Item8AAKnockgranishUnits20220057DET

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

CAIRNGORMS NATION­AL PARK AUTHORITY

DEVEL­OP­MENT PRO­POSED: Erec­tion of 20 No. Com­mer­cial Let­ting Units and access roads at Land 85M SE Of Batch­ing Plant Knock­gran­ish Aviemore

REF­ER­ENCE: 2022/0057/DET

APPLIC­ANT: Gran­ish Farm Partnership

DATE CALLED-IN: 21 Feb­ru­ary 2022

RECOM­MEND­A­TION: Approve, sub­ject to conditions

CASE OFFICER: Stephanie Wade, Plan­ning Officer

CNPA Plan­ning Com­mit­tee Applic­a­tion Site 0 35 70 Gran­ish 225 FB Meters MS O Water Works KART­ING Cara­van and Camp­ing Site 220 235m N 140 Mil­it­ary Road B9152 225m 221m 225m 228m Crown copy­right and data­base rights 2023. Ord­nance Sur­vey Licence num­ber 100040965 B9 225m Drain CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023 Gran­ish DA A β 235m 230m Recyc­ling Site Sewage Works 225m 2

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

SITE DESCRIP­TION, PRO­POS­AL AND HIS­TORY Site Description

1. The applic­a­tion site is 1.24ha of vacant land situ­ated to the north of Aviemore, with­in Gran­ish and accessed off the B9152. The sur­round­ing area is semi-indus­tri­al com­pris­ing recyc­ling centre, quarry, land­fill, Scot­tish water treat­ment works and a kart­ing track. The site was pre­vi­ously dis­turbed in 2021 dur­ing the Scot­tish Water Treat­ment Works expan­sion with top­soil being stripped, tree remov­al and con­tours regraded. The site was poorly rein­stated and is now pre­dom­in­antly patchy, nat­ur­al wild grass regen­er­a­tion. Proposal
2. 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=R7AZJMSI0C100

Title	Draw­ing Num­ber	Date on Plan*	Date Received
PLANS
Plan — Loc­a­tion Plan	PL.001 Rev.A	27/10/22	27/01/23
Plan — Block Plan	PL.002 Rev.A	09/11/22	27/01/23
Plan — Pro­posed Site Plan	PL.003 Rev.C	25/01/23	27/01/23
Plan — Drain­age Layout	201384 – 902 Rev.3	15/11/22	22/11/22
Plan — Visu­al Elevations	PL.103	18/10/21	21/02/22
Plan — Pro­posed Site Sections	PL.005	18/10/21	21/02/22
Plan — Land­scap­ing Plan	PL.004 Rev.A	27/10/22	16/11/22
Plan — 3 Unit Block Plan, Elev­a­tions and Section	PL.101	02/09/21	21/02/22
Plan — 8 and 9 Unit Block Plans, Elev­a­tions and Section	PL.102	28/01/22	21/02/22
Plan — Access Road Lay­out Plan	201384- 1001 Rev.5	19/01/23	27/01/23
Plan — Access Road Swept Path Analysis	201384- 1002 Rev.4	15/11/22	22/11/22
Plan — Access Road & Path Link Vis­ib­il­ity Splays on B9152	PL.005 Rev.A	14/02/23	15/02/23

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

Plan — Road Lon­git­ud­in­al Sec­tions | 201384 – 907 Rev.2 | 14/09/22 | 22/11/22 Plan — Swept Path Ana­lys­is | 201384 – 930 Rev.3 | 15/11/22 | 22/11/22 Plan — Drain­age Con­struc­tion Details | 201384 – 920 Rev.2 | 14/09/22 | 22/11/22 Plan — Tree Pro­tec­tion Plan | 002 | 19/08/22 | 19/08/22 Plan — Tree Con­straints Plan | 001 | 14/08/22 | 19/08/22 SUP­PORT­ING INFORM­A­TION Oth­er- Revised Design, Access, and Sus­tain­ab­il­ity State­ment | GCU DASS | 28/10/22 | 17/11/22 Oth­er- Drain­age Impact Assess­ment | 201384 Rev. I | 28/10/21 | 21/10/22 Oth­er- Let­ter from agent con­firm­ing floor sizes | | | 21/10/22 Oth­er- Arbor­i­cul­tur­al Impact Assessment/​Meth­od State­ment | | 19/08/22 | 19/08/22 Oth­er- Site Con­di­tion State­ment | GLU LUS. 100822 | | 19/08/22 Oth­er- Sur­vey Small Sca­bi­ous Min­ing Bee | | 01/08/22 | 21/02/22 Oth­er — Bat Roost Poten­tial Sur­vey | | 01/10/22 | 16/10/23 Oth­er — Stage 2 Bat Sur­vey | | 05/02/23 | 10/02/23 Oth­er — Tree and Shrub | | | 16/11/22 Land­scap­ing Spe­cific­a­tion Oth­er — Land­scap­ing Main­ten­ance Plan | PL.LMP | 11/01/23 | 27/01/23 Oth­er — Trans­port State­ment | V2 | 18/11/22 | 22/11/22

*Where no spe­cif­ic day of month has been provided on the plan, the sys­tem defaults to the Ist of the month.

1. This applic­a­tion seeks plan­ning per­mis­sion for the erec­tion of 20 light indus­tri­al units togeth­er with vehicu­lar park­ing areas and asso­ci­ated infra­struc­ture. The units are pro­posed for use under Use Class 4 – Busi­ness. The pro­pos­al seeks to offer the indus­tri­al units in three sep­ar­ate, ter­raced blocks:

a) Block one is sited on the west­ern side of the site and accom­mod­ates 9 units b) Block two takes form of an L‑shape, loc­ated on the east­ern side of the site accom­mod­at­ing 8 unit; and c) Block three is sited adja­cent the access on the north of the site, hous­ing three units.

1. Each unit provides a floor area of 100 sqm. The indus­tri­al units take form from a steel portal frame con­struc­tion with part tim­ber clad and part met­al sheeted elev­a­tions. The prin­cip­al elev­a­tions have a steel roller shut­ter door, a ped­es­tri­an door, and a timber

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

framed win­dow. The roof is pro­posed to have a low pro­file, covered in met­al sheet­ing with the addi­tion of trans­lu­cent sheets for nat­ur­al lighting.

1. The pro­pos­al will util­ise the exist­ing vehicu­lar access junc­tion to the B9152 with an intern­al access road to be of adopt­able stand­ard. The road lay­out provides a cent­ral access between the build­ings which ter­min­ates at a turn­ing circle. The lay­out also includes a spur to the east, in front of the third block, which is to be a one-way sys­tem. The pro­posed park­ing areas, which are dis­persed in clusters around the site, are to be per­meable block pav­ing for drain­age and will remain unadop­ted provid­ing park­ing for 88 vehicles. Sur­face water is pro­posed to be dealt with by soakaways and infilt­ra­tion. Foul water drain­age is pro­posed to be dealt with via the install­a­tion of a treat­ment tank and soakaway sys­tem on site. Drink­ing water will be provided by con­nect­ing to the mains water. The site lay­out also includes pro­vi­sion for bin stor­age and bike stor­age for 12 bicycles. A path con­nec­tion is also pro­posed to con­nect the site with the exist­ing path which cur­rently ter­min­ates at the Kart-track car park.

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

3. The site has no recent plan­ning his­tory. DEVEL­OP­MENT PLAN CON­TEXT Policies

Nation­al Policy	Nation­al Plan­ning Frame­work 4 (NPF4) Scot­land 2045
POLICY I	Tack­ling the Cli­mate and Nature Crisis
POLICY 2	Cli­mate Mit­ig­a­tion and Adaptation
POLICY 3	Biod­iversity
POLICY 4	Nat­ur­al Places
POLICY 5	Soils
POLICY 6	Forestry, Wood­land, and Trees
POLICY 9	Brown­field, Vacant and Derel­ict Land, and Empty Buildings
POLICY 13	Sus­tain­able Transport
POLICY 14	Design, Qual­ity and Place
POLICY 15	Loc­al Liv­ing and 20 Minute Neighbourhoods
POLICY 18	Infra­struc­ture First
POLICY 22	Flood Risk and Water Management
POLICY 23	Health and Safety
POLICY 25	Com­munity Wealth Building
POLICY 26	Busi­ness and Industry
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 I	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 DESIGN OF DIGIT­AL COM­MU­NIC­A­TIONS EQUIP­MENT X
POLICY 7	RENEW­ABLE ENERGY
POLICY 8	OPEN SPACE, SPORT AND RECREATION
POLICY 9	CUL­TUR­AL HERITAGE
POLICY 10	RESOURCES X
POLICY 11	DEVELOPER OBLIG­A­TIONS 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 Hous­ing Sup­ple­ment­ary Guid­ance — — — — — — - | — — — — — — - Policy 2 | Sup­port­ing Eco­nom­ic Growth Non-Stat­utory Guid­ance X Policy 3 | Design and Place­mak­ing Design 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 X

1. The site forms part of a wider alloc­ated area with­in the Loc­al Devel­op­ment Plan 2021 for eco­nom­ic devel­op­ment- Alloc­a­tion ​‘ED3: Gran­ish’. The alloc­a­tion states that the area provides land oppor­tun­it­ies for eco­nom­ic growth to com­ple­ment the exist­ing uses.

CON­SULTA­TIONS Sum­mary of the main issues raised by consultees

||. Scot­tish Water has no objec­tion to the scheme but requires the developer to sub­mit Pre-Devel­op­ment Enquir­ies to them regard­ing con­nect­ing to their water systems.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

1. High­land Coun­cil Trans­port Plan­ning Team ori­gin­ally reques­ted revi­sions to the site lay­out to ensure that the road lay­out met Coun­cil Stand­ards. Fol­low­ing these revi­sions, the Team request the fol­low­ing con­di­tions are attached to any sub­sequent decision notice: design of spur road to be marked as a one-way sys­tem, with details to be agreed pri­or to use; agree­ment of final design for path cross­ing point; and install­a­tion and main­ten­ance of vis­ib­il­ity splays which meet cur­rent standards.

2. High­land Coun­cil Flood Risk Man­age­ment Team has no objec­tion to the applic­a­tion. The site is out­with the pre­dicted I in 200-year flood events. The applic­ant should refer to SEPA stand­ing advice for waste treat­ment licenses, if required.

3. High­land Coun­cil Con­tam­in­ated Land Officer notes that the site is loc­ated with­in 250m of a PPC per­mit­ted former land­fill with an act­ive gas col­lec­tion sys­tem includ­ing a flare and SEPA should be con­tac­ted for com­ment. Cop­ies of the most recent gas mon­it­or­ing res­ults from the peri­met­er points have been reviewed and the annu­al aver­ages are with­in the cur­rent PPC trig­ger levels. There­fore, no con­tam­in­ated land con­di­tions are required.

4. Scot­tish Envir­on­ment Pro­tec­tion Agency con­firms that the devel­op­ment should accord with their stand­ing advice for ​“new devel­op­ments pro­posed near a SEPA reg­u­lated site includ­ing landfills.

5. CNPA Out­door Access Officer notes that the pub­lic right of way which exists along the access track needs to be pro­tec­ted dur­ing and after any works. Fol­low­ing the sub­mis­sion of the path link, the Team defer to the High­land Coun­cil Trans­port Plan­ning Team for their com­ments on where the pro­posed path crosses and integ­rates with the road access. With regards to the main­ten­ance, the Officer is sat­is­fied that the updated Land­scap­ing and Main­ten­ance Plan now includes sat­is­fact­ory inform­a­tion regard­ing the long-term upkeep of the pro­posed path link.

6. CNPA Land­scape Officer con­firms that the land­scape pos­sess capa­city for the type of devel­op­ment being pro­posed, strongly influ­enced by the pres­ence of exist­ing \indus­tri­al facil­it­ies, and the go-kart track, as well as mit­ig­a­tion afforded by sur­round­ing patches of wood­land and land­form undu­la­tions. The sit­ing and design gen­er­ally seem to fit the land­scape char­ac­ter, and the pro­posed incor­por­a­tion of ele­ments such as exter­i­or larch clad­ding, and wooden win­dows is very wel­come. Fol­low­ing the sub­mis­sion of addi­tion­al details, the Officer con­firms that the land­scape pro­pos­als are of a good qual­ity and recom­mends the inclu­sion of plan­ning con­di­tions for a con­struc­tion meth­od state­ment and pri­or agree­ment of the per­meable block pav­ing to ensure its col­our and fin­ish mit­ig­ates the land­scape and visu­al effects as it will cov­er a large expanse of park­ing area.

7. CNPA Eco­logy Officer con­firms that a Hab­it­ats Reg­u­la­tions Apprais­al is not required due to the site hav­ing no con­nectiv­ity to European sites. The Officer recom­mends pre-start checks for rep­tiles and breed­ing birds and that works are to take place out­with the bird breed­ing sea­son unless a pre-start breed­ing bird sur­vey is undertaken.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

1. Regard­ing the impact on bats, the Officer wel­comes the fur­ther sur­vey work under­taken and the sub­mis­sion of a Spe­cies Pro­tec­tion Plan. A plan­ning con­di­tion is recom­men­ded to ensure that the plan is imple­men­ted pri­or to the com­mence­ment of work, with sur­vey data sub­mit­ted for review by the CNPA, togeth­er with the install­a­tion of bat boxes.

2. The Officer notes the tree loss pro­posed and recom­mends that plan­ning con­di­tions ensure the land­scape plan and main­ten­ance are adhered to, so that the com­pens­at­ory plant­ing is imple­men­ted to take account of the tree loss.

3. Aviemore and Vicin­ity Com­munity Coun­cil remain neut­ral on this applic­a­tion. How­ever, they do have con­cern about the increased traffic flow from the access road ono the B9152. A copy of their full com­ments can be found at Appendix 2.

REP­RES­ENT­A­TIONS

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

APPRAIS­AL

1. The main plan­ning con­sid­er­a­tions are con­sidered to be the prin­ciple of devel­op­ment; the impact upon the land­scape, lay­out and design; the envir­on­ment­al impacts; access and ser­vi­cing and developer contributions.

Prin­ciple of Development

1. Policy 2: Sup­port­ing Eco­nom­ic Growth states that devel­op­ments that con­trib­ute to the pro­vi­sion of an iden­ti­fied loc­al eco­nom­ic need, such as the pro­vi­sion of small busi­ness units, will be par­tic­u­larly encour­aged. Cri­terion 2.4: Oth­er Eco­nom­ic Devel­op­ment per­mits devel­op­ment which sup­ports or extends the eco­nomy, or which enhances the range and qual­ity of eco­nom­ic oppor­tun­it­ies or facil­it­ies with­in the Nation­al Park, where they:

a) Have no adverse envir­on­ment­al or amen­ity impacts on the site or neigh­bour­ing areas; and b) Are compatible/​com­ple­ment­ary with exist­ing busi­ness activ­ity in the area; and c) Sup­port the vital­ity and viab­il­ity of the loc­al economy.

1. The policy also states that devel­op­ments that con­trib­ute to pro­vi­sion of an iden­ti­fied loc­al eco­nom­ic need, such as the pro­vi­sion of small busi­ness units, or con­trib­ute to the deliv­ery of the Cairngorms Nation­al Park Eco­nom­ic Action Plan, will be par­tic­u­larly encour­aged. Policy 26 of NPF4, also sup­ports devel­op­ment pro­pos­als for busi­ness and industry uses on sites alloc­ated for those uses with­in the LDP. Cri­terion 26© of NPF4 also states that pro­pos­als will be sup­por­ted where they are com­pat­ible with the primary busi­ness func­tion of the area and oth­er employ­ment uses will be sup­por­ted where they will not pre­ju­dice the func­tion of the area.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

1. The applic­a­tion pro­poses to erect 20 indus­tri­al units on part of the alloc­ated site ED3: Gran­ish. The pro­posed use of the build­ings for light industry is com­pat­ible with the sur­round­ing land uses to the site and the pro­pos­al would help to address a loc­al need for busi­ness premises with­in the area. The site makes use of a brown­field piece of land which has laid under­used since its use to aid the 2021 Scot­tish Water Treat­ment works expan­sion. The pro­pos­al is there­fore con­sidered to sup­port the vital­ity and viab­il­ity of the loc­al eco­nomy. The prin­ciple of devel­op­ment is there­fore con­sidered to be accept­able and in accord­ance with Policy 2: Sup­port­ing Eco­nom­ic Growth of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and Policy 26 of NPF4 sub­ject to com­pli­ance with oth­er rel­ev­ant Loc­al Devel­op­ment Plan policies as out­lined in more detail below.

Land­scape Impacts, Sit­ing and Design

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. The pro­pos­al com­prises three blocks of light indus­tri­al units and ancil­lary facil­it­ies with­in an area of semi-indus­tri­al­ised land uses. The build­ings are pro­posed to be of steel frame con­struc­tion, with a mix of tim­ber and sheet steel elev­a­tions and tim­ber fen­es­tra­tion. The pro­pos­al lies with­in the Strath­spey- Pity­oul­ish to Boat of Garten land­scape char­ac­ter area, which includes a patchy pat­tern of wood­land, farms, agri­cul­tur­al fields, as well as indus­tri­al and recre­ation facil­it­ies. The site is mainly viewed from people trav­el­ling along the B9152, by res­id­ents and vis­it­ors around Gran­ish and Dou­gal Drive and by vis­it­ors of the sur­round­ing indus­tri­al facil­it­ies and go-kart track. Oth­er­wise, the site is dis­creet with­in the wider land­scape due to loc­al land­form undu­la­tions and patches of woodland.

3. The CNPA Land­scape Officer con­siders that the land­scape pos­sesses capa­city for the type of devel­op­ment being pro­posed sub­ject to the finer details of the scheme being agreed and mit­ig­a­tion being under­taken by way of addi­tion­al plant­ing, com­pens­at­ory plant­ing for the tree loss and details on the con­struc­tion and light­ing. It is there­fore pro­posed that these ele­ments are con­firmed by the addi­tion of plan­ning con­di­tions on any sub­sequent decision notice.

4. Sub­ject to appro­pri­ate land­scape con­di­tions, regard­ing a con­struc­tion meth­od state­ment, light­ing details, and implant­a­tion of the land­scap­ing plan/​tree pro­tec­tion plan, the pro­pos­al is con­sidered to com­ply with Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Envir­on­ment­al Issues

1. Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 seeks to ensure that there is no adverse impact upon des­ig­nated areas, pro­tec­ted spe­cies or biod­iversity whilst Policy 10: Resources sets out the need to fully con­sider impacts on flood­ing and water resources. Policy 3 of NPF4 requires

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

devel­op­ment pro­pos­als to con­trib­ute to the enhance­ment of biod­iversity, includ­ing restor­ing degrad­ing habitats.

1. The pro­posed devel­op­ment site has no con­nectiv­ity to European Sites. Regard­ing pro­tec­ted spe­cies and hab­it­ats, the CNPA Eco­logy Officer has no objec­tion sub­ject to the inclu­sion of a plan­ning con­di­tion to ensure the imple­ment­a­tion of the sub­mit­ted bat spe­cies pro­tec­tion plan to mit­ig­ate against any poten­tial impacts the pro­pos­al may have on the spe­cies togeth­er with biod­iversity enhance­ment of installing bat boxes. On this basis, the pro­pos­al is con­sidered to accord with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and Policy 3 of NPF4.

2. A total of 40 trees are pro­posed to be felled dur­ing the con­struc­tion. Remov­al of wood­land is only per­mit­ted where it com­plies with the Scot­tish Government’s Con­trol of Wood­land Remov­al Policy and where the remov­al of the wood­land would achieve clearly defined bene­fits. This Policy stance is reit­er­ated with­in Policy 6© of NPF4. None of the trees form part of any ancient semi-nat­ur­al wood­land or any wood­land recor­ded in the Ancient Wood­land Invent­ory. The pro­posed pub­lic bene­fit of sup­port­ing the loc­al eco­nomy, on an exist­ing, brown­field site, is con­sidered, on bal­ance to out­weigh the loc­al con­tri­bu­tion of the sub­ject trees and a plan­ning con­di­tion for com­pens­at­ory plant­ing is recommended.

3. Regard­ing oth­er envir­on­ment­al mat­ters, it is con­firmed that the site is not at risk of flood­ing from any source, nor will it impact on any neigh­bour­ing res­id­en­tial prop­er­ties in terms of flood­ing. The site is loc­ated with­in 250m of a land­fill. The High­land Coun­cil Con­tam­in­ated Land Officer con­firms that the gas levels are with­in the trig­ger levels and does not recom­mend the need for any plan­ning con­di­tions. The Envir­on­ment­al Health Officer has not provided any com­ments on the scheme and SEPA have no spe­cif­ic com­ments. The pro­pos­al is not con­sidered to neg­at­ively inter­act with the reg­u­lated site and no amend­ments are required to the scheme by way of mit­ig­a­tion meas­ures. The pro­pos­al is con­sidered to com­ply with Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Ser­vi­cing and Access

1. Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 sets out the need for new devel­op­ment to be sat­is­fact­or­ily ser­viced and without harm to resources or the environment.

2. The pro­pos­al will join into the pub­lic water sup­ply. The pro­posed drain­age meas­ures of the install­a­tion of com­mer­cial sewage treat­ment plants togeth­er with foul drain­age soakaways and an infilt­ra­tion trench for sur­face water run-off are con­sidered suf­fi­cient to deal with the wastewa­ter arising from this scale of devel­op­ment and in this loc­a­tion. The High­land Coun­cil Flood Risk Man­age­ment Team has no objec­tion to the pro­posed drain­age meas­ures. The drain­age meas­ures are accept­able on this basis in accord­ance with Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

3. Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 states that all new devel­op­ment must include an appropriate

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

means of access, egress and space for off street park­ing. The pro­pos­al looks to upgrade the exist­ing access track from the pub­lic road and provides off road park­ing for over 80 vehicles with­in the site. The space with­in the site is suf­fi­cient to provide adequate park­ing and cir­cu­la­tion space for vehicles for ensure a for­ward gear egress onto the road, sub­ject to the inclu­sion of the plan­ning con­di­tion to ensure the one-way sys­tem is clearly denoted. High­land Council’s Trans­port Plan­ning Team have raised con­cern regard­ing then pro­posed vis­ib­il­ity splays in that there are a num­ber of trees that encroach with­in the vis­ib­il­ity splay. It is there­fore recom­men­ded that a con­di­tion requir­ing a revised draw­ing show­ing the spays are clear of all trees and veget­a­tion that may obstruct views at the site access. They raise no oth­er objec­tions sub­ject to the inclu­sion of their recom­men­ded plan­ning con­di­tions and there­fore the pro­pos­al is con­sidered to accord with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 with regards to road safety matters.

1. Policy 3: Design and Place­mak­ing also sets out that new devel­op­ment should be designed to main­tain and max­im­ise all oppor­tun­it­ies for respons­ible out­door access. The pro­pos­al looks to link into the exist­ing path net­work which joins the north of Aviemore to the adja­cent Kart­ing Track facil­ity. On this over­all basis the pro­pos­al is con­sidered to com­ply with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

Developer Con­tri­bu­tions

1. Policy 11: Developer Oblig­a­tions of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 states that where devel­op­ment cre­ates a need to increase or improve pub­lic ser­vices, facil­it­ies, or infra­struc­ture, or mit­ig­ate adverse effects, the developer will be required to make a fair and reas­on­able con­tri­bu­tion in cash or in kind towards addi­tion­al costs or require­ments. The pro­pos­al does not give rise to the require­ment of any developer contribution.

Oth­er Issues Raised in Con­sulta­tions and Representations

1. All mat­ters raised by con­sul­tees and third parties have been addressed above. Aviemore Com­munity Coun­cil raise no objec­tion to the scheme, how­ever query the increased traffic flow form the access road onto the B9152. The traffic gen­er­a­tion has been assessed by the High­land Coun­cil Trans­port Plan­ning Team who have not raised an objec­tion on road safety impacts arising from the devel­op­ment. The applic­ant has demon­strated that the vis­ib­il­ity splays at the access junc­tion meet Coun­cil require­ments and the pro­pos­al is not con­sidered to adversely impact the loc­al road net­work or road safety.

CON­CLU­SION

1. The redevel­op­ment will bring this under­used, brown­field site back into a pro­duct­ive use ful­filling a need to sup­port the loc­al eco­nomy by provid­ing busi­ness premises for the loc­al community.

2. Any remain­ing points of detail that have not been suf­fi­ciently addressed will be resolved through the impos­i­tion of suit­able con­di­tions. Sub­ject to these recommended

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

con­di­tions, the pro­posed devel­op­ment is con­sidered to com­ply with the policies con­tained with­in the adop­ted Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and approv­al is there­fore recommended.

RECOM­MEND­A­TION That Mem­bers of the Com­mit­tee sup­port a recom­mend­a­tion to APPROVE the Erec­tion of 20 No. Com­mer­cial Let­ting Units and access roads at Land 85M SE Of Batch­ing Plant Knock­gran­ish Aviemore 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 on site until a Con­struc­tion Meth­od State­ment (CMS) and pro­gramme of works has been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity. The CMS shall include, but not be lim­ited to: a) The approach to site pre­par­a­tion, soils man­age­ment, res­tor­a­tion and rein­state­ment; b) Con­struc­tion stage SUDs; c) Con­firm­a­tion that works will take place out­side of bird breed­ing sea­son d) Ref­er­ence to the tree pro­tec­tion plan and meas­ures; e) Ref­er­ence to the bat spe­cies pro­tec­tion plan and pre-con­struc­tion sur­vey work for rep­tiles; f) Con­struc­tion pol­lu­tion pre­ven­tion meas­ures; g) Pro­gramme of works;

The con­struc­tion of the devel­op­ment shall there­after be imple­men­ted in accord­ance with the approved details.

Reas­on: The works are to be under­taken in an envir­on­ment­ally sens­it­ive area. It is there­fore neces­sary for a Con­struc­tion Meth­od State­ment to be agreed pri­or to the com­mence­ment of any works to ensure that work on site pro­ceeds without dam­age to the envir­on­ment in accord­ance with Policy 4: Nat­ur­al Her­it­age and Policy 10: Resources of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. No devel­op­ment shall com­mence on site until the tree pro­tec­tion meas­ures have been installed on site in accord­ance with the approved tree pro­tec­tion plan and main­tained in accord­ance with those details for the dur­a­tion of construction.

Reas­on: To ensure that trees adja­cent to the site, which con­trib­ute to the land­scape char­ac­ter and biod­iversity of the area are appro­pri­ately pro­tec­ted dur­ing con­struc­tion works in accord­ance with Policy 4: Nat­ur­al Her­it­age and Policy 5: Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

1. Ground pre­par­a­tion (includ­ing tree felling) and con­struc­tion works must take place out­with the bird breed­ing sea­son (mid-march to mid-August inclus­ive) unless a pre-start breed­ing bird sur­vey has been car­ried out by a suit­ably qual­i­fied eco­lo­gic­al sur­vey­or with a tree pro­tec­tion plan based on the sur­vey res­ults, sub­mit­ted for approv­al in writ­ing by the Cairngorms Nation­al Park Author­ity, act­ing as Plan­ning Author­ity, before any ground pre­par­a­tion or con­struc­tion works take place.

Reas­on: To ensure there is no adverse impact on European pro­tec­ted spe­cies, pre- con­struc­tion sur­veys are required in accord­ance with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and Policy 3: NPF4.

1. No devel­op­ment shall com­mence on site until pre-con­struc­tion checks for rep­tiles have been under­taken and the res­ults, togeth­er with any asso­ci­ated spe­cies pro­tec­tion plan has been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity, act­ing at Plan­ning Author­ity- details of any mit­ig­a­tion required to be iden­ti­fied and agreed and there­after imple­men­ted in accord­ance with the approved details before construction.

Reas­on: To ensure there is no adverse impact on European pro­tec­ted spe­cies, pre- con­struc­tion sur­veys are required in accord­ance with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and Policy 3: NPF4.

1. Pri­or to the first oper­a­tion of the site, details of the one-way spur road sig­nage to be installed with­in the site, shall be sub­mit­ted to, and agreed in writ­ing by the Cairngorms Nation­al Park Author­ity, act­ing as Plan­ning Author­ity in con­sulta­tion with the High­land Coun­cil Trans­port Plan­ning Team.

Reas­on: In the interests of road safety in accord­ance with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. Pri­or to the first oper­a­tion of the site, final­ised details of the ped­es­tri­an path link includ­ing the mater­i­al fin­ish and con­struc­tion, shall be sub­mit­ted to and agreed in writ­ing by the Cairngorms Nation­al Park Author­ity in con­sulta­tion with the High­land Coun­cil Trans­port Plan­ning Team. The path shall be installed in accord­ance with the approved details pri­or to the first oper­a­tion of the site.

Reas­on: To ensure that the pro­pos­al includes act­ive travel links in accord­ance with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. Pri­or to the first oper­a­tion of the site, all park­ing, cycle stor­age stores, paths, turn­ing and access arrange­ments, includ­ing vis­ib­il­ity splays shall be fully imple­men­ted in accord­ance with the approved details.

Reas­on: To ensure that the site is sat­is­fact­or­ily ser­viced and accessed in the interests of road safety and in accord­ance with Policy 3: Design and Place­mak­ing of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

1. The devel­op­ment, hereby per­mit­ted, shall not be under­taken oth­er than in strict accord­ance with the Mit­ig­a­tion Meas­ures as set out in the approved ​“Bat Spe­cies Pro­tec­tion Plan” dated 22^nd Feb­ru­ary 2023 and pre­pared by A9 Con­sult­ing Ltd, with sur­vey res­ults and any sub­sequent mit­ig­a­tion, sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity, act­ing as Plan­ning Author­ity pri­or to the first oper­a­tion of the site.

Reas­on: The site is asso­ci­ated with Bats which is a European pro­tec­ted spe­cies and the devel­op­ment is only con­sidered to be accept­able sub­ject to the mit­ig­a­tion meas­ures being under­taken to secure the strict pro­tec­tion of the European pro­tec­ted spe­cies and eco­lo­gic­al interests of the site in accord­ance with the Con­ser­va­tion (Nat­ur­al Hab­it­ats, &c.) Reg­u­la­tions 1994 (as amended), Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 and Policy 3 of NPF4.

1. No light­ing shall be installed on site until details (pos­i­tion, type and intens­ity) have been sub­mit­ted to and approved in writ­ing by the Cairngorms Nation­al Park Author­ity act­ing as Plan­ning Author­ity. The light­ing, if being provided, shall be installed, and oper­ated in strict accord­ance with the approved plans.

Reas­on: To ensure that the devel­op­ment does not adversely affect European Pro­tec­ted Spe­cies includ­ing the com­muter bats in accord­ance with Policy 4: Nat­ur­al Her­it­age of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021.

1. The approved land­scap­ing plan shall be imple­men­ted in full, by a suit­ably qual­i­fied land­scape con­sult­ant pri­or to the first oper­a­tion of the site and there­after main­tained in accord­ance with the approved land­scape main­ten­ance plan.

Reas­on: To ensure the devel­op­ment com­ple­ments and enhances the land­scape and to ensure the pro­vi­sion of com­pens­at­ory plant­ing is provided for the tree loss in accord­ance with Policy 4: Nat­ur­al Her­it­age, Policy 5 Land­scape of the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021, and Policies 3 and 6 of NPF4.

Inform­at­ives

1. 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.

2. The per­son under­tak­ing the devel­op­ment is required to give the Plan­ning Author­ity pri­or writ­ten noti­fic­a­tion of the date 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.

CAIRNGORMS NATION­AL PARK AUTHOR­ITY Plan­ning Com­mit­tee Item 8 10/03/2023

1. Fol­low­ing com­ple­tion of the devel­op­ment, a noti­fic­a­tion of 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.

2. You are advised that should any work com­mence with­in the bird breed­ing sea­son, (April to Septem­ber) then pre-con­struc­tion sur­veys for breed­ing birds must be undertaken.

3. Con­struc­tion work (includ­ing the loading/​unloading of deliv­ery vehicles, plant or oth­er machinery) should not take place out­with the hours of 0800 hours to 1900 hours Mondays to Fri­days, 0800 hours to 1300 hours on Sat­urdays or at any time or Bank Hol­i­days 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 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.