Policy 11: Developer Contributions Supplementary Guidance

PLAN­NING Cairngorms NATION­AL PARK Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Cairngorms Nation­al Park Loc­al Devel­op­ment Plan POLICY 11 — DEVELOPER CON­TRI­BU­TIONS Sup­ple­ment­ary Guidance

Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Sup­ple­ment­ary Guid­ance Policy 11 – Developer Con­tri­bu­tions This Sup­ple­ment­ary Guid­ance provides fur­ther inform­a­tion and detail on how to com­ply with Policy 11 – Developer Con­tri­bu­tions in the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2015. It forms part of the Loc­al Devel­op­ment Plan and car­ries that weight in decision mak­ing. This Sup­ple­ment­ary Guid­ance should be read along­side the Loc­al Devel­op­ment Plan.

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 Fax: 01479 873527

www​.cairngorms​.co​.uk

© CNPA 2015. All rights reserved.

Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Sup­ple­ment­ary Guid­ance — Policy 11 Developer Con­tri­bu­tions Policy 11 Developer Con­tri­bu­tions Sup­ple­ment­ary Guid­ance Con­sid­er­ing Developer con­tri­bu­tions as part of your proposal

	Small scale hous­ing (Less than 4 units)	Medi­um scale hous­ing (4−49 units)	Major hous­ing Applic­a­tion (50+ units or 2 Ha)	Com­mer­cial devel­op­ment (Tour­ism, busi­ness & mixed-use)
Edu­ca­tion	✓	✓✓	✓✓
Lib­rar­ies		✓	✓
Health­care		✓	✓
Recyc­ling & Waste		✓	✓	✓
Sus­tain­able Travel		✓✓	✓✓
Com­munity facilities		✓✓	✓✓
Land­scap­ing & Open Space		✓	✓	✓
Nat­ur­al Heritage		✓	✓	✓
Afford­able Housing	Refer to New Hous­ing Devel­op­ment policy & Sup­ple­ment­ary Guidance

KEY

✓✓ Likely to be required if not dir­ectly addressed by plan­ning applic­a­tion or consents.	✓ May be required sub­ject to assess­ment of the indi­vidu­al proposal.

Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Sup­ple­ment­ary Guid­ance — Policy || Developer Contributions

1. It is import­ant that new devel­op­ment does not have an adverse impact on the loc­al com­munity by increas­ing pres­sure on loc­al ser­vices or facilities.
2. The plan­ning author­ity may seek a con­tri­bu­tion from developers towards mit­ig­at­ing the impacts of the devel­op­ment. It can take the form of addi­tion­al pieces of devel­op­ment or a cash pay­ment. Cash pay­ment is nor­mally used only if a phys­ic­al con­tri­bu­tion is not pos­sible. The con­tri­bu­tions must be linked to the ori­gin­al devel­op­ment proposal.
3. These are dif­fer­ences in the types, meth­ods of cal­cu­la­tion and deliv­ery of con­tri­bu­tions in the five coun­cil areas. The con­tri­bu­tions sought from devel­op­ment in dif­fer­ent areas will there­fore reflect loc­al circumstances.
4. The Cairngorms Nation­al Park Author­ity set out the required con­tri­bu­tions for afford­able hous­ing and guid­ance for Nat­ur­al Her­it­age and Core Paths. Applic­ants should refer to the rel­ev­ant loc­al author­ity (and health board where applic­able) for cur­rent con­tri­bu­tion rates for: • edu­ca­tion • lib­rar­ies • health­care • recyc­ling & waste • sus­tain­able travel • com­munity facilities
5. The aim how­ever always remains to deliv­er eco­nom­ic growth in a way which sup­ports loc­al com­munit­ies and nat­ur­al her­it­age whilst ensur­ing that planned devel­op­ment is eco­nom­ic­ally viable and has been fairly con­sidered for developer contributions.
6. As set out in the Scot­tish Gov­ern­ment Cir­cu­lar 3/2012, con­tri­bu­tions will be required to meet the fol­low­ing tests: • neces­sary to make the pro­posed devel­op­ment accept­able in plan­ning terms; • serve a plan­ning pur­pose and, where it is pos­sible to identi­fy infra­struc­ture pro­vi­sion require­ments in advance, should relate to devel­op­ment plans; • relate to the pro­posed devel­op­ment eth­er as a dir­ect con­sequence of the devel­op­ment or arising from the cumu­lat­ive impact of the devel­op­ment in the area; • fairly and reas­on­able relate in scale and kind to the pro­posed devel­op­ment; • be reas­on­able in all oth­er respects. The forms of con­tri­bu­tion Education
7. Res­id­en­tial devel­op­ments will be required to make a con­tri­bu­tion towards edu­ca­tion where the school roll is expec­ted to reach or exceed capa­city as a res­ult of the proposal.
8. The con­tri­bu­tion will be based on the likely pro­por­tion of addi­tion­al school chil­dren over the schools capa­city. The loc­al author­ity in which the school lies will determ­ine how the con­tri­bu­tion will be calculated.
9. If required, the con­tri­bu­tion may be required to: • provide tem­por­ary teach­ing accom­mod­a­tion where the school roll is expec­ted to tem­por­ar­ily exceed capa­city; or • provide new built accom­mod­a­tion where a school may already be over capa­city and the devel­op­ment will sig­ni­fic­antly exacer­bate this.

Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Sup­ple­ment­ary Guid­ance — Policy 11 Developer Contributions

1. School roll fore­casts are pub­lished annu­ally by each loc­al author­ity and will be used to determ­ine wheth­er a con­tri­bu­tion is required. Libraries
2. Con­tri­bu­tions towards lib­rar­ies will be required where it is con­sidered that the scale of the pro­pos­al could have a det­ri­ment­al impact on the func­tion and ser­vice of an exist­ing lib­rary facil­ity. Healthcare
3. A con­tri­bu­tion may be required towards the pro­vi­sion of primary health­care (includ­ing GP sur­ger­ies, dent­al facil­it­ies and com­munity phar­ma­cies) where devel­op­ment will res­ult in the capa­city of exist­ing health­care facil­it­ies being met or exceeded.
4. The level of con­tri­bu­tion required will depend on what is needed to reas­on­ably and pro­por­tion­ately mit­ig­ate the short­fall in health­care pro­vi­sion. Con­tri­bu­tions may be sought for; • new per­man­ent accom­mod­a­tion; • a per­man­ent exten­sion; or • an intern­al re-organ­isa­tion to provide addi­tion­al capacity.
5. Smal­ler res­id­en­tial devel­op­ments are less likely to cre­ate the need for new per­man­ent accom­mod­a­tion. The con­tri­bu­tion per hous­ing unit will vary depend­ing on the scale and impact of the proposal.
6. Con­tri­bu­tions will be determ­ined through dir­ect nego­ti­ations with the rel­ev­ant health board, the Coun­cil, plan­ning author­ity and applic­ant. Recyc­ling and waste
7. Devel­op­ment may cre­ate the need for addi­tion­al recyc­ling and waste facil­it­ies to accom­mod­ate new households.
8. Con­tri­bu­tions may be required towards the pro­vi­sion of: • waste recyc­ling facil­it­ies; • bins for recyc­ling; or • house­hold recyc­ling centres
9. Con­tri­bu­tions may be required to upgrade or expand an exist­ing waste facil­ity where the devel­op­ment will cause the facil­ity to meet or exceed capacity.
10. Each loc­al author­ity with­in the Cairngorms Nation­al Park iden­ti­fies pri­or­it­ies for waste man­age­ment through their respect­ive strategies. The con­tri­bu­tions required will be assessed in accord­ance with these on a case by case basis. Sus­tain­able Travel
11. Con­tri­bu­tions towards stra­tegic and loc­al trans­port net­works will be required where a devel­op­ment is likely to impact on exist­ing routes, road infra­struc­ture or trans­port ser­vices. Road infrastructure
12. The access to a devel­op­ment site and its con­nec­tion to the loc­al road net­work is the respons­ib­il­ity of the developer. Con­sulta­tion with the rel­ev­ant loc­al author­it­ies trans­port team may be under­taken as part of the applic­a­tion process.
13. Where a devel­op­ment pro­pos­al on its own or cumu­lat­ively, is likely to res­ult in a more sig­ni­fic­ant impact on a road

Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Sup­ple­ment­ary Guid­ance – Policy 11 Developer Con­tri­bu­tions net­work, con­tri­bu­tions will be required towards the cost of the infra­struc­ture needed to address and mit­ig­ate the impacts.

1. The Trunk Roads Author­ity will determ­ine any con­tri­bu­tions required in rela­tion to trunk roads or works to be under­taken by the developer, depend­ent on the scale and nature of inter­ven­tions iden­ti­fied as neces­sary with­in the Trans­port Assessment.
2. The rel­ev­ant region­al trans­port part­ner­ship (HITRAN, NES­TRAN and TACT­RAN) and the loc­al author­ity plan­ning and roads depart­ments may also be involved in identi­fy­ing the con­tri­bu­tion required.
3. The required con­tri­bu­tion will take into account the impact of the devel­op­ment on the pri­or­it­ies detailed in the respect­ive region­al trans­port part­ner­ship strategies and loc­al trans­port strategies. Travel improvements
4. Oppor­tun­it­ies to enhance the pro­vi­sion of sus­tain­able travel options may be reques­ted depend­ing on the scale of the devel­op­ment and its loc­a­tion. These may include: • bus shel­ters, stop­ping lay-bys, turn­ing areas or oper­at­ing sub­sidies; • car parking/​cycle park­ing at bus stops /​rail sta­tions serving the devel­op­ment; • secure cycle park­ing; • cycle ways or signs to rail sta­tions; • travel plans for lar­ger devel­op­ments; • a con­tri­bu­tion towards estab­lished com­munity trans­port solu­tions that would exper­i­ence increased use. Con­nec­tion to the path network
5. Policy 3: Sus­tain­able Design and the Scot­tish Government’s ​‘Design­ing Streets’ stand­ards require developers to provide safe walk­ing and cyc­ling routes and max­im­ise oppor­tun­it­ies to provide links with exist­ing path net­works as part of their development.
6. Con­tri­bu­tions may be required to estab­lish or improve links to the core paths net­work where a devel­op­ment may have an impact or part of the net­work requires upgrad­ing to accom­mod­ate the devel­op­ment. Improv­ing links in, through, around and between com­munit­ies may be required to improve access­ib­il­ity and pro­mote sus­tain­able travel through walk­ing and cyc­ling. Access oppor­tun­it­ies should cater for the needs of people of all abilities.
7. Devel­op­ments should have regard for the Core Paths Plan Sup­ple­ment­ary Guid­ance. Com­munity facilities
8. Com­munity facil­it­ies include town and vil­lage halls as well as recre­ation­al and sports facil­it­ies. A con­tri­bu­tion may be required where a pro­posed devel­op­ment will increase pres­sure on a facil­ity and it requires to be upgraded or a new facil­ity is required to accom­mod­ate the increase in use.
9. The con­tri­bu­tion will be determ­ined tak­ing into account the capa­city of the exist­ing facil­it­ies along with the expec­ted increase in pop­u­la­tion as a res­ult of the devel­op­ment. This will be assessed on a case by case basis by the rel­ev­ant plan­ning authority.

Cairngorms Nation­al Park Loc­al Devel­op­ment Plan Sup­ple­ment­ary Guid­ance — Policy 11 Developer Con­tri­bu­tions Land­scap­ing & Open Space

1. Stra­tegic land­scap­ing and open space should be delivered on-site where pos­sible and should form an integ­ral part of the design of the devel­op­ment. It is the respons­ib­il­ity of the developer to deliv­er this and make pro­vi­sion for on- going management.
2. If it is not pos­sible to provide these with­in the applic­a­tion site, either wholly or par­tially, it may be accept­able to provide it on oth­er suit­able land. This will only be accept­able if the effects can be adequately mit­ig­ated off-site on land that is with­in the applicant’s control.
3. The type and quant­ity of open space will depend on the nature and scale of the pro­pos­al and could include one or more of the fol­low­ing: Nat­ur­al Heritage
4. A con­tri­bu­tion towards com­pens­at­ing or mit­ig­at­ing the impacts of a devel­op­ment on an ele­ment of nat­ur­al her­it­age will only ever be accept­able where it is determ­ined that mit­ig­a­tion out-with the site is accept­able in accord­ance with the Nat­ur­al Her­it­age Policy and Sup­ple­ment­ary Guid­ance. The Nat­ur­al Her­it­age Sup­ple­ment­ary Guid­ance estab­lishes when mit­ig­a­tion meas­ures would be accept­able and requires them to reflect the qual­ity of the hab­it­at being com­pensated for and the length of time it will take to re-instate a hab­it­at of equal qual­ity on an altern­at­ive site.

35. • form­al inform­al play space • amen­ity open space • nat­ur­al/semi-nat­ur­al spaces includ­ing green cor­ridors • planted areas of trees/​hedges to provide nat­ur­al screen­ing • paths • wood­lands • allot­ments • pub­lic parks and gar­dens Land­scap­ing should be delivered as part of the devel­op­ment itself and con­tri­bu­tions will only be expec­ted if the rel­ev­ant loc­al author­ity is required to under­take the work. This will only be in excep­tion­al cir­cum­stances and the developer will be required to pay an appro­pri­ate con­tri­bu­tion to deliv­er the landscaping.