Item7AAKincraigBundCessationDate20230285DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 10/11/2023

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PROPOSED:

Vary the ces­sa­tion date of Con­di­tion 1 from pre­vi­ous per­mis­sion 2020/0080/DET for the form­a­tion of bund­ing, pro­vi­sion of ser­vices and lay­ing out of access road, hard­stand­ing, and tar­mac area with asso­ci­ated land­scape at Land 165M SW Of Hillview, Kincraig.

REF­ER­ENCE: 2023/0285/DET APPLIC­ANT: Dunachton Estate DATE CALLED-IN: 10 July 2023 RECOM­MEND­A­TION: Approve Sub­ject to Con­di­tions CASE OFFICER: Ed Swales Mon­it­or­ing and Enforce­ment Officer

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 10/11/2023

SITE DESCRIP­TION, PRO­POS­AL AND HIS­TORY Site Description

1. The applic­a­tion site lies on the north­ern edge of the Kin­craig set­tle­ment, bounded to the south­east by the B9152 and the A9 to the north-west. An exist­ing gar­age (Ross’s Gar­age) lies to the north­east on land alloc­ated for eco­nom­ic devel­op­ment in the cur­rent adop­ted Loc­al Devel­op­ment Plan. To the south is the res­id­en­tial devel­op­ment of Mac­Bean Road and the more recent hous­ing devel­op­ment site of Bal­dow Meadows.
2. The applic­a­tion site cov­ers an area of approx­im­ately 1.6ha. The site com­prises a built-up level area, elev­ated above the pub­lic road, bounded by a fence. Access is cur­rently taken from a private track lead­ing from an unclas­si­fied road. A water­course runs to the north of the applic­a­tion site feed­ing into the River Spey – Insh Marshes Spe­cial Area of Con­ser­va­tion (SAC). There is a fur­ther small, cul­ver­ted water­course to the south of the site. Pri­or to use as a com­pound for the duelling works on the A9 the site was an agri­cul­tur­al field. Proposal
3. 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=RXA0 XQSI0CP00

Title Draw­ing Date on Date Num­ber Plan* Received PLANS Plan — Loc­a­tion Plan 453288/P 01/12/19 05/07/23 L01 A Plan — Site Plan & Land­scape 453288/P 01/12/19 05/07/23 Mounds L02 A SUP­PORT­ING INFORM­A­TION Oth­er — Sup­port­ing State­ment 20/06/23 05/07/23 Where no spe­cif­ic day of month has been provided on the plan, the sys­tem defaults to the 1^st of the month.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 10/11/2023

1. The applic­a­tion is to vary the expiry date of the pre­vi­ous per­mis­sion 2020/0080/DET which stated that the site should be returned to its pre­vi­ous con­di­tion by 26 June 2023. The pro­pos­al seeks to extend the per­mis­sion for a fur­ther three years while oth­er options for the site are explored.

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

3. In 2020 plan­ning per­mis­sion (2020/0080/DET) was gran­ted ret­ro­spect­ively for the con­tin­ued occu­pa­tion of the exist­ing com­pound which was cre­ated tem­por­ar­ily to facil­it­ate the duelling works of the Kin­craig sec­tion of the A9. That applic­a­tion sought to reg­u­lar­ise the tem­por­ary occu­pa­tion of the site. Pro­pos­als included ground­work under­taken to level the site, hard­stand­ing and bund­ing cre­ated adja­cent to the pub­lic road and site access. This per­mis­sion was gran­ted for a peri­od of 3 years and has now sub­sequently expired.

4. Plan­ning per­mis­sion was gran­ted by High­land Coun­cil in 2018 for a ret­ro­spect­ive applic­a­tion for the change of use to tem­por­ary site com­pound, install­a­tion of site accom­mod­a­tion units, day to day run­ning of the pro­ject, stor­age of mater­i­al and equip­ment and rein­state­ment to exist­ing con­di­tion on com­ple­tion of the work (18/05071/FUL). DEVEL­OP­MENT PLAN CON­TEXT Policies Nation­al Policy Nation­al Plan­ning Frame­work 4 (NPF4) Scot­land 2045 POLICY 1 Tack­ling the cli­mate and nature crises POLICY 2 Cli­mate mit­ig­a­tion and adapt­a­tion POLICY 3 Biod­iversity POLICY 4 Nat­ur­al places POLICY 9 Brown­field, vacant and derel­ict land, and empty build­ings POLICY 14 Design, qual­ity and place POLICY 18 Infra­struc­ture first POLICY 20 Blue and green infra­struc­ture POLICY 29 Rur­al development

Stra­tegic Policy Cairngorms Nation­al Park Part­ner­ship Plan 2022 2027 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 1 NEW HOUS­ING DEVEL­OP­MENT POLICY 2 SUP­PORT­ING ECO­NOM­IC GROWTH X POLICY 3 DESIGN AND PLACE­MAK­ING X POLICY 4 NAT­UR­AL HER­IT­AGE X POLICY 5 LAND­SCAPE X POLICY 6 THE SIT­ING AND DEISGN OF DIGIT­AL COM­MU­NIC­A­TIONS EQUIP­MENT POLICY 7 RENEW­ABLE ENERGY POLICY 8 OPEN SPACE, SPORT AND RECRE­ATION POLICY 9 CUL­TUR­AL HER­IT­AGE POLICY 10 RESOURCES X POLICY 11 DEVELOPER OBLIGATIONS

1. All new devel­op­ment pro­pos­als require to be assessed in rela­tion to policies con­tained in the adop­ted Devel­op­ment Plan which com­prises Nation­al Plan­ning Frame­work 4 (NPF4) and the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. The full word­ing of policies can be found at: https://www.gov.scot/publications/national-planning-framework- 4/​documents/​and 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​-​2021- web.pdf Plan­ning Guidance
2. 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 1 Hous­ing Sup­ple­ment­ary Guid­ance Policy 2 Sup­port­ing Eco­nom­ic Growth Non-Stat­utory X Guid­ance Policy 3 Design and Place­mak­ing Non-Stat­utory Guid­ance X Policy 4 Nat­ur­al Her­it­age Non-Stat­utory Guid­ance X Policy 5 Land­scape Non-Stat­utory Guid­ance X

Policy 7 Renew­able Energy Non-Stat­utory Guid­ance Policy 8 Open Space, Sport and Recre­ation Non-Stat­utory Guid­ance Policy 9 Cul­tur­al Her­it­age Non-Stat­utory Guid­ance Policy 10 Resources Non-Stat­utory Guid­ance X Policy 11 Developer Oblig­a­tions Sup­ple­ment­ary Guid­ance CONSULTATIONS

Sum­mary of the main issues raised by consultees

1. Scot­tish Water will only accept sur­face water con­nec­tions into their com­bined sew­er sys­tem in excep­tion­al cir­cum­stances and advise the applic­ants to con­tact them with strong jus­ti­fic­a­tion should they wish to make a con­nec­tion request.

2. The High­land Coun­cils Trans­port Plan­ning Team has no com­ment to make on this applic­a­tion. Although they note that con­di­tions on the ori­gin­al applic­a­tion required meas­ures to pre­vent sur­face water dis­char­ging onto the pub­lic road.

3. CNPA Out­door Access Officer has no objec­tions to the proposal.

4. CNPA Eco­logy Officer states the bund is exist­ing and there is no cur­rent ecological/​environmental issues with the bund remain­ing in situ.

5. CNPA Land­scape Officer states the plant­ing that was con­di­tioned pre­vi­ously has not been imple­men­ted. The site has now nat­ur­al­ised in the 3 years since the last per­mis­sion was gran­ted and it is con­sidered this is no longer required.

6. Kin­craig Com­munity Coun­cil has made no com­ment on this pro­pos­al. REPRESENTATIONS

7. One rep­res­ent­a­tion has been received relat­ing to the con­di­tion of the site in its cur­rent pos­i­tion and seeks clar­ity for its future use. APPRAISAL

8. The main plan­ning con­sid­er­a­tions are the prin­ciple of retain­ing the site as a com­pound for a fur­ther three years, envir­on­ment­al issues, impacts on the land­scape and access and servicing.

Prin­ciple CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 10/11/2023

1. Policy 9: Brown­field, vacant and derel­ict land and empty build­ings of NPF4 states devel­op­ment pro­pos­als that will res­ult in the sus­tain­able reuse of brown­field land includ­ing vacant and derel­ict land, wheth­er per­man­ent or tem­por­ary, will be sup­por­ted. In determ­in­ing wheth­er the reuse is sus­tain­able, the biod­iversity value of brown­field land which has nat­ur­al­ised should be taken into account. Para­graph 2.4: Oth­er eco­nom­ic devel­op­ment of Policy 2: Sup­port­ing Eco­nom­ic Growth of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 also states pro­pos­als which sup­port or extend the eco­nomy, or which enhance the range and qual­ity of eco­nom­ic oppor­tun­it­ies or facil­it­ies, will be con­sidered favour­ably where they have no adverse envir­on­ment­al or amen­ity impacts on the site or neigh­bour­ing area. Para­graph 3.3 Sus­tain­able Design of Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 states all devel­op­ment pro­pos­als must also be designed to make sus­tain­able use of resources, includ­ing the min­im­isa­tion of energy, waste, and water usage, with­in the future main­ten­ance arrange­ments, and for any decom­mis­sion­ing which may be necessary.

2. The prin­ciple of retain­ing the site for a fur­ther three years allows fur­ther invest­ig­a­tions for altern­at­ive uses that, to date have been hindered dur­ing the pre­vi­ous per­mis­sion peri­od. The site is now con­sidered to be brown­field, due to its pre­vi­ous use as a com­pound for the A9 duelling works. In the sup­port­ing state­ment sub­mit­ted as part of the applic­a­tion it is sug­ges­ted the future use of the applic­a­tion site will be invest­ig­ated with the view that its reuse is more appro­pri­ate than restor­ing it to its former use as agri­cul­tur­al land. This is sup­por­ted by Policy 1: Tack­ling the cli­mate and nature crises of NPF4 which states when con­sid­er­ing all devel­op­ment pro­pos­als sig­ni­fic­ant weight will be giv­en to the glob­al cli­mate and nature crises. As such the con­tinu­ation of the site for a fur­ther three years, while its future use is invest­ig­ated com­plies with Policies 1 and 9 of NPF4 and Policy 2 and 3 of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. Envir­on­ment­al Issues

3. Policy 3: Biod­iversity of NPF4 states pro­pos­als for loc­al devel­op­ment will include appro­pri­ate meas­ures to con­serve, restore and enhance biod­iversity, in accord­ance with nation­al and loc­al guid­ance. Meas­ures should be pro­por­tion­ate to the nature and scale of devel­op­ment. Para­graph 4.6 All devel­op­ment of Policy 4: Nat­ur­al Her­it­age states where there is evid­ence to indic­ate that a pro­tec­ted or pri­or­ity hab­it­at or spe­cies may be present on, or adja­cent to, a site, or could be

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 10/11/2023

adversely affected by the devel­op­ment, the developer will be required to under­take a focused sur­vey of the area’s nat­ur­al envir­on­ment to assess the effect of the devel­op­ment on it.

1. In terms of the biod­iversity of the site, the CNPA eco­logy advisor has con­firmed there is no cur­rent ecological/​environmental issues with the bund remain­ing in situ, there­fore the pro­pos­al to extend the per­mis­sion for a fur­ther three years com­plies with Policy 3 of NPF4 and Policy 4 of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan. Land­scape Issues

2. Policy 4: Nat­ur­al places of NPF4 states that devel­op­ment pro­pos­als that affect a Nation­al Park will only be sup­por­ted where the object­ives of des­ig­na­tion and the over­all integ­rity of the areas will not be com­prom­ised or any sig­ni­fic­ant adverse effects on the qual­it­ies for which the area has been des­ig­nated are clearly out­weighed by social, envir­on­ment­al or eco­nom­ic bene­fits of nation­al import­ance. As well as para­graph 5.1 Spe­cial Land­scape Qual­it­ies of Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 states there will be a pre­sump­tion against any devel­op­ment that does not con­serve or enhance the land­scape char­ac­ter and spe­cial land­scape qual­it­ies of the Cairngorms Nation­al Park includ­ing wild­ness and the set­ting of the pro­posed devel­op­ment. Sim­il­arly, Policy 3: Design and Place­mak­ing seeks to ensure that devel­op­ment is suit­ably designed.

3. The Land­scape officer has sug­ges­ted the required land­scape mit­ig­a­tion that was due to be under­taken dur­ing the pre­vi­ous con­sent peri­od should be required as part of this per­mis­sion. How­ever, the site is cur­rently much closer to its con­di­tion pri­or to the A9 works, with the land used for live­stock graz­ing. It is con­sidered that the mit­ig­a­tion now required would be to remove the fence, which would return the site to its con­di­tion pri­or to the works to con­vert it into the A9 com­pound. This would be in line with the con­di­tion that the site be returned to its former state pri­or to those works being under­taken. Con­sid­er­ing the sug­ges­ted future pro­pos­als and sub­ject to an appro­pri­ate plan­ning con­di­tion lim­it­ing the peri­od of use and requir­ing full rein­state­ment of the site at its end, the pro­pos­al is con­sidered to com­ply with Policy 4 of NPF4 and Policy 5 of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. Access and Servicing

4. Policy 29: Rur­al devel­op­ment of NPF4 states devel­op­ment pro­pos­als in rur­al areas should be suit­ably scaled, sited and designed to be in

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 10/11/2023

keep­ing with the char­ac­ter of the area. They should also con­sider how the devel­op­ment will con­trib­ute towards loc­al liv­ing and take into account the trans­port needs of the devel­op­ment as appro­pri­ate for the rur­al loc­a­tion. Policy 3: Design and place­mak­ing and Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 require new devel­op­ment to be sat­is­fact­or­ily ser­viced and without harm to resources or the environment.

1. The High­land Coun­cil Trans­port Team com­men­ted regard­ing the ini­tial pro­pos­al in 2020 request­ing that no sur­face water would flow onto the pub­lic road, and that meas­ures to ensure this would be under­taken after any approv­al on the site. This con­di­tion will be repeated should this applic­a­tion be approved.

2. Sub­ject to the appro­pri­ate con­di­tion, the pro­posed tem­por­ary devel­op­ment is con­sidered to com­ply with Policies 3 and 10 of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021. Oth­er Issues Raised in Representations

3. One rep­res­ent­a­tion noted con­cern regard­ing the future use of the site, and the con­di­tion of the site as it cur­rently is. The future use of the site is not a mater­i­al con­sid­er­a­tion of this applic­a­tion, how­ever as the last three years have been sub­ject to a num­ber of restric­tions due to Cov­id allow­ing a fur­ther three years allows the applic­ant an oppor­tun­ity to invest­ig­ate altern­at­ive uses. The cur­rent con­di­tion of the site is also con­sidered to be accept­able as these invest­ig­a­tions take place over the next three years. CONCLUSION

4. The pro­pos­al for allow­ing a fur­ther three years on the site while invest­ig­a­tions are ongo­ing to determ­ine the future use of the site is accept­able sub­ject to con­di­tions requir­ing that should an applic­a­tion not be forth­com­ing at that time then the site be returned to the con­di­tion it was pri­or to the A9 con­struc­tion and so is recom­men­ded for approval.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 10/11/2023

RECOM­MEND­A­TION

That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to approve the Vary­ing of the ces­sa­tion date of Con­di­tion 1 from the pre­vi­ous per­mis­sion 2020/0080/DET for the form­a­tion of bund­ing, pro­vi­sion of ser­vices and lay­ing out of access road, hard­stand­ing, and tar­mac area with asso­ci­ated land­scape at Land 165M SW Of Hillview Kin­craig 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. Plan­ning per­mis­sion is hereby gran­ted for a tem­por­ary peri­od only and shall cease to have effect on 10 Novem­ber 2026 (the ​‘ces­sa­tion date’). Pri­or to the ces­sa­tion date, the applic­a­tion site shall be cleared of all devel­op­ment approved under the terms of this per­mis­sion, includ­ing all fen­cing, bund­ing, hard­stand­ing and access tracks, and the ground rein­stated to grassland.

Reas­on: In recog­ni­tion of the tem­por­ary nature of the pro­posed devel­op­ment, to enable the Cairngorms Nation­al Park Author­ity as act­ing Plan­ning Author­ity to reas­sess the impact of the devel­op­ment after a giv­en peri­od of time. In accord­ance with Policy 1: Tack­ling the cli­mate and nature crises, Policy 9: Brown­field, vacant and derel­ict land and empty build­ings of NPF4 and Policy 2: Sup­port­ing Eco­nom­ic Growth, Policy 3: Design and Place­mak­ing, Policy 4: Nat­ur­al Her­it­age and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. Pro­vi­sion shall be made with­in the site for the dis­pos­al of sur­face water so as to pre­vent its dis­charge onto the adop­ted road. Such pro­vi­sion shall be installed with­in one month from the date of this decision notice and shall there­after be main­tained for the approved tem­por­ary peri­od of this development.

Reas­on: To ensure that sur­face water drain­age is sat­is­fact­or­ily man­aged in the interest of road safety in accord­ance with Policy 3: Design and Place­mak­ing and Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 7 10/11/2023

Inform­at­ives

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.

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.