Item7AABeachanCourt20190353DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PRO­POSED: Erec­tion of house and gar­age at 28 Dulicht Court Grant­own-On-Spey REF­ER­ENCE: 2019/0353/DET APPLIC­ANT: RS Devel­op­ments Ltd DATE CALLED-IN: 11 Novem­ber 2019 RECOM­MEND­A­TION: APPROVE SUB­JECT TO CON­DI­TIONS CASE OFFICER: Rob­bie Cal­vert, Gradu­ate Planner

CNPA Plan­ning Com­mit­tee Applic­a­tion Site 0 15 30 60 Meters 236 DD Duicht Bridge 219 N Crown copy­right and data­base rights 2019. Ord­nance Sur­vey Licence num­ber 100040965 26 34 37 Dulicht Court 12 BE 68 40 CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 Issues 57 55 Revoan Dulicht Court The Dula 63 51 Beachen Court 6 44 46 48 2

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 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). Fur­ther applic­a­tions have been approved for the details of houses on land to the east and con­struc­tion has begun on these. 2. The site is part of a row of six pro­posed plots run­ning along the south west part of the wider site bounded by Beachen woods to the west. The wider site slopes west­wards up to these plots. To the east of the applic­a­tion site is the intern­al access road serving these plots which is around 4 metres below the pro­posed house level. Bey­ond this, fur­ther east, are hous­ing plots where a two storey pair of semi-detached houses have been approved with­in a group of semi- detached two and I ³⁄₄ storey houses. A pro­posed vil­lage green area as approved with the ori­gin­al con­sent lies to the south east. The site loc­a­tion and lay­out is shown in in Appendix 2. 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. 4. The applic­a­tion site meas­ures some 28 metres wide along the road front­age, with depth of 45.5m along north­ern bound­ary and 38 metres on south­ern bound­ary. It is loc­ated between plot six to the north and an area of pro­posed amen­ity ground to the south. This amen­ity ground will form part of the wider land­scap­ing of the over­all site with a foot­path link pro­posed through it to the Beachen woods bey­ond. It also ties into the vil­lage green to the east. 5. 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. 6. 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. 3

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 Pro­pos­al 7. 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=Q0FXJWSI0CH00 Title Draw­ing Num­ber Date on Date Plan Received Site Lay­out Plan PL_90_101 18/09/19 13/12/19 Revi­sion B Site Sec­tions PL 90 201 18/09/19 05/12/19 Pro­posed Loc­a­tion Plan PL 90 100 18/09/19 11/11/19 Land­scape Plan HLD K240.16/SL-01 29/05/16 05/12/19 Revi­sion B Floor Plans PL 00 100 18/09/19 05/12/19 Revi­sion F Elev­a­tion Plans PL_00_300 18/09/19 11/11/19 Visu­al Inform­a­tion PL 00 301 19/09/19 11/11/19 Sup­port­ing Design State­ment Revi­sion B 13/12/19 Where no spe­cif­ic day of month has been provided on the plan, the sys­tem defaults to the Ist of the month. 8. This applic­a­tion seeks full per­mis­sion for the erec­tion of a single storey, four bed- roomed house cent­rally loc­ated on plot 5 of the wider Beachen Court devel­op­ment. This lay­out is shown in Appendix 2 – Plans. 9. As noted earli­er the over­all plot lay­out, infra­struc­ture and land­scap­ing has been pre­vi­ously approved.

1. 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.
2. 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.
3. The applic­a­tion pro­poses an L‑shaped 1.5 storey detached dwell­ing with an attached gar­age. A series of dual pitched roofs includes a glazed dormer and glazed bal­cony facing West and a ver­tic­al and slop­ing com­bin­a­tion win­dow facing south. The design fea­tures strong use of ver­tic­al glaz­ing includ­ing 2 large ver­tic­ally glazed win­dows at the gable end on the South­ern elev­a­tion. The pro­pos­al includes a mezzan­ine level above the kit­chen lead­ing to the West facing bal­cony. To the North of the build­ing the attached gar­age has space for two vehicles and stor­age space for two bikes. 4

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020

1. A design state­ment was sub­mit­ted with the applic­a­tion, along with fur­ther inform­a­tion on land­scap­ing, drain­age and site sec­tions. Plans of the lay­out, design and sec­tions are included in Appendix 2.
2. The pro­posed fin­ishes are a mix­ture of white render and ver­tic­ally clad, grey Siberi­an larch walls, grey roof tiles, grey painted win­dows, doors and fas­cias. The drive­way will con­sist of 6m of tar­mac then gravel. Pro­vi­sion for bat and bird roost­ing boxes is also indic­ated. For the pur­pose of heat­ing the house, install­a­tion of air source heat pumps have been proposed.
3. Land­scap­ing is pro­posed to the east, west and south of the dwell­ing in accord­ance with the pre­vi­ously approved stra­tegic land­scap­ing lay­out (2016/0060/DET). Along the east­ern (road­side) front­age of the site, the plant­ing pro­posed com­prises six trees of mixed nat­ive spe­cies and beech hedging. To the south out­side the prop­erty bound­ary a land­scap­ing strip will be cre­ated. Plans fur­ther indic­ate slop­ing land­scap­ing to the rear of the prop­erty to the east.
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 2 — Plans. History
5. The applic­a­tion site as noted earli­er lies with­in land covered by an earli­er plan­ning con­sent as follows.
6. 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) 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; 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; 5

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 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. This pro­pos­al is a resub­mis­sion of pre­vi­ously approved applic­a­tion for the plot (2018/0138/DET), with per­mis­sion gran­ted at the June 2018 Plan­ning Committee.
2. 2015/0394/DET – south 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.
3. 2017/0286//DET Imme­di­ately to the east 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.
4. 19/03564/FUL (2019/0259/DET) south of the above applic­a­tion site con­sent was gran­ted by High­land Coun­cil on the 14^th Octo­ber 2019 for the erec­tion of house and gar­age. Con­struc­tion of the house has yet to begin.
5. 19/03507/FUL (2019/0254/DET) fur­ther south of the above applic­a­tion site con­sent was gran­ted by High­land Coun­cil on the 14^th Octo­ber 2019 for the erec­tion of a house. Con­struc­tion of the house has yet to begin.
6. 2019/0275/DET – 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. 6

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 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 (2015) 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 SUS­TAIN­ABLE DESIGN X POLICY 4 NAT­UR­AL HER­IT­AGE X POLICY 5 LAND­SCAPE X POLICY 6 THE SIT­ING AND DESIGN OF DIGIT­AL POLICY 7 COM­MU­NIC­A­TIONS EQUIP­MENT RENEW­ABLE ENERGY X 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/LDPI5.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
4. 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 7

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 Policy 7 Policy 8 Policy 9 Policy 10 Renew­able Energy Sup­ple­ment­ary Guid­ance Sport and Recre­ation Non-Stat­utory Guid­ance Cul­tur­al Her­it­age Non-Stat­utory Guid­ance Resources Non-Stat­utory Guid­ance Policy 11 Developer Con­tri­bu­tions Sup­ple­ment­ary Guid­ance X X 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
3. High­land Coun­cil Trans­port Plan­ning Team have no objec­tion to the pro­posed devel­op­ment on the pro­viso that con­di­tions are attached to ensure (1) that the tie- in of the private drive­way with the pub­lic access road and foot­way is formed as a foot­way cross­ing so that ped­es­tri­an pri­or­ity is retained and (2) a private lin­ear drain is provided behind the adopt­able foot­way to pre­vent sur­face water run-off from the drive­way run­ning out onto the road.
4. CNPA Land­scape Officer con­siders the scheme is accept­able in land­scape terms. In response to the ini­tial con­sulta­tion, extra inform­a­tion was reques­ted in regards to exist­ing levels and post con­struc­tion levels of the site and the sur­round­ings along­side floor levels and details of retain­ing walls on site. The applic­ant has now sub­mit­ted revised mater­i­al to address these points with cla­ri­fic­a­tion made that no retain­ing walls will be constructed.
5. Grant­own-on-Spey Com­munity Coun­cil were con­sul­ted but did not make a rep­res­ent­a­tion. REPRESENTATIONS
6. No pub­lic rep­res­ent­a­tions have been received. 8

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 APPRAIS­AL Prin­ciple and Pro­vi­sion of Afford­able Housing

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. Policy 1: New Hous­ing Devel­op­ment of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan also requires that a con­tri­bu­tion be made towards afford­able hous­ing for any pro­pos­als for four or more open mar­ket dwell­ings. In this regard it is noted that 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. The con­sent of 13 afford­able houses (2019/0275/DET) will res­ult in the deliv­ery of more than the pre­scribed require­ment for the over­all site. There­fore in this case there is no require­ment for the cur­rent sub­mis­sion for a single plot to make any fur­ther con­tri­bu­tion to afford­able hous­ing pro­vi­sion and this mat­ter is adequately addressed by the terms of the exist­ing per­mis­sions here. The pro­pos­al there­fore com­plies with Policy 1: New Hous­ing Devel­op­ment of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015.
4. In these cir­cum­stances the prin­ciple of devel­op­ing this land is wel­comed and it is the detail of the house type, its lay­out and the accom­pa­ny­ing land­scap­ing which falls to be con­sidered with this applic­a­tion. Land­scape Impacts
5. A fun­da­ment­al con­sid­er­a­tion with this devel­op­ment is the impacts on the land­scape char­ac­ter of the area 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. This is expan­ded on with­in the guid­ance con­tained in the approved devel­op­ment brief for this site and the design code which sets out basic design prin­ciples to be fol­lowed. The devel­op­ment brief explains that the built form should be care­fully integ­rated with the ter­raced topo­graphy of the site, work­ing togeth­er and in sym­pathy with the slopes to pre­serve the excel­lent views over the rooflines of houses below, but avoid­ing unac­cept­able engin­eer­ing oper­a­tions, such as plat­form cre­ation. Con­di­tion 28 of the plan­ning con­sent also high­lights that devel­op­ment should not be more than 13 storey and that any detailed sub­mis­sion should reflect the prin­ciples of the approved Design Code and 9

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 the prin­ciples set out in the Cairngorms Nation­al Park Author­ity approved Devel­op­ment Brief for the site.

1. In this case, the key land­scape impact arises from the prom­in­ence of the site, with the applic­a­tion site prom­in­ently loc­ated as part of the row of six plots which sit on the west­ern extremity of the site although the levels start to drop down again at this plot lead­ing north­wards. It is how­ever import­ant that the house sits well in the land­scape. Sec­tions sub­mit­ted by the applic­ants illus­trate that this will be the case as the single storey nature of house will enable it to be viewed against a back­drop of the mature trees to the rear at Beachen woods and to fit in sat­is­fact­or­ily with the houses approved to the east. Whilst there will be changes to ground levels these are not excess­ive. Sat­is­fact­ory land­scap­ing is also pro­posed between the house and its access road, which will also help cre­ate a set­ting over time with ​“street” trees pro­posed here. As a res­ult the pro­posed devel­op­ment is con­sidered to com­ply with the prin­ciples set out in the approved design code and devel­op­ment brief for the site.
2. Land­scaped areas in line with the approved land­scape lay­out have been provided, with the details of land­scap­ing in terms of spe­cies and lay­out con­sidered to be sat­is­fact­ory sub­ject to the land­scape scheme being updated to clearly show pro­tec­tion for exist­ing trees bor­der­ing the site as high­lighted by the object­or. This can be read­ily addressed by plan­ning con­di­tion in the event of the applic­a­tion being supported.
3. In these cir­cum­stances, it is con­sidered that the pro­posed devel­op­ment com­plies with Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015, sub­ject to plan­ning con­di­tions to cov­er the details of land­scap­ing. Design and Layout
4. Policy 3: Sus­tain­able Design of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan requires devel­op­ment to be sym­path­et­ic to the tra­di­tion­al pat­tern and char­ac­ter of the sur­round­ing area, use mater­i­als that will com­ple­ment the set­ting of the devel­op­ment and pro­tect the amen­ity of neighbours.
5. 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 I ³⁄₄ storey hous­ing has been approved and largely built. The pro­posed lay­out with a series of pitched-roof gables is con­gru­ous with loc­al ver­nacu­lar build­ing typologies.
6. The pro­posed house style is of sat­is­fact­ory design using front wing fea­tures to break up its front­age with a mix­ture of render and painted tim­ber fin­ishes help­ing to cre­ate variety.
7. 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. This has been reflec­ted with the cur­rent sub­mis­sion which is con­sist­ent with the approved land­scap­ing plans with the appro­pri­ate plant­ing of small trees and shrub­bery. 10

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020

1. 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. Res­id­en­tial Amenity
2. 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 so as to ensure that exist­ing res­id­en­tial amen­ity and pri­vacy is retained with a wide land­scape strip at east­ern (road­side) front­age of the site and to the south out­side the prop­erty boundary.
3. Finally with regard to res­id­en­tial amen­ity whilst there will inev­it­ably be a degree of dis­turb­ance from the con­struc­tion of new devel­op­ment, par­tic­u­larly for those prop­er­ties closest, any undue dis­turb­ance can be con­trolled through Envir­on­ment­al Health legis­la­tion. This ser­vice has not sought to duplic­ate such con­trols or to impose con­di­tions relat­ing to con­struc­tion oper­a­tion­al hours on plan­ning con­sents in the Nation­al Park, or indeed on this over­all devel­op­ment site, but instead has used stand­ard inform­at­ives on con­struc­tion hours. Con­sequently it is not con­sidered appro­pri­ate to impose addi­tion­al con­di­tions on this development.
4. Accord­ingly, the applic­a­tion is con­sidered to com­ply with Loc­al Devel­op­ment Plan Policy 3: Sus­tain­able Design. Envir­on­ment­al Impacts
5. Loc­al Devel­op­ment Plan Policy 4: Nat­ur­al Her­it­age seeks to ensure that there are no adverse effects on European Pro­tec­ted Spe­cies and oth­er biod­iversity interests.
6. 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.
7. 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 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.
8. The pro­posed land­scap­ing will deliv­er biod­iversity bene­fits over time as will the pro­vi­sion of bat and bird boxes on site all of which is wel­comed. Recom­mend­a­tions made by the CNPA Eco­logy Advisor for bat or bird box pro­vi­sion for each unit can be read­ily addressed by plan­ning con­di­tions, 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. 11

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020

1. 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
2. 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.
3. The issue was con­sidered fully at the time of the ori­gin­al plan­ning con­sent here. In terms of sur­face water drain­age the cur­rent site will con­nect to the approved SUDS arrange­ments and pond con­struc­ted on the site.
4. It is there­fore con­sidered that the applic­a­tion com­plies with Loc­al Devel­op­ment Plan Policy 10: Resources. Servicing
5. 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.
6. 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.
7. The roads lay­out is con­sidered to be sat­is­fact­ory by the High­land Coun­cil Trans­port Plan­ning Team.
8. 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.
9. Policy 8: Renew­able Energy of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015 requires pro­pos­als for renew­able energy to be con­sidered favour­ably where they con­trib­ute pos­it­ively to the min­im­isa­tion of cli­mate change and they com­ple­ment the sus­tain­ab­il­ity cre­den­tials of the devel­op­ment where they can be designed in a sym­path­et­ic way to have no adverse land­scape, visu­al or envir­on­ment­al impact. The 12

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 inclu­sion of air source heat pumps is not con­sidered to have a sig­ni­fic­ant impact on land­scape or the envir­on­ment and the inclu­sion is there­fore welcomed.

1. 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 and Policy 8: Renew­able Energy of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015. CONCLUSION
2. The prin­ciple of devel­op­ment for hous­ing is estab­lished so it is only the detail of this sub­mis­sion that is being con­sidered. The applic­a­tion involves pro­vi­sion of adequately ser­viced new hous­ing of sat­is­fact­ory design, scale and mass­ing in the middle of a wider hous­ing devel­op­ment, includ­ing pro­vi­sion of land­scap­ing which will cre­ate a good set­ting for the new devel­op­ment over time. The pro­pos­al there­fore com­plies with the rel­ev­ant policies of the Loc­al Devel­op­ment Plan. RECOM­MEND­A­TION That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to the Erec­tion of house and gar­age at 28 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 until revised access plans have been sub­mit­ted to show the fol­low­ing details (a) the tie-in of the private drive­way with the pub­lic access road and foot­way to be formed as a foot­way cross­ing so that ped­es­tri­an pri­or­ity is retained and (b) a suit­ably designed drain to be provided across the mouth of the private drive­way to ensure that any run off does not end up on the pub­lic road. The house shall not be occu­pied until the access has been formed in accord­ance with the approved details. There­after the access shall be main­tained in accord­ance with the approved details. Reas­on: To ensure that appro­pri­ate access pro­vi­sion is made in the interests of road and ped­es­tri­an safety and in accord­ance with Policy 3: Sus­tain­able Design of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015. 2. No devel­op­ment shall com­mence on the con­struc­tion of the house until details (samples or bro­chures) of the extern­al fin­ishes have been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity. The house shall there­after be con­struc­ted in accord­ance with the approved plans and details. 13

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020 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. 3. 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 4. 5. 6. man­age­ment pro­vi­sion is made for res­id­ents in accord­ance with Policy 3: Sus­tain­able Design of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015 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 Unless oth­er­wise agreed with the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity and not­with­stand­ing the pro­vi­sion of the Town and Coun­try Plan­ning (Gen­er­al Per­mit­ted Devel­op­ment) (Scot­land) Order 1992 and any amend­ments, all bound­ary enclos­ures shall be con­struc­ted and there­after main­tained in accord­ance with the approved plans through­out the life­time of the devel­op­ment hereby approved. Reas­on: To retain the open aspect of the site in accord­ance with Policy 3: Sus­tain­able Design and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015. All land­scap­ing shall be imple­men­ted in accord­ance with the approved land­scap­ing details in the first plant­ing sea­son fol­low­ing occu­pa­tion of the devel­op­ment hereby approved. All hard and soft land­scap­ing shall there­after be man­aged and main­tained in accord­ance with the approved plans and doc­u­ments. Reas­on: To ensure that the devel­op­ment con­serves and enhances the land­scape char­ac­ter of the area, and that an appro­pri­ate land­scape set­ting is provided and main­tained in accord­ance with Policy 5: Land­scape and Policy 3: Sus­tain­able Design of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015. 14

Inform­at­ives CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 24/01/2020

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. This devel­op­ment unit 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 single 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. 3. 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. 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. 4. 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 5. com­ple­tion of each phase. Con­struc­tion work on the applic­a­tion site (includ­ing the loading/​unloading of deliv­ery vehicles, plant or oth­er machinery) should not take place out with the hours of 0800 hours to 1900 hours Mondays to Fri­days, 0800 hours to 1300 hours on Sat­urdays or at any time on Sundays or Bank Hol­i­days in order to min­im­ise dis­turb­ance to res­id­ents in the area. 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