ITEM8AACommitteeReportPANPRE20220024

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Agenda Item 8 11/11/2022

CAIRNGORMS NATION­AL PARK AUTHORITY

Title: | FOR INFORM­A­TION | PRO­POS­AL OF APPLIC­A­TION NOTI­FIC­A­TION — | RES­ID­EN­TIAL DEVEL­OP­MENT WITH ASSO­CI­ATED | ACCESS, LAND­SCAP­ING, SUDS AND ANCIL­LARY | WORKS, AT SITE HI, MON­AL­TRIE PARK, | BAL­LATER | REF­ER­ENCE: PRE/2022/0024 Pre­pared by: | Stephanie Wade, Plan­ning Officer (Devel­op­ment | Man­age­ment) Pur­pose of Report To inform the Plan­ning Com­mit­tee of: a) A Pro­pos­al of Applic­a­tion Noti­fic­a­tion (PAN) b) To allow mem­bers to raise any views on the issues to be addressed in an application.

Recom­mend­a­tion That the Plan­ning Com­mit­tee: a) Note the Pro­pos­al of Applic­a­tion Noti­fic­a­tion for the res­id­en­tial devel­op­ment and asso­ci­ated infra­struc­ture at Site HI, Mon­al­trie Park, Bal­later b) Note the CNPA Officer’s advice on the issues to address; and c) Make com­ment on any addi­tion­al rel­ev­ant issues to be addressed in any future application.

Back­ground

1. This report informs The Plan­ning Com­mit­tee of the attached Pro­pos­al of Applic­a­tion Notice (PAN). The sub­mis­sion of the PAN accords with the pro­vi­sions of the Plan­ning etc. (Scot­land) Act 2006 and was lodged on 17 Octo­ber 2022 to Aber­deen­shire Coun­cil. Mem­bers are asked to note this may form the basis of a sub­sequent plan­ning applic­a­tion. The pro­ced­ure involves officers present­ing the inform­a­tion provided with the noti­fic­a­tion along­side an assess­ment from officers on the issues that need to be addressed. Plan­ning Com­mit­tee mem­bers have an oppor­tun­ity to note issues that an applic­a­tion would be expec­ted to address. Mem­bers are not being asked to approve the advice of officers.
2. The sub­mit­ted inform­a­tion attached at Appendix I includes: a) Pro­pos­al of Applic­a­tion Notice b) Loc­a­tion Plan

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Agenda Item 8 11/11/2022

1. The applic­ant pro­poses to hold their con­sulta­tion events between the hours of 1600hrs and 2000hrs on 17^th Novem­ber 2022 and 19^th Janu­ary 2023 at Vic­tor­ia and Albert Halls, Ballater.

The Pro­pos­al

1. The pro­pos­al is the form­a­tion of a res­id­en­tial devel­op­ment with asso­ci­ated infra­struc­ture for the alloc­ated HI site, with­in Ballater.

2. The applic­ant has not sought form­al pre-applic­a­tion advice from the Plan­ning Author­ity via the Pre-Applic­a­tion Advice Ser­vice for Major Devel­op­ments pri­or to lodging this Pro­pos­al of Applic­a­tion Not­ic. How­ever, the developer has dis­cussed the pro­pos­al inform­ally with both CNPA and Aber­deen­shire Coun­cil and dis­cussed tech­nic­al ele­ments relat­ing to roads and flood­ing with Aber­deen­shire Coun­cil spe­cial­ist teams. The same developer under­took con­sulta­tion and pre-applic­a­tion dis­cus­sions on the site around ²⁰⁰⁶⁄₀₇, although site con­straints and plan­ning policy have changed since then. The alloc­a­tion of site has pre­vi­ously been dis­cussed at length dur­ing Loc­al Plan inquir­ies and Loc­al Devel­op­ment Plan examinations.

Site Descrip­tion

1. The site com­prises an area of approx­im­ately 14ha situ­ated with­in the north­ern area of Bal­later at Mon­al­trie Park. The applic­a­tion site is pre­dom­in­antly laid to grass and used for agri­cul­tur­al pur­poses with the north-west­ern area com­pris­ing wood pas­ture. The site has an area of low prob­ab­il­ity flood risk in the north­east, and a medi­um prob­ab­il­ity flood risk sur­round­ing the east and south of the site. Crai­gendar­roch SSSI lies 40m north­east of the site and three sep­ar­ate areas of ancient wood­land sur­round the north, west and south of the site, all with­in 100m. Mon­al­trie House, a Cat­egory B lis­ted build­ing lies to the north-west of the site. Two core paths run along the east and the west of the site boundaries.

2. A copy of the loc­a­tion plan is attached in Appendix 1.

Devel­op­ment Plan Context

| 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 & 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 | OPEN SPACE, SPORT, AND RECRE­ATION | X | POLICY 9 | CUL­TUR­AL HER­IT­AGE | X

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Agenda Item 8 11/11/2022

| 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​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 | Design and Place­mak­ing Non-Stat­utory Guid­ance | Policy 4 | Nat­ur­al Her­it­age Sup­ple­ment­ary Guid­ance | Policy 5 | Land­scape Non-Stat­utory Guid­ance | Policy 7 | Renew­able Energy Sup­ple­ment­ary Guid­ance | Policy 8 | Sport and Recre­ation Non-Stat­utory Guid­ance | Policy 9 | Cul­tur­al Her­it­age Non-Stat­utory Guid­ance | Policy 10 | Resources Non-Stat­utory Guid­ance | Policy 11 | Developer Con­tri­bu­tions Sup­ple­ment­ary Guid­ance | X | | | X | X | X | | | X | X | X | X

1. With­in the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021, the site is com­prised of HI: Mon­al­trie Park and two areas of ​‘New Open Space’. Site HI is alloc­ated for up to 250 dwell­ings in total. It is pro­posed that the first phase of 90 dwell­ings will be delivered in the cur­rent Plan peri­od, with the remainder for deliv­ery bey­ond 2025. In addi­tion, there is capa­city for oth­er mixed uses includ­ing busi­ness and com­munity uses. The bound­ary of the devel­op­ment area and the new open space is indic­at­ive. A mas­ter­plan for the whole site, includ­ing the exist­ing and new areas of open space, will be required part of the plan­ning applic­a­tion. It should address the fol­low­ing mat­ters: the bound­ary between the open space and the house; phas­ing of the devel­op­ment; and the pro­vi­sion of mul­tiple points of vehicu­lar access. It will also need to demon­strate how the viab­il­ity of the High­land Games event and adequate park­ing for that event will be maintained.

Poten­tial Mater­i­al Plan­ning Considerations

1. The mater­i­al plan­ning con­sid­er­a­tions for any sub­sequent applic­a­tion are: a) The prin­ciple of devel­op­ment b) Land­scape impacts c) Design and Lay­out d) Envir­on­ment­al impacts (includ­ing impact on des­ig­nated sites) e) Impacts on the his­tor­ic envir­on­ment f) Impacts on Open Space g) Ser­vi­cing and access require­ments h) Water, Flood Risk, and Drain­age i) Impacts on neigh­bour­ing amenity

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Agenda Item 8 11/11/2022

j) Developer contributions

Con­clu­sion and Next Steps

1. The report presents the inform­a­tion sub­mit­ted to date as part of the PAN. Officers have sum­mar­ised are the policy con­sid­er­a­tions against which any future plan­ning applic­a­tion will be con­sidered as well as the poten­tial mater­i­al plan­ning con­sid­er­a­tions and key issues based on the inform­a­tion avail­able to date. The list is not exhaust­ive and fur­ther mat­ters may arise as and when a plan­ning applic­a­tion is received and in the light of pub­lic rep­res­ent­a­tions and con­sulta­tion responses.

2. It is recom­men­ded that the Com­mit­tee notes the sub­mis­sion of the PAN and advises of any mater­i­al issues it wishes be brought to the applicant’s attention.

Stephanie Wade Octo­ber 2022 stephaniewade@​cairngorms.​co.​uk