Planning Committee - August 2023
Date:
Location:
GRANTOWN HQ-HYBRID
Meeting details
Date:
Location:
GRANTOWN HQ-HYBRID
GRANTOWN HQ-HYBRID
Meeting resources
This document contains information about the Cairngorms National Park Authority (Park Authority) Planning Committee's site visit on 11 August 2023 at 9:30am, located at Station Road in Nethy Bridge. The purpose of the visit is for committee members to understand the area where 21 new homes are planned. The document includes advice for the day, such as following instructions from the convenor and planning officer, reading related documents and dressing for cold or wet weather. It also provides an itinerary, noting that participants will meet at the application site off Station Road, view the site and walk around, with the planning officer pointing out relevant features, before the visit concludes at approximately 9:50am.
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This document contains a risk assessment for a Cairngorms National Park Authority (Park Authority) Planning Committee site visit to Nethy Bridge Station and Yard on 11 August 2023. It identifies potential hazards such as exposure to Covid-19, road traffic, extreme weather, and uneven ground. The assessment details the persons exposed, the potential harm, the risk rating without controls, and the controls in place to mitigate these risks, along with the risk rating with controls. It also includes further recommendations for additional controls, personal protective equipment (PPE) requirements, and a risk rating key.
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This document contains the agenda for the Cairngorms National Park Authority Planning Committee meeting on 11 August 2023 at 10.30am in Grantown on Spey. The agenda includes a welcome, apologies, declarations of interest, approval of minutes from the 9 June 2023 meeting, and several detailed planning permission applications. These applications cover the erection of dwellings, alterations and extensions to a hotel, erection of holiday apartments, erection of houses, forestry-related building works, retention of wigwam accommodation units, and formation of a mountain bike track link. The recommendations for most applications are to approve subject to conditions, while one application is recommended for refusal. The agenda also includes any other competent business and the date of the next meeting, which is scheduled for 22 September 2023.
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This document contains the draft minutes from the Planning Committee meeting held at the Cairngorms National Park Authority headquarters in Grantown on Spey on 9 June 2023. During the meeting, the committee welcomed attendees, including members of the public, and addressed declarations of interest. They approved the minutes from the previous meeting on 28 April 2023, and then discussed and approved three detailed planning permission applications concerning the erection of flats and houses, as well as the renewal of permission for an art gallery building. The committee then agreed that the next meeting will take place on 11 August 2023. The public business concluded at 11.51am, before moving to confidential business.
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This document contains a planning application to erect 21 dwellings at Nethy Bridge Station Yard, Station Road, Nethy Bridge. The Cairngorms National Park Authority (Park Authority) planning committee item is dated 11 August 2023. The recommendation is to refuse the application due to concerns about flood risk, disposal of surface water, lack of detail on landscaping, impact on protected species, pollution prevention, impact on the road network, dust mitigation and contaminated land. The proposal also does not secure the delivery of at least 25% of the units on site as affordable housing, and the Scottish Environmental Protection Agency (SEPA) objects to the proposal on the grounds that the proposed development would place people or property at risk of flooding.
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This document contains plans for a proposed housing development in Nethy Bridge, which is agenda item 5 and appendix 1, dated 11 August 2023. The plans include a location plan, a site plan showing 21 units (a mix of two and three bedroom affordable semi-detached and detached homes), floor plans and elevations for the proposed houses, a proposed road layout, and a strategy for diverting the Speyside Way during construction, ensuring access is maintained.
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This document contains a habitats regulations appraisal, dated 11 August 2023, for a planning application (reference 2022/0305/DET) to build 21 dwellings in Nethybridge. The appraisal, carried out by Karen Aldridge, Planning Ecological Advice Officer on 20 April 2023, looks at the potential impact of the development on nearby European sites, including the River Spey Special Area of Conservation (SAC), Abernethy Forest Special Protection Area (SPA) and Craigmore Wood SPA. The assessment concludes that, with the implementation of a pollution prevention plan, the development is not likely to have an adverse effect on the integrity of these protected sites and there will be no significant disturbance to the capercaillie.
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This document contains community council comments on planning application 2022/0305/DET. The Nethy Bridge and Vicinity Community Council discussed the application for 21 houses at Station Yard, Nethy Bridge, on 26 October 2022. While they welcome the affordable housing, they are concerned that the houses are planned to be two stories high, rather than one and a half as previously discussed. Some potential neighbours have also expressed disappointment about being overlooked.
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This document contains representations and objections for planning application 22/04176/FUL regarding the erection of 21 dwellings at Nethybridge Station Yard. One neighbor objects to the planning application, expressing concerns about loss of privacy due to the proximity and elevation of houses 15 and 16, inaccuracies regarding the presence of trees on the site, loss of access to the Speyside Way, and increased traffic problems. Another party objects due to concerns that four of the proposed houses would overlook their property, negatively impacting their privacy.
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This document contains a planning application to the Cairngorms National Park Authority (Park Authority) for alterations and an extension to the Macdonald Aviemore Hotel. The proposal includes adding two floors, a sky bar, and additional parking. The Park Authority recommends approving the application, subject to conditions and a developer contribution for active travel improvements. Several policies and consultations were considered, addressing design, landscape, environment, access, and impact on the community. The Park Authority has set out 10 conditions that need to be followed by the applicant.
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This document contains plans related to agenda item 6, appendix 1, case number 2022/0241/DET, dated 11 August 2023. It includes various planning documents for additional bedroom floors at The Aviemore Hotel, part of the Macdonald Aviemore Highland Resorts Ltd. The plans consist of location plans, site plans showing existing and proposed layouts, building elevations, roof plans, a typical bedroom layout, and details for a cycle storage facility. The documents also include visualizations of the proposed additions and new external finishes.
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This document contains a habitats regulations appraisal, dated 11 August 2023, for agenda item 6, appendix 2, regarding planning reference 2022/0241/DET. The appraisal, undertaken by Karen Aldridge and checked by Stephanie Wade on 28 July 2023, assesses the potential impact of alterations and an extension to the Macdonald Aviemore Hotel on the Kinveachy Forest Special Protection Area (SPA) and the River Spey Special Area of Conservation (SAC). While the River Spey SAC is located within 200m of the hotel, it was not considered further due to a lack of direct ecological connectivity. The appraisal concludes that the proposed development is unlikely to have a significant effect on the capercaillie or Scottish crossbill within Kinveachy Forest SPA, and will not have an adverse effect on the integrity of the site.
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This document contains community council comments related to planning application 2022/0241/DET regarding alterations and an extension to the Macdonald Aviemore Hotel in the Aviemore Centre. Aviemore and Vicinity Community Council objects to the application, stating that the scale of the proposed building would visually dominate the village centre, obscuring views and detracting from the character of Aviemore. Although a revised design was submitted, the council maintains its objection, raising concerns about the aesthetics of the new design and potential noise disturbance. The council also feels the proposals are inappropriate in the context of the centre of Aviemore.
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This document contains a planning application for the erection of holiday apartments at Land West Of Cairngorm Hotel in Aviemore. The Cairngorms National Park Authority (Park Authority) planning committee is being asked to approve the application, subject to conditions and developer contributions. The application seeks planning permission in principle for 18 holiday apartments on a brownfield site that is part of the wider MacDonald Highland Resort. The Park Authority has assessed the proposal against its Local Development Plan and National Planning Framework 4. The recommendation is to approve the application, subject to the payment of a developer contribution for active travel and compliance with several planning conditions.
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This document contains plans for a proposed holiday apartment development at Area 6A of the Aviemore Highland Resorts. The plans, dated from August 2023 and earlier, include a location plan, a site plan showing the layout of the proposed 18 holiday apartments, tree protection measures, access arrangements, and a cycle storage facility. The project aims to create new holiday accommodations while also addressing tree preservation and transportation considerations.
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This document contains a habitats regulations appraisal dated 11 August 2023, specifically appendix two, relating to planning application 2022/0328/PPP for the erection of holiday apartments within the Cairngorms National Park. The appraisal, conducted by Karen Aldridge (Planning Ecological Advice Officer) on 16 May 2023 and checked by NatureScot, assesses the potential impact of the development on the Kinveachy Forest Special Protection Area (SPA). The assessment concludes that the proposed development is not likely to have a significant effect on the SPA's conservation objectives for capercaillie, considering factors like increased human activity and recreational use of the woods. The appraisal also considers other planning applications with consent but not yet built.
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This document contains comments from the Aviemore and Vicinity Community Council regarding a planning application, number 2022/0328/PPP, for the erection of holiday apartments on land west of the Cairngorm Hotel in Aviemore. The Community Council objects to the proposal, stating that the building is unattractive, out of keeping with local architecture, and excessive in height. They also express concerns about the impact on the character of the village centre and the potential for noise disturbance. Furthermore, they believe the area does not need more holiday apartments, and that the site would be better used for affordable housing. While acknowledging the site is designated for mixed use, the Community Council maintains their objection and suggests that if permission is granted, the development should be limited to two stories with a maximum of 12 units.
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This document contains information regarding agenda item 7, appendix 4, from 11 August 2023. It details an objection to planning application 22/04462/PIP for the erection of holiday apartments on land west of the Cairngorm Hotel in Aviemore. A member of the public objects to the application, believing a five-storey building would be too visible, tower over existing hotels, and cause trees to be cut down, suggesting an alternative site and woodland walk development instead.
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This document contains a proposal to erect 12 houses at the former Aviemore Primary School in Milton Park, Aviemore, Highland. The Highland Council - Housing is the applicant, and the Cairngorms National Park Authority (Park Authority) planning committee item 8, dated 11 August 2023 recommends that the proposal is approved, subject to conditions. The development looks to include associated parking, access, servicing, and landscaping works. All of the units are for affordable housing with four ground floor, wheelchair accessible flats. The application has the support from Aviemore and Vicinity Community Council and is considered in compliance with the Cairngorms National Park Local Development Plan 2021 and National Planning Framework 4, subject to conditions and developer contributions.
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This document contains plans for a proposed housing development at the former Aviemore Primary School site, dated 11 August 2023. The development, numbered 2023/0056/DET, includes site plans, floor plans, elevations, and drainage details. It outlines the layout of 12 new dwellings and 55 car parking spaces, including accessible spaces and electric vehicle charging points. The plans also cover refuse and outdoor drying strategies, hard surface maintenance, road layouts, and cross-sections, ensuring the development meets affordable housing needs and adheres to Highland Council guidelines.
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This document contains a habitats regulations appraisal, dated 11 August 2023, for a proposed development in Aviemore involving the erection of 12 houses at the site of the former Aviemore Primary School (planning reference 2023/0056/DET). The appraisal, conducted by a Planning Ecological Officer and checked by NatureScot, assesses the potential impact of the development on the River Spey Special Area of Conservation (SAC) and the Kinveachy Forest Special Protection Area (SPA), focusing on species like Atlantic salmon, freshwater pearl mussel, sea lamprey, otter, capercaillie, and Scottish crossbill. The appraisal concludes that with the implementation of a Pollution Prevention Plan (PPP), the development is not likely to have an adverse effect on the integrity of these protected sites, which includes the capercaillie woods (Kinveachy Forest).
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This document contains community council comments on two planning applications, 2023/0056/DET and 23/00410/FUL, both proposing the erection of 14 houses at the former Aviemore Primary School Milton Park Aviemore. Aviemore & Vicinity Community Council (AVCC) supports both applications, noting the need for public sector housing in the area. While supporting the 2023/0056/DET application, AVCC acknowledges concerns from some residents regarding increased traffic and loss of car parking, expressing hope that these issues can be addressed. AVCC also believes the 23/00410/FUL application will enhance the area as the site is currently an eyesore.
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This document contains representations and objections to planning applications 2023/0056/DET and 23/00410/FUL, both concerning the proposed erection of 14 houses at the former Aviemore Primary School in Milton Park, Aviemore. Objections raised by members of the public and neighbours include concerns about the area being a floodplain, potential increased flood risk, increased traffic and parking issues, loss of green space, the impact on existing homes (including overshadowing and noise), and the suitability of the ground for development due to it being a bog. One respondent also highlighted the reliance of nearby residents on the public car park for access to their oil tank for heating. While the need for affordable housing in Aviemore is acknowledged, concerns are raised about the proximity of the development to existing homes and the potential overbearing impact of raised houses to mitigate flood risk.
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This document contains agenda item 8, appendix 4b, dated 11 August 2023, regarding representations of a general nature under planning application 2023/0056/DET. The document includes emails from residents expressing concerns about a proposed housing development at the former Aviemore Primary School. Concerns include vehicular access for emergency and larger vehicles, potential for blocked access and the impact on elderly and disabled residents, the stability of the surrounding area and potential structural damage to properties. There are also concerns around the proximity of the new houses to existing properties, parking issues and winter snow clearance.
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This document contains information about a planning application for prior approval for forestry-related building works (non-residential) at Land At Crathie Lodge Laggan Newtonmore in the Cairngorms National Park. The application, reference number 2023/0189/DET, was submitted by Mr. Kevin Fletcher on 1 May 2023. The recommendation is to approve the application subject to conditions. The proposal is for an ATV/Argo track measuring up to 2m in width and 750m in length for forestry works. A Habitats Regulations Appraisal (HRA) concluded no adverse effect on the River Spey Special Area of Conservation (SAC) with conditions to avoid pollution. NatureScot is satisfied with the HRA conclusion. The Cairngorms National Park Authority (CNPA) Ecology Officer recommends conditions requiring surveys for protected species and breeding birds before construction. The recommendation is to approve the prior approval subject to conditions, including a Construction Environment Management Plan (CEMP) to protect watercourses, species, and breeding birds. The development must commence within three years of the decision date.
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This document contains plans for agenda item 9, appendix 1, application number 2023/0189/DET. The plans detail the proposed new entrance for track 3, which is an existing proposed All-Terrain Vehicle (ATV) track route, for Coul Estate. The document includes a location plan and map, and details on the infrastructure of the track, alternative access, and a typical road cross-sectional details.
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This document contains supporting information for agenda item 9, appendix 2, reference number 2023/0189/DET, dated 11 August 2023. The main part of the document is a forest track specification, dated 14 April 2023, for all-terrain vehicle (ATV) and Argo forest tracks at Coul estate. It covers requirements for access tracks for fire access, stalking and woodland maintenance, including design speed, loading, track width, alignment, gradient, earthworks, cuttings, drainage, culverts, cross slope, water guidelines, fuel spillage, signage, and quarrying/construction materials.
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This document contains a habitats regulations appraisal for proposed forestry-related building works near the River Spey Special Area of Conservation (SAC) and the Monadhliath SAC. The appraisal, dated 27 July 2023 and checked by NatureScot, assesses the potential impact of constructing a 700-metre ATV access track. While the works will not directly affect the Monadhliath SAC, there is potential for short-term construction impacts on the River Spey SAC, specifically regarding Atlantic salmon, sea lamprey, freshwater pearl mussels, and otters due to potential sediment or fuel pollution. The appraisal concludes that if pollution prevention measures are implemented, the project will not have an adverse effect on the integrity of the River Spey SAC.
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This document contains community council comments regarding planning application 2023/0189/DET, which involves prior approval for forestry-related building works (non-residential) at Crathie Lodge, Laggan, Newtonmore. The Laggan Community Council discussed the application at their meeting on 15 May 2023. They have a general principle to remain neutral on planning applications unless there's significant positive or negative feedback, or if an application is retrospective. In this case, there were no local objections or negative comments. The council believes the proposed tracks are for managing native species and wildlife, not for commercial felling. They also acknowledge the estate owners' investments in the area, leading to local employment and accommodation.
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This document contains plans for agenda item 10, appendix 1, dated 11 August 2023, with the reference number 2023/0210/DET. It shows proposed alterations and refurbishment of staff accommodation at Badaguish Outdoor Centre in Aviemore for The Speyside Trust. The plans include an existing site plan, a location plan, and an overall proposed site plan, including relocation of wigwam pods and accessible holiday pods. The document also includes wigwam site photos.
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This document contains a habitats regulations appraisal (HRA) for planning application 2023/0210/DET, concerning the retention of ten wigwam accommodation units at Badaguish Outdoor Centre in the Cairngorms National Park. It builds on previous HRAs from 2017 and 2020, re-evaluating the potential impact of the wigwams on protected species and habitats. The assessment considers the potential for disturbance to capercaillie and other species within the Cairngorms Special Protection Area (SPA) and other nearby SPAs due to increased recreational activity. It concludes that with existing mitigation measures, primarily the Visitor Management Plan (VMP), the proposal will not adversely affect the integrity of the Cairngorms SPA or other Natura sites, resulting in only minor residual effects on capercaillie. The appraisal considered existing recreational activity, visitor management and the characteristics of the surrounding area to ensure that the project avoids detrimental impacts on the environment.
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This document contains information relating to agenda item 10, appendix 3, reference 2023/0210/DET, which concerns representations objecting to a planning application. Specifically, the Badenoch and Strathspey Conservation Group (BSCG) objects to the retention of ten wigwam accommodation units at the Speyside Trust Badaguish Outdoor Centre in Glenmore, near Aviemore. The BSCG argues that a planning condition related to capercaillie conservation has not been followed by the Trust, with concerns raised about ineffective signage, the change in dog policy, and the lack of visitor briefings. They claim that the basis of the consent is flawed and goes against National Planning Framework 4 (NPF4) policies related to climate, nature crises, biodiversity and natural places, potentially harming capercaillie conservation efforts in the area.
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This document contains a planning application for the formation of a 75m mountain bike track link at Coire Cas, Cairngorm Mountain in the Cairngorms National Park, submitted by Cairngorm Mountain (Scotland) Limited. The Cairngorms National Park Authority (Park Authority) planning officer recommends approval, subject to conditions, and a Habitats Regulations Appraisal found that the proposal is valid and applicable to the minor track extension. The Park Authority Ecology Officer and Outdoor Access Officer have no objections, and no public representations have been received. The proposed track link would connect the mid-zone bike tracks to the ascent path, improve user experience and reduce the risk of conflict between user groups. Approval is recommended subject to adherence to the Access Management Plan, pre-construction surveys for protected species and pollution prevention measures.
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This document contains plans for agenda item 11, appendix 1, reference number 2023/0243/DET, dated 11 August 2023. The document includes a location and site plan showing the proposed mid-zone link track boundary for a mountain bike trail, with various trails marked, such as descent and ascent trails. It also includes trail construction details and an overall trail plan showing the proposed link track in relation to the learner zone, mid-zone, upper-zone, and existing infrastructure like the funicular railway and the Cairngorm Main Building.
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This document contains a planning application to the Cairngorms National Park Authority (Park Authority) for the Speyside Trust to retain ten wigwam accommodation units at Badaguish Outdoor Centre. The Park Authority's recommendation is to approve the application subject to conditions, since the retention of the wigwams aligns with national and local policies supporting tourism and recreation. A Habitats Regulations Appraisal has been undertaken and concludes that the capercaillie numbers are stable and that the approved Visitor Management Plan remains an appropriate level of control. The conditions include that the wigwams are used only as short-term tourist accommodation, that the total number of wigwams on the site does not exceed 35, that the wigwams are removed within 3 years or when 25 wigwams are erected on the land to the north, and that monitoring is undertaken in accordance with the Visitor Management Plan.
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This document contains a Habitats Regulations Appraisal, dated 11 August 2023, for agenda item 11, appendix 2, regarding planning application 2023/0243/DET. It assesses the potential impact of forming a mountain bike track and related infrastructure on Cairngorm Mountain (planning application 2022/0046/DET) on the River Spey Special Area of Conservation (SAC), Cairngorms SAC, and Cairngorms Special Protection Area (SPA). The appraisal concludes that the development could have a likely significant effect on habitats in the River Spey SAC due to potential sediment release, but this can be mitigated by implementing the Construction Method Statement (CMS). It also finds likely significant effects on habitats within the Cairngorms SAC due to a potential off-path route, but this can be addressed through a condition requiring the implementation of a monitoring strategy. The SPA is not considered to have any likely significant effects. The document includes a monitoring strategy for Path Number 4701, which is aimed at minimising damage to the Cairngorms SAC.
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This document contains the draft minutes from the Cairngorms National Park Authority Planning Committee meeting held on 11 August 2023. The meeting covered several agenda items including declarations of interest, approval of the minutes from the previous meeting, and several detailed planning permissions including the erection of dwellings, alterations and extensions to hotels, holiday apartments and the formation of a mountain bike track link, which were all discussed and voted on by the committee. Also discussed was the online Local Development Plan consultation. The meeting concluded with the announcement of the next meeting's date: 22 September 2023.
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