2013/0190/MSC – Part 2 – Sec­tion 42 applic­a­tion for plan­ning per­mis­sion without com­pli­ance with Con­di­tion 4 of 09/048/CP to per­mit access from Dun­barry Terrace/​Road and Ker­row Drive net­work – plan­ning per­mis­sion refused by CNPA. Sub­sequent appeal upheld by DPEA who issued a revised plan­ning per­mis­sion in prin­ciple ref­er­ence PPA-001‑2013 which included a new con­di­tion allow­ing 55 houses in Phase I to be accessed from the Dun­barry Terrace/​Dunbarry Road/​Kerrow Drive net­work but with access to the remain­ing phases to be taken via a single main access point onto the A86. e) 09/048/CP – devel­op­ment for hous­ing, eco­nom­ic and com­munity uses – plan­ning per­mis­sion in prin­ciple gran­ted on 18 Janu­ary 2013 fol­low­ing con­clu­sion of leg­al agreement.

1. 2020/0013/DET – Erec­tion of 22 apart­ments, form­a­tion of access road, SUDS and land­scap­ing on nearby land, 65m south of Ker­row Drive was gran­ted plan­ning per­mis­sion 28 August 2020.

2. 2020/0067/DET – Erec­tion of 23 afford­able houses on nearby land, 115m NE of Craig An Darach was gran­ted plan­ning per­mis­sion on 25 Septem­ber 2020.

DEVEL­OP­MENT PLAN CONTEXT

Policies

Nation­al Policy	Scot­tish Plan­ning Policy 2014
Stra­tegic Policy	Cairngorms Nation­al Park Part­ner­ship Plan 2017 – 2022
Loc­al Plan Policy	Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (2021) Those policies rel­ev­ant to the assess­ment of this applic­a­tion are marked with a cross
POLICY I	NEW HOUS­ING DEVEL­OP­MENT X
POLICY 2	SUP­PORT­ING ECO­NOM­IC GROWTH
POLICY 3	DESIGN AND PLACE­MAK­ING X
POLICY 4	NAT­UR­AL HER­IT­AGE X
POLICY 5	LAND­SCAPE X
POLICY 6	THE SIT­ING AND DESIGN OF DIGIT­AL COM­MU­NIC­A­TIONS EQUIPMENT
POLICY 7	RENEW­ABLE ENERGY
POLICY 8	OEN SPACE, SPORT AND RECREATION
POLICY 9	CUL­TUR­AL HERITAGE
POLICY 10	RESOURCES X
POLICY 11	DEVELOPER CON­TRI­BU­TIONS X

1. All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Loc­al Devel­op­ment Plan. The full word­ing of policies can be found at:

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

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

CON­SULTA­TIONS

Sum­mary of the main issues raised by consultees

1. Scot­tish Water have no objec­tion to the pro­pos­als but sug­gest the applic­ant com­pletes a Pre-Devel­op­ment Enquiry form ensur­ing the devel­op­ment can be serviced.

2. SEPA have raised no objec­tions to this application.

3. The High­land Coun­cil Access Officer defers any response to The Cairngorms Nation­al Park’s Access Officers.

4. The High­land Coun­cil Cor­por­ate Address Gaz­etteer Officer encour­ages the agent to sub­mit a request for the nam­ing of the new street.

5. The High­land Coun­cil Envir­on­ment­al Health Officer has no objec­tion to the applic­a­tion sub­ject to a dust mit­ig­a­tion plan being sub­mit­ted pri­or to the com­mence­ment of development.

6. The High­land Coun­cil Flood Risk Man­age­ment Team has reviewed the addi­tion­al inform­a­tion provided by the Applic­ant related to flood­ing and drain­age and sup­port the applic­a­tion sub­ject to a con­di­tion that detailed design of the drain­age net­work is sub­mit­ted for review and approv­al pri­or to works com­men­cing on site. This shall include con­firm­a­tion that Scot­tish Water will accept the sur­face water dis­charge from the site into their exist­ing net­work and that they are pre­pared to vest the new system.

7. The High­land Coun­cil Trans­port Plan­ning Team in prin­cip­al sup­port the devel­op­ment along with the pro­posed roads sur­face water drain­age sys­tem and any tech­nic­al drain­age design issues can be resolved at the Road Con­struc­tion Con­sent stage.

8. Giv­en the scale and loc­a­tion of the pro­posed devel­op­ment, the impact on the Coun­cil road net­work is likely to be neg­li­gible, how­ever, they will require the sub­mis­sion of a Con­struc­tion Traffic Man­age­ment Plan (CTMP) for the approv­al of the plan­ning authority.

9. CNPA Access Officer is sat­is­fied with the pro­pos­als to include an exten­ded net­work of paths and green­space through­out the devel­op­ment. It is noted that the CNP Core Path LBS 143 will be dis­placed by the devel­op­ment although they are sat­is­fied with the pro­posed path net­works effect­ively repla­cing this core path.

10. They recom­mend a con­di­tion requir­ing the details of the fin­ishes of the paths through­out the development.

11. CNPA Eco­logy Officer recog­nises the land­scap­ing pro­pos­als are con­sidered to provide some eco­lo­gic­al bene­fits through pro­vi­sion of tree and hedge plant­ing and long-mead­ow areas, although require cla­ri­fic­a­tion of viab­il­ity of in-cur­til­age plant­ing as well as enhance­ment of the design of the swales through­out the development.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

1. A Tree Pro­tec­tion Plan and Spe­cies Pro­tec­tion Plan for rep­tiles is also required through conditions.

2. CNPA Land­scape Officer expresses con­cern regard­ing plots 20 – 22 which they con­sider would appear ​“incon­gru­ous and would ​‘stick out’ in con­trast to their sur­round­ings. They note the pro­posed house designs are not remark­able in their qual­ity and response to the Park’s Spe­cial Land­scape Qual­it­ies but they are unlikely to appear highly incon­gru­ous with­in their set­ting. This pro­posed res­tor­a­tion of the north­ern dyke is wel­comed, although it would be accom­pan­ied by loss of the west­ern dyke.

3. Kin­gussie & Vicin­ity Com­munity Coun­cil echo the com­ments of the object­ors regard­ing the con­struc­tion traffic using Dun­barry Road and Ter­race and sub­mit­ted their own traffic sur­vey to demon­strate their con­cerns. Oth­er­wise they are sup­port­ive of the prin­ciple of this res­id­en­tial devel­op­ment. A full copy of their response can be found at Appendix 3.

REP­RES­ENT­A­TIONS

1. Full cop­ies of all pub­lic rep­res­ent­a­tions received can be found at Appendix 2. The main objec­tions to the devel­op­ment focus on the use of Dun­barry Road and Ter­race as the main route for con­struc­tion traffic. The design of the houses has been called into ques­tion as well, that being the houses are all stand­ard houses not in keep­ing with that of a rur­al village.

2. Oth­er points raised by the object­ors ques­tions wheth­er the houses will remain in loc­al own­er­ship and if there are enough places in the schools for the extra homes.

APPRAIS­AL

Prin­ciple

1. Policy 1: New Hous­ing Devel­op­ment, of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 sup­ports new hous­ing that is loc­ated on an iden­ti­fied alloc­ated site or with­in iden­ti­fied set­tle­ment bound­ary. The site forms part of lar­ger alloc­ated site, HI as iden­ti­fied in the loc­al plan. This was pre­vi­ously gran­ted con­sent for res­id­en­tial devel­op­ment, how­ever this has now expired. Policy 1.5 seeks to ensure devel­op­ments provide 25% afford­able hous­ing pro­vi­sion. In this instance giv­en this site is part of a planned wider res­id­en­tial devel­op­ment which already has con­sent for a site with 100% afford­able hous­ing pro­vi­sion – plan­ning applic­a­tion ref­er­ence 2020/0067/DET for 23 afford­able dwell­ings — it is not con­sidered that fur­ther afford­able hous­ing pro­vi­sion should be sought.

2. The prin­ciple of the pro­posed res­id­en­tial devel­op­ment is con­sidered to be accept­able 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

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

enhance the char­ac­ter of the exist­ing set­tle­ment and encour­ages new devel­op­ment to be sym­path­et­ic to the tra­di­tion­al pat­tern and char­ac­ter of the area whilst encour­aging innov­at­ive design and fin­ishes. The pro­posed lay­out takes ref­er­ence from the con­straints of the exist­ing land­form with prop­er­ties address­ing the exten­ded looped cent­ral spine road and the three short cul de-sacs run­ning off this. The site is on the edge of the set­tle­ment and the pro­posed lay­out and dens­ity respects the more open char­ac­ter of this part the town. On this basis the pro­pos­als com­ply with Policies I and 3.

1. 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 the amen­ity cur­rently enjoyed by neigh­bours and affords suf­fi­cient private amen­ity ground and off street park­ing. Each prop­erty will be set with­in reas­on­ably sized plots with suf­fi­cient dis­tance between them and exist­ing prop­er­ties to ensure there will be no issues of over­look­ing and loss of pri­vacy and an adequate level of amen­ity will be afforded to future occu­pants. Each dwell­ing has its own private garden with double gar­age and car park­ing pro­vi­sion. The pro­pos­al there­fore com­plies with Policy 3 in this respect.

2. Finally in terms of design, Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 requires that all new devel­op­ment deliv­ers high stand­ards of design and place­mak­ing that con­trib­utes to mak­ing a sense of place and improves qual­ity of life. It should min­im­ise the effect of cli­mate change and make sus­tain­able use of resources. The pro­posed dwell­ings will be a mix of bun­ga­lows and two storey dwell­ings which will incor­por­ate tra­di­tion­al pro­por­tions, fea­tures and fin­ish­ing mater­i­als. Accord­ingly the pro­posed devel­op­ment com­plies with Policy 3 in terms of design.

Land­scape Issues

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. This site forms part of a lar­ger site which has been sub­ject to a full land­scape assess­ment pre­vi­ously. Object­ives for the site have been iden­ti­fied as fol­lows: a) To devel­op a char­ac­ter which links with, and in time will con­tin­ue the well treed char­ac­ter of the set­tle­ment of Kin­gussie; b) To provide a strong land­scape struc­ture that gives an attract­ive intern­al char­ac­ter to the devel­op­ment with a bal­ance between enclos­ure, shel­ter, views out and sol­ar gain; c) To intro­duce planted ​‘cor­ridors’ which cre­ate visu­al and biod­iversity con­nectiv­ity across the site and oppor­tun­it­ies for con­nectiv­ity for people; and d) To have a land­scape man­age­ment plan and main­ten­ance regimes in place which will secure the deliv­ery of the above.

3. Pre­vi­ous decisions taken on the wider site have sup­por­ted the need to ensure a suit­able land­scape set­ting is estab­lished and main­tained for new devel­op­ment here.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

The cur­rent applic­a­tion is for a smal­ler site, how­ever, the land­scap­ing pro­pos­als endeav­our to address these object­ives. Cla­ri­fic­a­tion and addi­tion­al inform­a­tion was sought by the Land­scape Advisor and some issues raised have now been addressed. There remains con­cerns regard­ing the loc­a­tion of plots 20 – 22 and how these will be incon­gru­ous in terms of the rest of the devel­op­ment. The land to the east adja­cent to these plots lies with­in the alloc­a­tion and giv­en this is likely to come for­ward as a future devel­op­ment site, these plots will in turn be integ­rated with­in the over­all devel­op­ment of the wider site. The Applic­ants have agreed to enhanced peri­pher­al plant­ing with­in these plots to address any short term con­cern ahead of any wider devel­op­ment to the east. Con­cern was also raised regard­ing the ori­ent­a­tion of some of the oth­er plots, how­ever, it is con­sidered that on bal­ance the lay­out is accept­able and it is con­cluded that the pro­posed hous­ing will fit accept­ably to the topo­graphy of the site.

1. A land­scape main­ten­ance and man­age­ment régime forms part of the sub­mis­sion which will ensure the pro­posed land­scap­ing scheme is main­tained and the land­scape set­ting and char­ac­ter of the pro­posed devel­op­ment safe­guarded in the long term. Home own­ers will also be issued with a Land­scape Main­ten­ance and Man­age­ment Advice Note giv­ing details of the estab­lish­ment and after­care of the land­scap­ing and their expec­ted respons­ib­il­it­ies in main­tain­ing it.

2. Sub­ject to stand­ard con­di­tions to ensure the prop­er estab­lish­ment and longev­ity of the land­scap­ing scheme the pro­posed devel­op­ment is con­sidered to com­ply with Policy 5: Land­scape of the Cairngorms Nation al Park Loc­al Devel­op­ment Plan 2015.

Envir­on­ment­al Issues

1. Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Devel­op­ment Plan 2021 seeks to restrict devel­op­ment that would have an adverse impact on pro­tec­ted spe­cies and where this can­not be avoided that appro­pri­ate mit­ig­a­tion meas­ures are provided.

2. Con­cerns were ini­tially expressed by con­sul­tees regard­ing the treat­ment of the pro­posed swales which are to treat sur­face run-off. These form a sig­ni­fic­ant pro­por­tion on non-cur­til­age ground with­in the site and as such have the poten­tial to provide sub­stan­tial amen­ity and biod­iversity value. Fol­low­ing dis­cus­sions with the Applic­ant has agreed to the use of a more appro­pri­ate grass mix is to max­im­ise amen­ity and biod­iversity gain. A Tree Pro­tec­tion Plan has been sub­mit­ted how­ever this requires to be more extens­ive giv­en the pres­ence of red squir­rel in the area. It is also recog­nised that there is hab­it­at with­in the site bound­ary that has the poten­tial to sup­port com­mon rep­tile spe­cies. There has been no assess­ment under­taken for rep­tiles with­in the site and as such a sus­pens­ive con­di­tion is recom­men­ded for a Spe­cies Pro­tec­tion Plan to be sub­mit­ted pri­or to works com­men­cing to ensure appro­pri­ate mit­ig­a­tion meas­ures are in place to address any impact. Swift and bat bricks are also recom­men­ded with­in the design of the dwell­ings to fur­ther increase biodiversity.

3. Sub­ject to the recom­men­ded con­di­tions the applic­a­tion will com­ply with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Devel­op­ment Plan 2021.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

Flood­ing and Sur­face Water Drainage

1. Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 requires that all devel­op­ment should be free from medi­um to high risk 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. Devel­op­ments should incor­por­ate SuDs as pro­por­tion­ate to the scale and nature of the devel­op­ment. The policy also requires that all devel­op­ment should avoid unac­cept­able det­ri­ment­al impacts on the water environment.

2. Fol­low­ing ini­tial con­cerns, the High­land Coun­cil Flood Risk man­age­ment team are now sat­is­fied with the pro­posed drain­age design how­ever they recom­mend a con­di­tion for the detailed design of the drain­age net­work to be sub­mit­ted and approved pri­or to com­mence­ment of works on site. This is to include con­firm­a­tion from Scot­tish Water accept­ing the sur­face water dis­charge from the site into their exist­ing net­work and they are pre­pared to vest the new system.

3. Sub­ject to the appro­pri­ate con­di­tion the pro­posed devel­op­ment is con­sidered to com­ply with Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015.

Access and Servicing

1. Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan New devel­op­ment seeks to ensure the cre­ation of safe and access­ible places with oppor­tun­it­ies for walk­ing and cyc­ling for both act­ive travel and recre­ation. It requires that all new devel­op­ment should main­tain and max­im­ise all oppor­tun­it­ies for respons­ible out­door access.

2. The devel­op­ment provides a road lay­out with exten­ded foot­ways and raised table type traffic calm­ing fea­tures. The site is with­in accept­able walk­ing and cyc­ling dis­tance from loc­al amen­it­ies and pub­lic trans­port. The devel­op­ment intro­duces a num­ber of inform­al foot­paths to link to and extend the exist­ing net­work which in turn will pro­mote out­door access oppor­tun­it­ies. It is noted that size­able areas of open/​amenity space will be retained with­in the devel­op­ment site. The dis­place­ment of the Core Path (LBS 143) is accep­ted giv­en the intro­duc­tion of the pro­posed rur­al foot­path to the west of the site which will replace access oppor­tun­it­ies and provide con­nectiv­ity between the dif­fer­ent phases of devel­op­ment. The Out­door Access Officer recom­mends a con­di­tion for the spe­cific­a­tion details of the path.

3. Policy 3: Design and Place­mak­ing also states that all new devel­op­ment must pro­tect the amen­ity enjoyed by neigh­bours includ­ing the min­im­isa­tion of dis­turb­ance caused by access to the site. There have been con­cerned raised by loc­al res­id­ents regard­ing the use of Dun­barry Road and Ter­race for con­struc­tion vehicles and the anti­cip­ated increase in vehicles using this route. Kin­gussie Com­munity Coun­cil sub­mit­ted a traffic sur­vey they under­took to demon­strate the num­ber of vehicles using the route. The Applicant’s agent respon­ded to this by cla­ri­fy­ing that the inform­a­tion provided with­in the sub­mit­ted Trans­port State­ment was the estim­a­tion of the increase in trips gen­er­ated by the pro­posed devel­op­ment of the 23 dwell­ings and that this was rel­at­ively low and would not sig­ni­fic­antly impact on the use of this route.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 6 26/03/2021

1. The Council’s Trans­port Plan­ning Team has not raised any objec­tions to the pro­pos­als. They state that giv­en the scale of the devel­op­ment the impact on the exist­ing Coun­cil road net­work will be neg­li­gible. They do, how­ever, state that a fully detailed Con­struc­tion Traffic Man­age­ment Plan is required to ensure appro­pri­ate meas­ure are in place to min­im­ise dis­rup­tion caused dur­ing the con­struc­tion phase.

2. Sub­ject to the recom­men­ded con­di­tions it is con­sidered that the pro­pos­als com­ply with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Infra­struc­ture and Developer Contributions

1. Policy 11: Developer Oblig­a­tions of the Cairngorms National