Local Development Plan as Modified 2020 HTML version

PLANNING Cairngorms National Park Local Development Plan 2020

Cairngorms National Park Local Development Plan 2020

Any unlawful use or copying other than for the purposes of viewing and printing is prohibited. The document is for reference purposes only. No further copies may be made. The representation of features or boundaries in which the Cairngorms National Park Authority or others have an interest does not necessarily imply their true positions. For further information please contact the appropriate copyright holder. The maps in this publication are for information only and should not be used for navigational purposes.

This document is available in large print on request. Please contact the Cairngorms National Park Authority on 01479 873535. It is also available to view at www.cairngorms.co.uk

Published by Cairngorms National Park Authority 14 The Square Grantown-on-Spey PH26 3HG

Email: planning@cairngorms.co.uk Tel: 01479 873535

www.cairngorms.co.uk

Document Key

Flood Risk Assessment

Drainage Impact Assessment

Landscaping and structure planting

Road improvements

Cycle networks and footpaths

Recreational infrastructure

Cultural heritage

A Masterplan

Housing

Tourism

Economic development

Community

Published by Cairngorms National Park Authority © CNPA 2020. All rights reserved. Front cover photo: Braemar Jakub Iwanicki/Visit Scotland/CNPA Photo credits: CNPA; Malcolm Cross 2018; Mark Hamblin/2020VISION/CNPA; Jane Hope; Jakub Iwanicki/VisitScotland/CNPA; P&J Photography; Damian Shields/VisitScotland/CNPA; Wee Epics

Contents

Introduction 4 Introduction to the Local Development Plan 4 How to use the Plan 7 Approach to planning in the Cairngorms National Park 7 Links to other strategies 8
Vision 10
Spatial strategy 14
Policies 18 Overview 18 Relationship with the Cairngorms National Park Partnership Plan 18 Policy 1: New housing development 22 Policy 2: Supporting economic growth 32 Policy 3: Design and placemaking 38 Policy 4: Natural heritage 44 Policy 10: Resources Policy 5: Landscape Policy 6: The siting and design of digital communications equipment Policy 7: Renewable energy Policy 8: Open space, sport and recreation Policy 9: Cultural heritage Policy 11: Developer obligations
Community information 50 54 58 62 66 70 78

84 Overview 84 Site allocations 84 Environmental considerations 87 Other considerations 90 Maps and legend 90 92 Settlement contents

Appendix 1: Housing allocations and housing land supply 221 Appendix 2: Schedule of land ownership 223 Glossary 224

Cairngorms National Park Local Development Plan

I INTRODUCTION

Introduction to the Local Development Plan 1.1 The Local Development Plan for the Cairngorms National Park is the main document which will influence future built development in the National Park.

1.2 The planning system is all about guiding new development – making sure we have enough land for development in the most appropriate locations. This helps us to meet our needs for housing, jobs and services at the same time as protecting and enhancing our environment.

1.3 The planning system in Scotland is ‘plan- led’. This means we must prepare a Local Development Plan setting out a strategy for future development. The Local Development Plan must include sites and proposals for development as well as the policies that are used to make decisions on applications for planning permission.

1.4 The Plan focuses on the five year period until 2025. However, it also includes development proposals for the 10 year period until 2030, as well as providing a general indication of the likely scale and location of development as far as 20 years into the future.

“The planning system is all about guiding development – making sure we have enough land for development in the most appropriate locations.” Introduction

Cairngorms National Park Local Development Plan

1.5 The Plan focuses on built development and is one of a range of plans and strategies (see more detail in ‘Links to other strategies’ p9) that helps us manage the development and use of land to deliver the four statutory aims of Scottish National Parks’: • to conserve and enhance the natural and cultural heritage of the area; • to promote sustainable use of the natural resources of the area; • to promote understanding and enjoyment (including enjoyment in the form of recreation) of the special qualities of the area by the public; and • to promote sustainable economic and social development of the area’s communities

1.6 The Cairngorms National Park Authority (CNPA) must work to deliver these aims collectively. However, if when carrying out any of our functions it appears to us that there is a conflict between the first aim and any of the others, we must give greater weight to the first aim². This is a sustainable development approach in which conservation of the natural and cultural heritage underpins the economic and recreational value of the National Park.

1 The four aims are set out in Section 1 of the National Parks (Scotland) Act 2000 2 This requirement is set out in Section 9 (6) of the National Parks (Scotland) Act 2000 6

Introduction How to use the Plan

1.7 The Plan has five sections: Introduction; Vision; Spatial Strategy; Policies; and Community Information. Each section provides important information. Together, they explain the future development strategy for the National Park and outline the policies and site allocations that will be used to assess planning applications.

1.8 The Policies section contains three general types of policies: • Park-wide policies that apply to all new developments in the National Park; • map-based policies that apply to developments in specific areas; and • topic-based policies that apply to specific types of development (e.g. housing, economic development etc).

1.9 A number of the policies are supported by Supplementary Guidance which provides extra detail on the use and application of the policy. This Supplementary Guidance has the same weight in decision making as the Local Development Plan itself.

1.10 The Community Information section includes guidance for all of the defined settlements in the National Park. It identifies sites that are appropriate for specific types of development as well as important open spaces that should be protected from development.

1.11 If you are interested in a particular community, or a site within a defined settlement, we recommend that you read the Community Information section before referring to any relevant policies in the Policies section.

1.12 If you are interested in a particular subject, or a site that is not within a defined settlement, we would recommend that you refer to the Policies section in the first instance.

1.13 It is important to remember that planning applications will be assessed against all relevant parts of the Plan. If you are applying for planning permission you should look at all of the policies and site allocations that are relevant to your proposal and make sure your development complies with them all.

Approach to planning in the Cairngorms National Park 1.14 In the Cairngorms National Park, more than in any other part of Scotland, there is a partnership approach to planning. The CNPA and the five relevant local authorities — Aberdeenshire Council, Angus Council, Moray Council, Perth & Kinross Council and The Highland Council — all play a key role in making the planning system work effectively.

1.15 The CNPA sets the planning policy framework for the National Park. This is achieved through the Cairngorms National Park Partnership Plan and the Local Development Plan. All planning applications in the Park are determined in line with this policy framework.

1.16 However, planning applications are submitted in the first instance to the relevant local authority. The CNPA then ‘calls in’ and determines the most significant planning applications for the Park (generally around 10% of all applications), leaving the remainder to be determined by the local authorities³.

3 You can find more information about how the planning process works in the National Park in Planning Service Charter and our Planning Service Protoadwww.cairngorms.co.uk 7

Cairngorms National Park Local Development Plan Links to other strategies 1.17 The Plan is not produced in isolation. It is one of a number of key strategies which together form the policy context for the management of the Cairngorms National Park, as shown in Figure 2 (see opposite). It is influenced by, and in turn influences, a range of other documents.

1.18 One of the key documents that guides the content of the Local Development Plan is the Cairngorms National Park Partnership Plan.

1.19 The Partnership Plan is the overarching management plan for the Cairngorms National Park which is approved by Scottish Ministers. It sets out the vision and over-arching strategy for managing the National Park, as well as identifying priorities for action and an overall strategic policy framework.

1.20 Scottish Government guidance states that Local Development Plans for National Parks should be consistent with the National Park Partnership Plan. The Partnership Plan therefore provides the strategic context for the Local Development Plan, and the Local Development Plan will help to deliver a number of the Partnership Plan’s policies and priorities.

Figure 2: The key plans and strategies for the Cairngorms National Park Cairngorms National Park Partnership Plan The management plan for the Cairngorms National Park Introduction Local Development Plan Sets out the policies for land use planning within the National Park Active Cairngorms The outdoor access strategy for the National Park Cairngorms Nature Sets out the National Park’s conservation priorities Economic Action Plan Sets out the economic priorities for the National Park LEADER Local Development Strategy Sets out the priorities for promoting community- led local development to support a sustainable rural economy in the National Park 9

Cairngorms National Park Local Development Plan

2 VISION 2.1 The Plan shares the long-term vision for the Cairngorms National Park that is set out in the Cairngorms National Park Partnership Plan:

“An outstanding National Park, enjoyed and valued by everyone, where nature and people thrive together.”

2.2 The Partnership Plan also sets out the following long-term outcomes for the National Park: • Conservation a special place for people and nature with natural and cultural heritage enhanced • Visitor experience – people enjoying the Park through outstanding visitor and learning experiences • Rural development – a sustainable economy supporting thriving businesses and communities

“An outstanding National Park, enjoyed and valued by everyone, where nature and people thrive together.” Vision

Cairngorms National Park Local Development Plan

2.3 The Plan will help to deliver these long-term outcomes by making sure: • the special qualities of the Park are protected from development that would significantly erode or harm them, and are enhanced by new development where possible; • new development helps to reinforce the valued built heritage of the Park and the communities within it; • new or improved visitor infrastructure is supported where appropriate and integrated with other visitor sites, services and communities; • new development is well connected to core paths and other off-road routes, as well as creating attractive places to live and visit; • there is sufficient land for housing to meet identified need and demand, including for inward migration of workers; • more affordable housing is provided to support growth in the working age population and help address the housing pressures faced by young people; • the necessary land and support for business development and diversification is provided; • there are sites for future development that support attractive, vibrant communities and that minimise the need to use energy; and • there is clear guidance on where, when and how the best development will be supported.

Cairngorms National Park Local Development Plan

3 SPATIAL STRATEGY 3.1 The settlements of the Cairngorms National Park are linked by a network of roads. The A9 trunk road runs along the western and northern edges of the Park, linking areas to the south and north as well as connecting to the A86 and A96 trunk roads. The Perth to Inverness rail line also links communities around the western and northern edges of the Park as well as providing connections beyond to both the north and south. Proposals to dual the A9 from Perth to Inverness, along with proposed upgrades to the Highland Main Line, will strengthen and improve these connections.

3.2 The dualling of the A9 is one of Scotland’s largest infrastructure programmes, involving upgrading 80 miles of road from single to dual carriageway between Perth and Inverness. The £3 billion programme is being developed by Transport Scotland and is designed to deliver economic growth through improved road safety and quicker journey times, as well as better links to pedestrian, cycling and public transport facilities. The route is being delivered in eleven sections, seven of which are located entirely or partly in the National Park. It is currently scheduled for completion in 2025. In addition to the improvements to the road for vehicles, the upgrades to a parallel route for non-motorised users, particularly cyclists and walkers, will make a significant contribution to functional transport on a safe off-road route between many of the communities in the National Park.

3.3 In addition, the A9 has been designated an ‘Electric Highway’ as part of the Scottish Government’s vision to phase out the need for new petrol and diesel cars and vans by 2032. This is expected to result in the installation of electric vehicle charging hubs within communities 1

Spatial Strategy

Cairngorms National Park Proposed Local Development Plan along the A9 route to provide charging options for long distance travellers as well as local businesses and residents.

3.4 Proposals to upgrade the Highland Main Line are also currently being prepared to improve rail connections between the north of Scotland and the central belt. The long-term goal of this project is to achieve a fastest journey time of 2 hours and 45 minutes between Inverness and the central belt, with an average journey time of 3 hours, and to deliver an hourly service by 2019.

3.5 Once completed these transport upgrades are likely to increase the accessibility of some settlements within the National Park, including by linking them more effectively to key locations outwith the Park such as Inverness and Perth. This is likely to increase the demand for development in some areas and could bring increased opportunities for inward investment within the Park.

3.6 There are clear opportunities for growth and development within and around the existing settlements of the Park, both to maintain their status and to provide the new homes, businesses and other facilities that are needed to ensure their future sustainability.

3.7 Most of the land outside the Park’s main settlements is farmland, moorland, forestry, woodland and mountain that is valued for nature, recreation and land management activities. However, within the main valleys of the National Park, this land is also important for rural housing and for a wide range of businesses. There are opportunities for the development of affordable housing, new business and for the diversification of existing businesses within these landscapes. There are also opportunities for development that enables significant environmental benefits and enhancements.

3.8 The Plan is therefore based on an overall development strategy which focuses most development to the main settlements of the National Park – Aviemore, Ballater, Grantown-on-Spey, Kingussie and Newtonmore. These settlements are referred to as ‘strategic settlements’.

3.9 The development strategy also includes the provision of a new settlement at An Camas Mòr. As a new community of 1,500 homes and associated development, An Camas Mòr will make a significant contribution towards meeting the need for housing and business development within the Highland Council area of the Park. Over time, An Camas Mòr will become a new strategic settlement in its own right.

3.10 In addition to the strategic settlements, the development strategy also identifies ‘intermediate settlements’ and ‘rural settlements’. Intermediate settlements will accommodate development to meet wider needs, albeit at a more modest scale than within the strategic settlements, whilst development in rural settlements will primarily be aimed at meeting local need.

3.11 Outside of the defined settlements, the development strategy will enable small-scale expansion of existing groups of buildings in rural areas, delivery of affordable housing and the development of new and diversified rural businesses. For those who own significant areas of land, the development strategy provides an opportunity to plan in the long term for rural housing, business development and environmental enhancements across their estates.

3.12 The development strategy is shown in Figure 3 (p17).

Figure 3: Development strategy diagram A9 to Inverness Dulnain Bridge Strathdon A944 το Alford Dinnet A93 το Aboyne Angus Glens Glenshee Blair Atholl Killiecrankie A9 to Perth A93 to Blairgowrie 17 Spatial Strategy

Cairngorms National Park Local Development Plan

4 POLICIES Overview 4.1 The policies in this section of the Plan provide a framework to manage development. They form the basis for making decisions on planning applications in a way that will deliver the vision and long-term objectives of the Plan.

4.2 It is important to remember that planning applications will be assessed against all relevant parts of the Plan. If you are applying for planning permission you should look at all of the policies that are relevant to your proposal and make sure your development complies with them all.

4.3 You should also refer to the Supplementary Guidance which provides extra detail on the use and application of some of the policies. This Supplementary Guidance has the same weight in decision making as the Plan policies. The policies provide clear cross references to relevant Supplementary Guidance.

4.4 The planning authority may require additional information or surveys to ensure that sufficient and up to date information is available to enable a timely decision to be taken on your proposed development. We would strongly advise you to seek pre-application advice to ensure any requirements for additional information are considered before you submit a planning application.

Relationship with the Cairngorms National Park Partnership Plan 4.5 The policies of the Plan will support the delivery of the National Park Partnership Plan. Figures 4 and 5 (pp20-21) show the relationship between the Plan policies and the Partnership Plan’s nine key priorities and overall policy framework.

Policies

20 Cairngorms National Park Local Development Plan Figure 4: Cairngorms National Park Partnership Plan Priority Cairngorms National Park Partnership Plan Priority Local Development Plan Policy 1 New Housing Development 2 Supporting Economic Growth 3 Design and Placemaking 4 Natural Heritage 5 Landscape 6 Digital Communications 7 Renewable Energy 8 Open Space, Sport and Recreation 9 Cultural Heritage 10 Resources 11 Developer Obligations

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Cairngorms National Park Local Development Plan

Figure 5: Cairngorms National Park Partnership Plan Policy Cairngorms National Park Partnership Plan Policy Local Development Plan Policy 1 New Housing Development 2 Supporting Economic Growth 3 Design and Placemaking 4 Natural Conservation

Visitor Experience

Rural Development Heritage

5 Landscape 6 Digital Communications 7 Renewable Energy 8 Open Space, Sport and Recreation 9 Cultural Resources 10 11 Developer Obligations

Policies POLICY 1 Cairngorms National Park Local Development Plan POLICY 1: NEW HOUSING DEVELOPMENT 1.1 Housing delivery in settlements Proposals for housing will be supported where they are located: a) on an identified allocated site; or b) within an identified settlement boundary.

All proposals for housing will need to: a) meet the requirements for the settlement as outlined in the Community Information section; and b) reinforce and enhance the character of the settlement.

1.2 Housing development in existing rural groups Proposals for new housing development which adds to an existing rural group (three or more buildings where at least one of which is a dwelling house) will be considered favourably where: a) they connect to, reinforce and enhance the character of the group, integrating with the existing built form and pattern of existing development; and b) do not add more than one third to the existing number of buildings in the group within the Plan period (based on the size of the group on the date of Plan adoption).

1.3 Other housing in the countryside Proposals will be supported where they reinforce the existing pattern of development, and: a) are necessary for or improve the operational and economic viability of an active business which has a locational requirement directly linked to the countryside; or b) are on a rural brownfield site.

1.4 Designing for affordability and specialist needs Residential development will be required to provide a mix of dwelling types and sizes to help secure a balanced housing stock, with an emphasis on smaller dwellings.

1.5 Affordable housing Developments consisting of four or more dwellings should include provision for affordable housing amounting to: a) 45% of the total number of dwellings on the development site in the settlements of Aviemore, Ballater, Blair Atholl and Braemar; b) 25% of the total number of dwellings on the development site in all other areas of the National Park.

Proposals for fewer than four market dwellings will also be required to make a contribution towards affordable housing. This will be a monetary payment towards meeting housing need in the local community.

Developers seeking to negotiate a reduction in affordable housing provision must demonstrate through a Viability Assessment that the requirements make an otherwise commercially viable proposal unviable. 22

Policies 1.6 Affordable housing exception sites Development of 100% affordable housing sites will be supported in locations that would not normally be used for housing only where: i) it is justified by evidence of unmet local need at that location and; ii) the housing is designed to address that need.

Any planning applications for such housing must be accompanied by evidence of the unmet local need at that location such as community needs assessments, housing needs and demand assessments or other relevant information available at the time of the application.

In exceptional cases where the delivery of 100% affordable housing is not viable, a limited amount of open market housing may be supported to cross-subsidise the affordable housing providing evidence shows that: a) the whole development comprises a minimum of two affordable houses; and b) the open market element is the minimum required to provide the necessary subsidy to facilitate the development of the affordable element; and c) the affordable housing could not be delivered without the input of the subsidy provided by the open market element of the proposal.

1.7 Alterations to existing houses Proposals will be supported where: a) the appearance and character of the dwelling and the surrounding area is protected or enhanced; and b) appropriate and proportionate provision of private garden is maintained; and c) adequate off street parking and vehicular access to the property is maintained.

1.8 Conversions Conversion of existing traditional and vernacular buildings to housing will be supported where: a) it is demonstrated that the building is capable of the proposed conversion works; and b) it maintains the style and character of the original building in terms of form, scale, materials and detailing, where they contribute positively to the context and setting of the area.

1.9 Replacement houses Proposals to replace existing housing stock will be supported where the new house incorporates the footprint of the original, unless an alternative adjacent site would minimise any negative environmental, landscape or amenity effects of the development.

1.10 Housing for gypsies, travellers and travelling show people Proposals for the development of sites for gypsies, travellers and travelling show people will be favourably considered where the need and location have been identified in the relevant Local Authority Housing Strategy.

23 Policies POLICY 1

Cairngorms National Park Local Development Plan

Supplementary Guidance (Housing) will be produced to support Policy 1 by providing further detail on how best to deliver new housing. This includes advice on different types of affordable housing, maintaining housing as affordable housing in perpetuity, on-site and off-site affordable housing provision, financial contributions to affordable housing, and where flexibility may be applied to the affordable housing percentage requirements. It will also provide further advice on development within rural groups, specialist provision and replacement dwellings.

What the policy aims to do 4.6 Maintaining high-quality places where communities can be sustainable and thrive is key to the long-term success of the National Park. This should be undertaken in a way that makes the best use of resources, is compatible with the unique natural heritage and landscape qualities of the National Park, integrates with services and facilities, and promotes the highest standards in design and environmental quality.

4.7 We want to enable and actively support the delivery of new housing which is affordable and meets community needs, in turn supporting and growing the economy. While most growth is focused in major settlements all communities should have some options for new housing and everyone should be able to see what those opportunities are in the next 5 – 20 years.

4.8 While the local authority Housing Need and Demand Assessments (HNDAs) reveal housing need and demand in the wider housing market areas which cover the Park, they do not set any formal housing supply targets for the Park. However, in order to support sustainable rural communities, it is important to plan for more housing in the Park. This needs to be a realistic assumption of what can be delivered whilst ensuring a generous supply of land is available to ensure that new housing is delivered.

4.9 We have therefore identified Housing Supply Targets and Housing Land Requirements for the National Park up to the year 2030 (10 years from the anticipated date of ‘adoption’ which is 2020 — when the Plan has been fully agreed and comes into full force). The total Housing Land Requirement over this term, which is based on a generosity level of 10% above the Housing Supply Target, is 819 units (see Tables I and 2). The HNDA process has not identified any need to allocate land in the National Park for gypsy, traveller or travelling show people accommodation. In the event that this situation should change during the lifetime of the plan any new development would be assessed under Policy 1.10.

4.10 Indicative Housing Supply Targets and Housing Land Requirements have also been identified for the period from 2030 to 2039 in line with Scottish Planning Policy requirements. These only provide an indication of the amount of housing that may be needed during this time period, as the targets and requirements for this period will be reviewed through future Local Development Plans.

25 Policies POLICY 1

Local Development Plan as Modified 2020

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