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CAIRNGORMS NATIONAL PARK AUTHORITY 
Planning Paper 3 6 February 2009 

CAIRNGORMS NATIONAL PARK AUTHORITY 


Title: REPORT ON CALLED-IN PLANNING APPLICATION 

Prepared by: MARY GRIER, PLANNING OFFICER 
(DEVELOPMENT MANAGEMENT) 

DEVELOPMENT PROPOSED: FULL PLANNING PERMISSION FOR 
THE REFURBISHMENT OF THE EXISTING SITE AND THE SITING OF 
38 ADDITIONAL HOLIDAY LODGES AT GLENMORE CARAVAN AND 
CAMPING SITE, AVIEMORE. 

REFERENCE: 08/286/CP 

APPLICANT: FOREST HOLIDAYS LLP, BATH YARD, MOIRA, DERBYSHIRE. 

DATE CALLED-IN: 8TH AUGUST 2008 

RECOMMENDATION : APPROVE WITH CONDITIONS 


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Fig. 1 - Location Plan 
(not available in full text format)

BACKGROUND TO THE AMENDED REPORT 

1. This application was initially discussed at the CNPA Planning 
Committee meeting on November 14th 2008, with Members 
voting to defer a decision on the application pending the 
submission of a business plan / economic impact assessment 
and also amendments to the proposed car parking arrangement 
and the provision of increased areas for informal camping. The 
information was recently submitted and this report has been 
produced following an assessment of the additional information. 
For the purposes of clarity please note that all new text in this 
report will appear in bold type. 

Fig. 2 : Colour photo showing open northern area 

Fig. 3 :  Colour photo of southern ‘Pinewoods’ area 


SITE DESCRIPTION AND PROPOSAL 

2. Full planning permission is sought in this application for the 
refurbishment of the existing caravan and camping site at 
Glenmore, and also for the siting of 38 holiday lodges on the 
site.1 The identified site area encompasses all of the existing 
Glenmore Caravan and Camping site, which extends to an area 
of approximately 7.9 hectares. The site is located in Glenmore, 
close to the shores of Loch Morlich, between Aviemore and the 
Cairngorm Mountains. The overall site area is a type of L shape 
and is essentially made up of two connected parcels of land. 
The larger of the two areas is in the north east where part of the 
site runs adjacent to the public road, while the southern, eastern 
and much of the western boundaries of this area consist of 
woodland. The remaining western boundary adjoins one of the 

1 Planning permission was sought for 40 lodges when the application was initially 
submitted. However, two lodges have been omitted on the proposed layout in 
response to concerns raised by the CNPA and other consultees. 


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commercial enterprises in Glenmore (shop, café and ski school) 
and is also adjacent to the public car park which serves Loch 
Morlich. The second area of the site is to the south west of the 
aforementioned larger area, essentially extending to the south 
adjacent to Loch Morlich. Much of the east and south of this 
area is surrounded by existing woodland, while the western 
boundary has less dense woodland separating it from the sandy 
beach area on the shores of Loch Morlich. 

3. The overall site is currently used for camping and caravanning 
and the only permanent structures existing are for administration 
and servicing purposes, including a small reception building, as 
well as two recently constructed toilet / shower / laundry blocks. 
The site currently accommodates a total of 218 pitches, which 
are available for use by tents, touring caravans and 
motorhomes. There are no static caravans on the site. The 
majority of pitches are used for relatively short periods, although 
a number of pitches are available for use on a seasonal basis.2 
Over half of the total number of existing pitches on the site have 
the benefit of electrical hook up facilities. 

4. The larger more northerly area of the site had a network of 
tarmac surfaced roads, off which there is direct access to the 
pitches, which consist of a mix of hardstanding or open grass 
areas. The majority of pitches are located in this large area 
which has a predominantly open nature, although it is 
interspersed with some areas of strategic planting. The second 
area of the site has a more enclosed woodland atmosphere and 
is appropriately known as ‘Pinewoods.’ A total of 28 hard 
surfaced pitches are located in this area, with many of those 
having a history of being used on a seasonal basis. The pitches 
are arranged along the perimeter of a tarmac surfaced road 
which loops around the area. 

5. The subject site is affected by a number of natural heritage 
designations. All of the ‘Pinewoods’ area as well as the western 
section of the larger open area is on land which is identified in 
the Ancient Woodland Inventory. In addition, the western area 
of the ‘Pinewoods’ section is within the Cairngorms Special Area 
of Conservation (SAC) and Cairngorms Special Protection Area 
(SPA), while all of the ‘Pinewoods’ area is also within the 
Glenmore Forest Site of Special Scientific Interest (SSSI). 

2 In 2008, 54 of the 218 pitches were utilised on a seasonal basis, which essentially 
involves users parking their caravan on a pitch for several months. 


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Fig. 4 : Architect's drawing showing the proposed (amended) layout in the open area of the site 

6. As detailed at the outset of the report this planning application 
concerns two aspects of development, one of which is the 
refurbishment and upgrading of existing site facilities (including a 
significant re-arrangement of the general layout and pitch 
locations) and the second aspect which is the construction of 
new structures in two areas of the site, in the form of 38 holiday 
lodges. Dealing firstly with the refurbishment and upgrading 
works, it is proposed to alter the existing pitch layout. All of the 
pitches in the ‘Pinewoods’ area as well as some of the pitches in 
the most easterly section of the larger open area would be 
removed and a new pitch layout would be developed in the 
larger open area of the site. The new layout would 
accommodate a total of 206 pitches, which is a reduction of 12 
pitches from the current numbers. Forest Holidays intend to 
provide over half of the pitches with electrical hook ups. 51 of 
the pitches would have refurbished or new hard standing, 
thereby providing all weather / all season pitchs. Many of the 
formal pitches would be created by either utilising some of the 
existing hard standings, or alternatively creating pitches with a 
robust surface through the use of expanded mesh, which would 
also have the benefit of allowing grass to grow through in order 
to retain a natural appearance. A natural local stone base 
would be used on pitches which are anticipated to have the 
heaviest use. Many other pitches on the site would have either a 
grass mesh or plain grass surface and would be capable of 
accommodating tents as well as caravans and motorhomes. 

7. In light of members concerns regarding the potential 
diminishment of traditional ‘ad hoc camping’ opportunities at the 
site, the layout has been amended. The original site plan 
identified areas which had the potential to accommodate 
approximately 72 ‘free camping pitches.’ The term ‘free camping 
pitches’ refers to the fact that the area of each pitch is not 
specifically identified and campers are free to choose their 
location within the general area of the pitches. The amended 


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site layout plan now includes a significantly increased area 
which would be available for ‘free camping.’ The additional 
area identified also has the potential to be shared by caravans 
depending on the variable demand throughout the year. 

Fig. 5 : Architect's drawing showing the originally proposed site layout

Fig.6 : Architect's drawing showing the amended site layout 
(turquoise blue shading on each plan identifies the extent of area available 
for ‘free camping’) 


Many other improvement works, some of which are outside the 
scope of this planning application, are also planned as part of 
the overall upgrading programme.3 The re-arrangement of the 
pitch layout and the development of the lodges would result in 
the extent of hard standing on the site being reduced by 
approximately 2,872 square metres. 

8. Arising from concerns raised in letters of representation, there 
was some debate at the planning committee meeting in 
November 2008 regarding the size of the formal pitches and in 
particular whether or not compliance with a ‘6 metre rule’ could 
be achieved.4 In a letter dated 18 December 2008 (please see 
copy attached) the applicants have set out the situation. Each 
formal pitch is proposed to have a stable, dry all weather pitch 
area measuring 10m x 5m, with a further adjacent grassed area 
(also measuring 10m x 5m), thereby creating an overall 
combined pitch / plot size of 10mx10m. The letter sets out an 
example of a caravan and awning being placed on a pitch and 
highlights the fact that the pitch size would allow a separation 
distance of 7.7 metres between adjacent caravans and 5.9 
metres between an awning and a caravan on an adjacent pitch. 
The applicants have also made reference in their submission to 
the Model Standards in Touring Parks in Scotland (1989), noting 
that the separation distances that can be achieved on the 
Glenmore site exceed the required standards of 6m and 3 m 


3 Improvement works mentioned in supporting documentation include drainage, 
landscaping, roads, man holes and the provision of additional water stand points, bin 
storage and recycling facilities. 
4 The ‘6 metre rule’ is operated on some Caravan and Camping Club sites. 


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respectively. It is my understanding that the ‘6 metre rule’ 
referred to by representees is in fact the 6m separation distance 
referred to in the Model Standards 

Fig. 5 : Architect's drawing of proposed lodge layout in the eastern area of the site 

9. The 38 holiday lodges which are proposed as the second aspect 
of the proposal are to be located in two separate areas of the 
site. 27 lodges are proposed in the eastern area of the larger 
open part of the site. The site layout plan shows the detached 
lodges positioned either side of the existing principal loop road in 
the eastern corner of the site. A total of nine lodges are 
proposed in the area at the centre of the circular road and they 
are arranged in a type of organic cluster. The remaining 
eighteen lodges in this area are arranged in a more linear form5 
on the periphery of the circular access road. In response to 
Members concerns regarding the distribution of car parking, 
parking bays in this area have been reconfigured into larger 
groups, with associated proposals for landscaping. Small 
informal paths would be created to provide access from the car 
parking areas to the lodges. In response to concerns regarding 
road safety in the vicinity of the car parking areas, the applicants 
have made the point that the proposed amendments would 
allow easier identification at ground level of the car parking 
areas, while the landscaping would screen parked vehicles 
when viewed from higher ground. It is also stated that a 5 mph 
speed limit would be in force throughout the site. 


5 Several of the lodges are proposed at angles in order to achieve increased privacy, 
as well as enhanced views outwards. 


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10. The remainder of the lodges (eleven of the overall forty) are 
proposed in the ‘Pinewoods’ area of the site. At the outset of 
the application thirteen lodges were proposed in this area. 
However, in response to concerns raised about the positioning of 
lodge no’s 1 and 2 in the extreme south of the site, those two 
lodges have now been omitted. Other work to be carried out in 
the Pinewoods area as detailed earlier in this report includes the 
removal of all 28 pitches from this area,6 the cessation of use of 
the westernmost portion of the loop road i.e. the road section 
closest to the beach, and the regeneration of the redundant 
pitches and the road. The eleven new holiday lodges are 
proposed to be positioned in the woodland area to the east of 
the remaining section of the loop road. Initial proposals for the 
regeneration of the western portion of the loop road suggested 
that some level of surfacing may need to be provided in order to 
facilitate its use by emergency vehicles accessing land outwith 
the site boundaries. However, this measure has been 
reconsidered. The applicants acknowledge advice from the 
Forestry Commission and Scottish Natural Heritage and the 
measures now proposed include the complete removal of the 
road surface on the western loop road,7 the spreading of forest 
leaf litter over the remaining mineral soil in order to aid the 
natural regeneration of the field and shrub layer, and also the 
planting of 40 local provenance Juniper plants in the restored 
area. Vehicles requiring emergency access to the lands beyond 
would instead utilise the eastern side of the existing loop road, 
which would also serve the proposed lodges in this area. 

11. The proposed car parking arrangements in the Pinewoods area 
of the site were also the subject of discussion in the course of 
deliberations on the proposal in November. Three options for 
amended car parking proposals were examined by the 
applicants. The first option involves utilising the existing 
hardstanding currently in place. The various benefits of this 
approach have been outlined, and include limiting the impact of 
car parking on the forest floor, being less visually obtrusive due to 
the fact that they are already in existence and have a 
weathered appearance, and also the convenience of the 
parking locations for guests in the lodges, due to their proximity. 
The second option is the creation of a new central car park within 
the centre of the Pinewoods area, adjacent to the central 


6 With the exception of hardstanding associated with some of the existing pitches, 
which will be utilised to create car parking areas to serve the proposed lodges. This 
would minimise the need for additional construction work in this forested area. 
7 Material lifted is intended to be used to improve the hard standings on other pitches 
within the campsite. 


PAGE 8

pathway. The applicants have however expressed some 
concerns regarding the appropriateness of this option as it would 
involve the introduction of approximately 564 m2 of new 
hardstanding into this sensitive area and would also necessitate 
the loss of 8 trees. The final option detailed would involve the 
complete removal of car parking facilities from the Pinewoods 
area and its provision instead on land immediately to the north. 
Whilst this option would facilitate the provision of car parking in a 
coherent group and would avoid vehicular traffic entering the 
Pinewoods area, this arrangement would however result in the 
loss of 7 all weather caravan and camping pitches. The 
applicants have also alluded to further disadvantages 
associated with this option, including the visual prominence of 
such a parking location, as well as a degree of inconvenience 
for guests accessing the Pinewoods lodges. Site layout plans 
illustrating the three options have been provided. The applicants 
have ultimately concluded following an examination of the 
merits of each of the proposals, that Option 1 is the most 
appropriate. 

Fig. 7 : Architect's drawing of proposed site layout in the Pinewoods area 

12. A similar design of holiday lodge is proposed throughout the site, 
with design variations occurring only in the context of them 
being either two or three bedroom lodges. The lodges have a 
gable fronted elongated form, with an external finish of vertical 
timber cladding, under a concrete tiled roof8 (consisting of two 
monopitch elements with a 25O and 15o pitch). The majority of 
glazing is proposed on the front gable elevation, which would 


8 The proposed clay roof tiles are intended to have a slate like appearance. 


PAGE 9

serve the living, dining and kitchen areas. In order to ensure 
privacy for each of the adjacent lodges other windows on the 
side elevations serving bedroom and bathroom areas are 
significantly smaller and are positioned at higher levels. The 
design also includes a large deck area which extends along the 
front of each lodge, over which the lodge roof extends in a 
canopy like effect, to provide shade and shelter as required. 
Each lodge is proposed to sit on pilings which are intended to 
“ensure minimum disturbance to the forest floor and negate any 
necessity for concrete hardstandings.” Four of the lodges would 
be equipped for all abilities use. Those lodges, which would be 
DDA compliant, are to be located close to the site entrance and 
reception building.9 


Fig. 11 : 3D impression of front and side lodge elevation 

13. Supporting information provided with the application indicates 
that FSC timber would be used and would where possible, 
subject to availability and cost, be locally sourced. The 
applicants have provided a list of sawmills which they anticipate 
could be able to provide the required supply of local FSC 
timber.10 Forest Holidays LLP also state that they are “committed 
to promoting green initiatives for all new developments with the 
overall intention of reducing the carbon footprint of same.” The 
applicants propose to attain a Level 4 BREEAM rating for the 
lodges. A variety of energy efficiency measures are proposed as 
part of the lodge construction. Measures detailed include the 
use of timber framed, double glazing units; the provision of 
thermal lined curtains; the installation of treble A rated 
appliances; dual flush toilet systems; low flow showers with 
automatic shut off valves; low energy fluorescent /LED lighting; 

9 Lodges numbers 29, 30, 39 and 40 have been designed as DDA compliant. 
10 The sawmills listed are located in Boat of Garten, Newtonmore, Corpach near Fort 
William, Nairn, Mosstodloch and Dingwall. 


PAGE 10

and the provision of hot water cylinder lagging at a minimum of 
50mm. In addition, in response to the suggestions of the CNPA’s 
ecology officer, the applicants have sought the advice of the 
Bat Conservation Trust in relation to the possibility of 
incorporating bat boxes into the lodge design. The Bat 
Conservation trust have confirmed that bat boxes can be fitted 
to the underside of the eves of the proposed lodges quite readily 
and Forest Holidays are willing to continue to work with the Bat 
Conservation Trust to ensure that roosting opportunities are 
created on the site. 

14. Details have been provided of the intended phasing programme 
for the overall development of the site. Phase 1 of the 
programme would involve the construction of 15 lodges in the 
eastern area of the site,11 as well as the full site refurbishment 
works. The second phase of operations would include the 
development of the remainder of the lodges in the eastern area 
of the site and also the lodges in the Pinewoods area,12 as well as 
the associated corralling of the adjacent area which it is 
proposed to regenerate. The corral would consist of a low 
temporary fence13, which is anticipated to have a life span of 
approximately 10 years. 

15. Planting proposals submitted in conjunction with this application 
state that new planting would integrate with the Caledonian 
forest setting, whilst also respecting the safety and expectations 
of the visitor. In terms of the proposed landscaping measures for 
the larger, more open area of the site, the plan includes 
proposals for the planting of groups of trees between existing 
gaps in the line of trees along the roadside boundary of the site. 
In areas close to the site entrance it is noted that there are views 
into the site below the canopy of the existing trees and it is 
proposed that such gaps will be planted with a mix of 
understorey species, including holly, juniper and heather. All 
works would be carried out by hand within the spread of existing 
trees in order to prevent damage to their roots. Elsewhere within 
the open part of the site, it is proposed to plant a mixture of Scots 

11 Lodge no’s 14 – 28, which are located along the periphery of the existing access 
road. 
12 Forest Holidays have confirmed that all Phase 2 development areas would remain 
available for caravan and camping purposes during the 2008/2009 season, prior to 
the commencement of Phase 2 works in 2009/2010.13 The fence would consist of round posts (750mm high), with twin line wires supporting 
rabbit netting (600mm high). Posts would be spaced at 10 metre intervals and a 
number of small signs would also be placed ion the fence adjacent to the main paths 
between the campsite and the beach to indicate that habitat restoration is taking 
place in the area 


PAGE 11

pine, Silver and Downy birch and Aspen trees in small groups and 
individually, interspersed between the proposed holiday lodges.

 Proposal justification 

16. The applicants have provided background details to justify the 
development proposal in a document entitled ‘Planning 
Statement of Support’ as well as in a number of additional letters 
submitted in response to various queries raised by the CNPA. 
Forest Holidays state that their ultimate aim is to create a modern 
and up to date site. The proposed development is intended to 
“significantly improve and upgrade the existing site facilities, 
accommodation and layout of the site to provide better and 
more user friendly facilities.” The applicants expect that the 
combination of improved touring and camping facilities together 
with the proposed lodges would draw increased visitor numbers 
to the site during the shoulder months, thereby expanding the 
holiday season and bringing increased economic benefit to the 
area. 

17. Reference is made to the significant level of capital expenditure 
that would be required even to undertake the programme of 
improvement and refurbishment works at the site. As a result 
Forest Holidays have chosen to introduce “high quality timber 
lodges” onto the site in order to generate additional revenue to 
repay the capital investment. It is stated that “without the 
financial return that the lodge development can bring, it is 
extremely unlikely that a financial case can be made for the 
significant investment.” 

18. In terms of the proposed lodges the applicants state that their 
location and positioning has evolved through a lengthy process 
and comprehensive analysis of the site and the surrounding 
area. The rationale for the location of 27 lodges in the eastern 
area of the site is partly to do with the fact that it can be 
developed with the minimum hindrance to the operation of the 
remainder of the site, particularly as the internal road network 
serving this area can provide direct access without conflicting 
with traffic on the remainder of the site. Forest Holidays also 
contend that the choice of eastern location to accommodate 
27 lodges was influenced by the fact that “they can be 
shouldered against the backdrop of the dense native 
woodland” thereby allowing the lodges to be “discretely 
obscured in vistas from the surrounding mountains and hills.” In 
terms of the proposed siting of the remaining 11 lodges in the 
‘Pinewoods’ area, supporting documentation describes the 


PAGE 12

condition of this area at present becoming degraded in 
physical, environmental and ecological terms. The status of this 
area, lying within an SAC, SPA and SSSI is recognised and led the 
applicants to reconsider their original intention to locate the 
majority of the lodges in the pinewoods. Instead the approach 
taken is considered by the applicants to “offer significant 
environmental and ecological improvement by a substantial 
reduction in accommodation and a withdrawal from the 
boundary of the SAC and SPA.” The approach of locating just 11 
lodges in discrete locations back into the woodland is 
considered to alleviate the demand on the most degraded area 
of the site and would result in a net reduction in accommodation 
of 17 units in the Pinewoods area (from 28 seasonal pitches to 11 
lodges). 

19. Various issues raised by consultees and objectors (and which will 
be discussed later in this report) have been addressed by the 
applicants in recently submitted correspondence. In terms of 
capacity issues, reference is made to occupancy figures for the 
summer of 2008, where occupancy of the site at the height of 
the season in July was 91.39% of the 218 pitches available. Lower 
occupancy figures were recorded in June and August, and in 
the past occupancy rates outwith the peak summer season 
have fallen as low as 10%. The applicants make the case that 
the proposed refurbishment of the site would result in the 
provision of 206 pitches, in addition to the proposed lodge 
development, and therefore suggest that the site would have 
the capacity to continue to accommodate the visitor numbers 
experienced at the height of the season in July 2008. Forest 
Holidays state that they remain “committed to providing a full 
range of pitches to meet the needs of all visitors from premium 
pitches with hardstanding to camping space on grass.” In 
response to various concerns expressed regarding the potential 
high costs of rental of the lodges, Forest Holidays state that the 
lodges would provide accommodation to suit various levels of 
expenditure. Although all are of the same design and exterior 
finish, the lodges would have three varying standards of interior 
accommodation, ranging from an ‘entry level’ lodge which 
would have basic internal facilities, to the more luxuriously 
appointed upper level lodge. The rental prices of the units would 
reflect the standard of the internal fit and through such a 
mechanism would provide a wide range of accommodation “to 
suit the spectrum of visitors to the National Park irrespective of 
income of ability.” 

Economic Impact Analysis 

PAGE 13

20. In response to the concerns raised by Members upon deciding to 
defer a decision on this application, the applicants 
commissioned an Economic Impact Analysis.14 It is noted at the 
outset of that analysis that displacement is difficult to assess for 
accommodation developments. Nonetheless the findings of the 
report demonstrate that the net economic benefits of the 
proposed “Forest Holidays development to the area should 
substantially outweigh displacement.” In order to inform the 
Economic Impact Analysis various methods of research were 
used including ‘reviewing the local context,’15 reviewing existing 
supply and occupancy rates, and comparing the occupancy 
rates achieved by modern Forest Holiday lodges elsewhere in 
Britain with the averages for the area in which they are located. 

21. Forest Holidays rationale for the proposed development is to 
“increase the utilisation of the Glenmore site through providing 
lodges that have proved popular with the market elsewhere to 
complement an improved caravan and camping site in one of 
Britain’s prime year round tourism destinations.” Pitch 
occupancy rates from 2006 to 2008 at the Glenmore site were 
compared with unit occupancy rates in Scotland as a whole, 
with figures indicating that pitch occupancy rates in 2006 and 
2008 were significantly higher at Glenmore than the average 
achieved nationally. The occupancy figures however illustrate a 
high degree of seasonality, with occupancy at Glenmore as low 
as 3.2% in some winter months. Unit occupancy rates for 200816 
for lodge accommodation already operated by Forest Holidays 
at their site in Strathyre in the Loch Lomond and Trossachs 
National Park and also sites in England (Keldy in the North York 
Moors National Park and Deerpark near Liskeard in Cornwall) 
was also provided for comparison purposes. Occupancy rates in 
the lodge accommodation at Strathyre for example ranged from 
48.2% in January to a peak of 93.8% in September. Occupancy 
rates were significantly above the average self catering 
occupancy rates for Scotland, and a similar situation was 
experienced in relation to the other sites detailed, with figures 
well above average rates for the wider area. Reference was also 
made to the self catering occupancy figures recorded for 
Badenoch and Strathspey in 2007, where the annual average 
was 51%. 


14 The Economic Impact Analysis was carried out by Steve Westbrook, Economist with Brian Burn 
Associates. 
15 Reviewing the local context included examining visitor patterns, types of accommodation used, 
length of stay, expenditure etc.. 
16 2008 occupancy figures provided were from January to October. 


PAGE 14

22. The Economic Impact Analysis then examined the existing 
provision of self catering accommodation in the Aviemore / 
Glenmore area17 and estimated that the total number of 
potentially competing units is estimated at approximately 200. 
The projected demand for the proposed lodges on the Glenmore 
site suggests that an average occupancy of at least 70%18 could 
be achieved once the lodges have been built and marketed. 
This would represent 9,709 unit nights per annum (or 
approximately 36,409 visitor nights per annum). Based on all the 
supply and demand information the report calculates that the 
development of the lodges would result in a displacement of just 
4.2% of the annual visitor nights that comparable properties in the 
Glenmore / Aviemore area are estimated to attract currently. It 
is however accepted that particular operators close to Glenmore 
might experience slightly higher displacement levels than the 
average, although the overall impact is likely to be reasonably 
widely distributed across many accommodation types and other 
locations within the National Park. 

23. Although acknowledging that there would be a degree of 
displacement resulting from the development of the proposed 
lodges on the Glenmore caravan and camping site, the 
Economic Impact Analysis also includes a section on the net 
visitor expenditure and employment impact of the proposed 
development. The proposed lodge element of the development 
would attract an additional 28,802 visitor nights per year to the 
local area, with previously carried out surveys showing 
expenditure figures indicating that the average spend per person 
per day, excluding accommodation costs, was £41 for those on 
a short break, while £53.50 was the average spend for those on a 
longer break.19 Applying the average spend estimates to the 
projected additional 28,802 bednights likely to be generated by 
the development of the proposed lodges, would result in 
additional annual visitor expenditure (i.e. net of assumed 
displacement) of approximately £1.6 million. In addition to the 
additional spend in the economy, reference is also made to 
previously carried out research20 which suggests that 


17 The list included lodges, chalets, villas and log cabins listed in the Visit Scotland ‘Freedom of the 
Highlands’ brochure for 2008, as well as “other sites with a significant number of units.” 
18 Unit occupancy is predicted to average 85% for the six months from November to April (although it 
is noted that this is dependant on the availability of skiing and snowsports activities in the area) and 
55% for the six months from May to October. 
19 Figures taken from the Cairngorms National Park Visitor Survey 2003- 2004. When adjusted to 
reflect current prices, the expenditure is calculated at £49 per day for short stays and £64 per day for 
longer stays. 
20 The previously carried out research referred to is taken from the 2006 Cairngorm Funicular Impact 
Study, which was carried out by the company commissioned to prepare this Economic Impact 
Assessment. 


PAGE 15

approximately £37,000 of visitor expenditure in the Cairngorms 
National Park would support 1 full time equivalent job (fte). It is 
therefore concluded that the proposed development of holiday 
lodge accommodation on the Glenmore site would have an 
employment impact of 43 fte’s and it is also suggested that this 
would have the potential to rise to at least 45 fte’s as a result of 
the additional caravan and camping visitors that might be 
attracted to the site as a result of the proposed improvements. 
Also on the subject of employment, the Economic Impact 
Assessment notes that Forest Holidays intend to employ three 
additional direct staff to manage the site, as well as planning to 
use the local labourforce for ancillary services such as 
maintenance, cleaning and servicing of the lodges. The 
combined impact of all of the activities and expenditure 
generation would result in an employment impact in the 
relatively short term in the National Park area of approximately 
50 full time equivalent jobs, with the annual impact predicted to 
grow subsequently through further increases in occupancy as a 
result of repeat visits, recommendations and continuing 
marketing. 

24. The Economic Impact Assessment “demonstrates that the net 
economic benefits of the Forest Holidays development to the 
area would substantially outweigh displacement.” 

Business Strategy 

25. In a letter to the CNPA dated 18 December 2008 Forest Holidays 
included details of their business strategy for the future 
development of the site at Glenmore (copy attached). The site is 
currently run and operated on the basis that it is open for twelve 
months of the year. Occupancy figures for the off peak periods 
demonstrate that demand would have to increase by 90-500% to 
achieve full occupancy, with this fact considered to provide a 
clear indication that “there is currently not the demand for 
caravanning / camping outwith June, July and August.” The 
strategy is therefore to increase visitor numbers (both 
caravanning/camping and in all weather lodges) during the 
other nine months of the year. Forest Holidays consider that the 
proposal demonstrates that the overall site will remain able to 
cater for the peak visitor caravanning and camping numbers, as 
well as facilitating the development of the proposed lodges. 

26. Forest Holidays business case for the development of the site is 
based on the fact that the site in its current caravan and 
camping mode only performs well for 25% of the year, while the 
development of lodges is a product which performs well for 100% 
of the year (as demonstrated through figures for other Forest 


PAGE 16

Holidays operated sites) and is in the view of the applicants 
compatible with the Glenmore site. In conjunction with the 
development of the proposed lodges, it is the aim of Forest 
Holidays to “stimulate demand for camping and caravanning 
during the off peak period by improving the infrastructure of the 
site to make camping and caravanning more attractive during 
the more wet and cold months and providing activities and local 
business links.” 

27. Reference is also made in the supporting letter of 18 December 
2008 to ‘existing tie ins and cross marketing with local 
businesses.’ Forest Holidays currently promote 21 locally based 
businesses through their Forest Experience Card. Visitors at the 
Glenmore camping and caravan site can avail of a range of 
discounts from local businesses and services including cafes, 
restaurants, climbing, skiing, canoe hire, taxis and hairdressers 
etc.. 

Financing 

28. Although normally outside the scope of consideration in a 
planning application, the issue of financing of the proposed 
development and in particular whether or not it would have 
implications for the ‘public purse’ was raised by the CNPA 
Planning Committee when considering the application in 
November 2008. As a result the recent submission from Forest 
Holidays addresses this point, firstly outlining the structure of 
Forest Holidays LLP, in which the Forestry Commission has 49% 
ownership, with the Camping and Caravanning Club (CCC) 
owning the remaining 51%. The Glenmore site has been leased 
to Forest Holidays LLP by the Forestry Commission for a period of 
75 years and it is stressed that the Forestry Commission does not 
provide any financial input into the company. The CCC provided 
a £10 million capital investment at inception for urgent works and 
initial operating costs. Additional investment in all sites operated 
by Forest Holidays LLP is generated from income, and through 
bank financing. The submission from the applicants concludes 
on the matter of financing that Forest Holidays LLP contributes “to 
the public purse not draw from it, whilst upgrading and 
significantly improving the asset (land)” that is leased and will 
ultimately be returned to the public upon the expiry of the lease. 

DEVELOPMENT PLAN CONTEXT 

 National policy 

29. SPP2 : Economic Development focuses on a number of themes 
including securing new development in sustainable locations 


PAGE 17

and also safeguarding and enhancing the environment. On the 
latter theme SPP2 recognises the importance of the environment 
as a resource and notes that a high quality environment can be 
used to promote an area for business development, as well as 
provide a range of economic opportunities. There is a strong 
emphasis on the quality of design, where it is noted that good 
design involves more than aesthetics and should also embrace 
energy conservation, good waste management and sustainable 
urban drainage. The natural and built heritage is also discussed 
and planning authorities are advised that their consideration of 
proposals should seek to minimise adverse effects. In a section 
entitled ‘Development in Rural Areas’ SPP2 makes particular 
reference to the promotion of sustainable economic and social 
development of the areas communities being a key aim of 
Scotland’s National Parks. It advises that developments should 
be accommodated where they are appropriate to the purposes 
and character of the Park and that their siting and design should 
be of a high quality and support the Park’s image and 
appearance. 

30. Other national level advice is contained in NPPG 14 on Natural 
Heritage. It strikes a positive note stating that conservation and 
development can often be fully compatible, and the potential 
for conflict can be minimised. In relation to statutory 
designations, and in particular National Parks, para. 33 states that 
“while conservation of the natural heritage will be a key 
objective in any National Park, the Government considers that 
due weight must also be given to the social and economic 
interests of local communities.” 

31. Under a section entitled Enjoyment and Understanding of Natural 
Heritage NPPG 14 acknowledges that “the natural heritage is 
enjoyed both for its intrinsic value and as a setting for open air 
recreational and educational activities which depend on its 
qualities.” The benefits of natural heritage linked to open air 
recreation are recognised in the form of economic benefits to 
rural communities due to visitors being attracted to an area, as 
well as indirect benefits to the nation in terms of health and 
quality of life. Para. 22 of the Planning Guidance advises that 
Planning Authorities should seek to identify opportunities for 
promoting the enjoyment and understanding of the natural 
heritage which are compatible with its conservation.21 


21 Guidance on this has been prepared by Scottish Natural Heritage - Countryside 
Recreation and Access Strategies : Guidance for Local Authorities (1997). 


PAGE 18

32. NPPG 14 also deals with wider natural heritage issues, outwith 
statutory designations, and stresses that natural heritage is found 
throughout the countryside, and that efforts should be made to 
safeguard and enhance the wider natural heritage beyond the 
confines of nationally designated areas. Among features listed 
as being of potential value in the development of habitat 
networks are woodlands, rivers and burns. Para. 50 stresses the 
importance of trees and woodlands, both as wildlife habitats 
and in terms of their contribution to landscape character and 
quality. NPPG 14 highlights the duty of Planning Authorities, 
under section 159 of the Town and Country Planning (Scotland) 
Act 1997, to ensure that wherever appropriate, planning 
permissions make adequate provision for the preservation or 
planting of trees. 

Highland Structure Plan 2001 

33. Section 2.7 of the Highland Structure Plan discusses the economy 
and tourism in particular, noting that tourism is a vital element of 
the Highland economy. The identity of the Highlands includes 
“its built heritage, rich wildlife, scenic beauty, history and culture” 
which are described as the foundations on which tourism and 
recreation activities are based. The Structure Plan strategy aims 
to build on the Highland identity and to “take a proactive 
approach to the wise use of the natural environment as a 
primary resource” for tourism. 

34. The Structure Plan notes that tourism makes major demands on 
infrastructure and facilities and also notes that there is scope for 
improvement in the quality and level of provision. Policy T2 on 
Tourism Development confirms Highland Council’s support for 
high quality tourism development proposals, particularly those 
which extend the season, provide wet weather opportunities, 
spread economic benefits more widely and provide 
opportunities for the sustainable enjoyment and interpretation of 
the area’s heritage. 

35. On the specific topic of tourist accommodation, section 2.7.8 
refers to a growth trend in recent years in the self-catering sector. 
In anticipation of further applications for chalet and other self 
contained accommodation, the Structure Plan advises that they 
must be designed for minimal impact on services, road 
infrastructure and the environment. Policy T3 on Self catering 
tourist accommodation expressly states that permission will only 
be granted for tourist accommodation proposals on the basis 
that the development will not be used for permanent residential 
accommodation. 


PAGE 19

36. The Highland Structure Plan includes a detailed section on the 
environment and topics such as nature conservation and 
landscape are discussed. Para. 2.13.1 notes that the 
abundance of natural habitats and species is a key element of 
Highland’s identity and constitutes one of the region’s main 
strengths. The Structure Plan details the hierarchy of protection of 
nature conservation interests, but also notes that such interests 
are not confined only to designated sites. Policy N1 on Nature 
Conservation requires new developments to minimise their 
impact on the nature conservation resource and enhance it 
wherever possible. 

37. Section 2.14 of the Plan discusses Landscape where it is declared 
that “no other attribute of Highland defines more the intrinsic 
character and nature of the area than its landscape.” The Plan 
notes that associated with such landscapes are the communities 
that live in harmony with them and the wildlife that is adapted to 
their conditions. It is advised that the protection and 
enhancement of landscape and scenery must be positively 
addressed. Policy L4 on Landscape Character states that “the 
Council will have regard to the desirability of maintaining and 
enhancing present landscape character in the consideration of 
development proposals.” 

Badenoch and Strathspey Local Plan (1997) 

38. On the general subject of Tourism and Recreation, section 2.2.9 
of the Local Plan notes that activities of this nature will continue 
to make a vital contribution to the economy, but also 
emphasises that the priority is to ensure that “broadening the 
range and quality of facilities and accommodation is balanced 
with protecting the areas exceptional scenic and heritage 
resources.” The plan suggests within communities and on their 
edges that tourist accommodation, recreation and leisure 
facilities of a scale appropriate to the community concerned will 
be promoted. 

39. Section 2.2.10 of the Plan, entitled Tourism, states that the 
“Council will encourage the development of tourist 
accommodation and facilities at suitable sites within or 
immediately adjoining communities” and that “priority will be 
given to expansion of existing facilities.” This section of the Plan 
also requires that that tourism proposals should “either associate 
well with the prevailing pattern of building, or be well absorbed 
visually by landform and trees. 

40. Under the general heading of Environment the Local Plan 
includes a section on Woodland and Trees (section 2.5.4) in 
which it is stated that the “Council will protect existing trees and 


PAGE 20

established woodland areas including small groups or individual 
granny pines which are important landscape, wildlife and 
amenity features of the countryside.” It also clarifies that this 
includes significant areas of ancient and semi-natural woodlands 
incorporating important areas of remnant native forest as well as 
exotic specimens. 

41. The landscape conservation policy is detailed in section 2.5.10. It 
is the policy to conserve areas of landscape importance 
including waterside land, open areas and scenic views. It is also 
advised that development proposals will be considered carefully 
in respect of their impacts on conservation and the environment. 

42. The subject site is located within Glenmore Corridor and is part of 
the land identified on the settlement map as the ‘main area of 
existing development.’ The Badenoch and Strathspey Local Plan 
recognises the integrity of the Glenmore Corridor linking from the 
River Spey into the Cairngorm Mountains. Policy 4.14.1 of the 
Plan addresses the subject of development and advises that 
reasonable consolidation and improvement of established 
businesses is acceptable. However, it is also stated that a strong 
presumption will be maintained against further new 
development throughout the area except where it is considered 
essential for the proper management of visitors. 

Cairngorms National Park Plan (2007) 

43. The Cairngorms National Park Plan sets out the vision for the park 
for the next 25 years. The plan sets out the strategic aims that 
provide the long term framework for managing the National Park 
and working towards the 25 year vision. Under the heading of 
‘conserving and enhancing the special qualities’ strategic 
objectives for landscape, built and historic environment include 
maintaining and enhancing the distinctive landscapes across 
the Park, ensuring that development complements and 
enhances the landscape character of the Park, and ensuring 
that new development in settlements and surrounding areas and 
the management of public spaces complements and enhances 
the character, pattern and local identity of the built and historic 
environment. 

44. Under the heading of ‘Living and Working in the Park’ the Plan 
advises that sustainable development means that the resources 
and special qualities of the national park are used and enjoyed 
by current generations in such a way that future generations can 
continue to use and enjoy them. Section 5.2.3 of the Park Plan 
acknowledges that tourism is one of the primary forms of 
employment in the Park, although many jobs in this and other 


PAGE 21

sectors are highly seasonal and with little long term security. 
Strategic objectives for economy and employment include 
creating conditions that are conducive to business growth and 
investment that are consistent with the special qualities of the 
Park and its strategic location and the promotion of green 
business opportunities. Section 5.3 of the Plan concerns ‘enjoying 
and understanding the park’ noting that the Cairngorms 
National Park is known for its outstanding environment and 
outdoor recreation opportunities and advises that the vision for 
the Park seeks to “go further and develop a world class 
destination which plays a significant part in the regional and 
national tourism economy.” Strategic objectives for sustainable 
tourism include : 

..• raising awareness of the Park as a premier, year round, rural 
tourism destination; 

..• recognising its outstanding natural heritage and its National 
Park status; 

..• improving and maintaining the quality of the experience of 
the Park for all visitors, communities and those working in the 
tourism industry; 

..• maintaining a high quality environment by encouraging 
sound environmental management by all those involved in 
tourism in the Park; 

..• developing a wide range of opportunities for visitors to 
experience and enjoy the special qualities distinctiveness and 
natural and cultural heritage of the Park; and 

..• encouraging an optimum flow and spread of visitors across 
the Park and minimising the social and environmental impact 
including traffic generated by visitors and conflicts between 
different forms of recreation. 

45. Many of the strategic objectives detailed in relation to outdoor 
access and recreation are also of relevance in the context of the 
current development proposal. Objectives include encouraging 
people of all ages and abilities to enjoy and experience the 
outdoor environment; promoting high standards of responsible 
enjoyment of the Park so that its special qualities are understood 
and appreciated and safeguarded for now and future 
generations to enjoy; developing a high standard of responsible 
management of outdoor access based on a common 
understanding of the needs of access managers and users; and 
protecting the more fragile areas of the Park from pressures 
arising from outdoor access and recreation. 
. 


PAGE 22

CONSULTATIONS 

46. Scottish Natural Heritage has examined the proposal and state in 
the consultation response that there is no objection to the 
proposal because there is no likelihood of adverse impacts to the 
interests of the Cairngorms SAC.22 SNH note that the proposed 
development site lies partly within the boundary of the 
Cairngorms Special Protection Area and the Cairngorms Special 
Area of Conservation23 and part of the site is also within the 
Glenmore Forest SSSI, including the south western section of the 
development site containing eleven proposed lodges, existing 
vehicle tracks and hard standings. 

47. SNH advise in the response that the Cairngorms SAC is 
designated for a number of habitats and species which qualify 
for protection through the requirements of the EU Habitats 
directive. Qualifying features relevant to this application include 
Caledonian forest, juniper, otter and Atlantic salmon. It is noted 
that the development proposals include the enhancement of 
the Caledonian forest including juniper. The initial response from 
SNH noted that two of the lodges in the eastern area of the site 
(lodges 1 and 2) were proposed within the Cairngorms SAC and 
consequently SNH advised that due to their location there may 
be a significant effect on the qualifying interests of the site. It 
was advised in the event of lodges 1 and 2 being withdrawn 
from the proposal that this would completely remove the 
significant effect on the site’s Natura interests. In response to the 
concerns raised, the applicants have chosen to omit the two 
lodges from the proposal. The most recent consultation response 
from SNH acknowledges this and confirms acceptance of it. 

48. The response from Scottish Natural Heritage also made reference 
bats as a European Protected Species. Bats have been 
recorded feeding in the area and may roost in cavities of trees 
within the proposed development site. SNH consider that there 
will not be a loss of potential roosting sites as no large trees are 
planned to be removed. 

49. The application has also been examined by SEPA with the initial 
response noting that it is proposed to connect the foul drainage 
for the development to the public sewer. SEPA welcomed the 
principle of connection to the public sewer, but initially objected 
to the proposal until it was confirmed that there was sufficient 


22 SNH state at the outset of their initial response that the advice contained in the 
consultation response is limited to the implications for designated natural heritage 
features in accordance with the casework agreement between SNH and CNPA. 
23 The site lies outside the boundary of the River Spey Special Area of Conservation. 


PAGE 23

capacity available and that a connection to the waterwater 
treatment plant could be provided. Further to confirmation on 
this point a revised consultation response was received from 
SEPA in which it was noted that Forest Holidays are a key 
contributor to the costs of improving the waste water treatment 
plant. SEPA is satisfied on the basis of the information submitted 
that the foul drainage from the development can connect to 
the public sewer and the initial objection has therefore been 
removed. In addition, some concern originally expressed 
regarding surface water drainage, has also been addressed, 
with the most recent response from SEPA noting that the surface 
water run off will discharge to ground via natural infiltration and 
that unnecessary parking and roadways have been removed. 
On that basis, the proposal is considered acceptable in terms of 
water quality and SEPA also removes the objection to this 
aspect. 

50. The Area Roads and Community Works division of Highland 
Council examined the proposal and did not wish to make any 
comment. Similarly the archaeology section of Highland Council 
also assessed the proposal and advised of no further comment. 

51. Highland Council’s Forestry Officer raised several queries in his 
initial response, as well as requesting various items of additional 
information, including an Arboricultural Implications Assessment. 
Following the receipt of the required information a further 
consultation response has been provided. Reference is made to 
the fact that the development of the lodges in the Pinewood 
area would necessitate the removal of thirty six trees, with the 
majority of those proposed for felling being birch. It is also noted 
that a large proportion of the trees that would be felled are 
category C trees which the Forestry Officer states are 
“suppressed or drawn and as such are not particularly suitable to 
be retained.” On this basis, the level of tree felling proposed is 
considered acceptable, subject to a minor adjustment in the 
proposed location of the lodge on plot 3 in order to allow for the 
retention of a category A semi-mature Scots pine and a 
Category B mature Scots pine. Some recent minor alterations to 
the position of the proposed lodges in the larger area of the site 
has also met with the approval of the Forestry Officer with the 
consultation response noting that the footprints are now outwith 
the indicative crown spread of trees. 

52. The Forestry Officer has raised a number of other issues, including 


PAGE 24

querying the means of construction of the lodges24 and 
suggesting in the event that any work involves a crane, the 
operation should be overseen by a qualified arboriculturalist; 
suggesting that any footpaths within the Pinewoods area which 
pass through the proposed habitat restoration area of the 
woodland should be built with a ‘no-dig construction technique’ 
in order to prevent damage to the roots of adjacent trees; 
recommending that all service mains running through the 
wooded area to the north of lodge no. 12 be kept within the 
road in order to avoid any damage to tree roots; and a 
suggestion in the event that natural regeneration is not successful 
within five years in the Pinewoods area of the site, that there may 
be a necessity to carry out replacement planting of native 
pinewood species of local provenance. In conclusion, the 
response from the Forestry Officer acknowledges that the 
Arboricultural Implications Assessment demonstrates that the 
applicant has taken into account the significant trees on the site, 
including mature Scots pine, when deciding on the quantity and 
positioning of the lodges. He does not object to the application, 
subject to the introduction of measures to address the issues 
detailed above and subject to the inclusion of conditions in any 
grant of planning permission requiring the submission of an 
Arboricultural Method Statement detailing the means of 
protecting the retained trees on the site, requiring adequate site 
supervision for the arboricultural protection measures, and 
requiring a detailed landscaping plan and associated 
maintenance programme. 

53. The response from Aviemore and Vicinity Community Council 
indicates that there is no objection to the lodges on the 
Glenmore camp site. Concern has however been expressed 
about the reduction of camping facilities and caravan pitches. 

54. Rothiemurchus and Glenmore Community Association was also 
consulted on the proposal and raised a number of points in their 
response. Concerns include the reduction in touring and 
camping pitches; concern that the balance between lodges 
and touring and camping sites is wrong and that there should be 
fewer lodges and the associated suggestion that the pinewood 
site should be left for tourers and campers; and also concern 
that the aims of the National Park “may be undermined as there 
may be an overprovision of lodges affecting other smaller and 
entirely private lodge and B&B operators in the locality.” The 


24 The Forestry Officer has queried whether or not the buildings would be prefabricated, 
pointing out that in the event that this is the case, the panels are likely to 
be of a size that requires a crane to manoeuvre them into position. 


PAGE 25

Community Association response also referred to their committee 
feeling “sorry for the current upset seasonal residents who will be 
displaced.” 

55. The Cairngorms Chamber of Commerce were consulted on the 
proposal. No response has been received to date. In the event 
that a consultation response is received prior to the scheduled 
committee date, Members will be updated on it at the meeting. 

56. The sustainable tourism officer responded from the CNPA’s 
Economic and Social Development Group commenting that 
“there is much to welcome in this proposal,” making reference in 
particular to the proposed infrastructure upgrades, as well as the 
proposals to improve the natural heritage value of the 
pinewoods area of the site. She considers that the development 
will widen the appeal of the site, would attract a greater range 
of visitors and would also allow greater access to the site by 
people with disabilities. It would also attract more visitors to the 
site and the area at traditionally quieter times of year, which is a 
key objective of the Cairngorms Sustainable Tourism Strategy. 

57. Despite the overall positive view of the development proposal, 
some slight concern was expressed in the original response from 
the Sustainable Tourism Officer regarding the impact of the 
lodge development on the traditional campsite role. The 
response noted that campsites play a key role within the 
National Park in attracting lower-income visitors and that the 
proposed lodge development would reduce the amount of the 
site available to such visitors. It was also suggested in the original 
consultation response that the development is also likely to be in 
competition with the existing large supply of self catering 
accommodation available within the Aviemore area. Reference 
was made to STEAM figures for Badenoch and Strathspey in 2007 
which show that tourist days in self catering accommodation 
vary from over 100,000 in July and August to under 30,000 in 
November and December. The sustainable tourism officer 
commented that this suggests significant spare capacity in 
existing developments at off-peak times and consequently 
concluded in the original consultation response that “the extent 
to which Forest Holidays development will attract new 
custom…rather than displacing activity from other providers is 
unknown.” 

58. The latter points are ones which Members discussed in detail at 
the November determination meeting and as detailed earlier the 
applicants were consequently requested to provide more 
information on the economic impact etc. of the proposal. The 


PAGE 26

additional information has since been examined by the CNPA’s 
Sustainable Tourism Officer and an amended consultation 
response has been received. It is considered that the figures 
included within the Economic Impact Analysis are based on 
reasonable assumptions and represent an accurate picture of 
the likely economic impact of the development. The Sustainable 
Tourism Officer is in agreement with the case made by the 
applicants that the new business in the area is likely to outweigh 
the effects of any displacement from existing businesses. In 
addition the marketing strategy’s emphasis on attracting new 
visitors to the area, as well as further developing links with other 
local businesses is also particularly welcomed. 

59. The CNPA’s Heritage and Land Management Group has 
considered the proposal in terms of ecology and landscape 
impact. Whilst there is no objection to the development a 
number of ecological issues were raised in the initial consultation 
response including the need to ensure that any soil imported to 
the site is derived from a source free of the risk of invasive, non 
native plant species, particularly as the control and prevention 
of such species has been identified as a priority in the Cairngorms 
National Park Plan; clarification was sought on the nature of 
restoration proposed in the Pinewoods area of the site; a red 
squirrel survey was also required; and it was suggested that the 
development should encourage biodiversity enhancement, 
through for example, the integration of bat roosting opportunities 
in the proposed new buildings. The additional information 
submitted in response to the issues raised has been considered 
by the CNPA’s ecology advisor who has confirmed that matters 
raised have been satisfactorily addressed. It is recommended 
that each of the proposed new lodges incorporates purpose 
designed roosting opportunities for bats and that this is done in 
conjunction with advice from the Bat Conservation Trust, in order 
to ensure that they are installed in the most effective and 
sensitive manner. The ecology officer has discussed the subject 
of bat box provision with the Bat Conservation Trust and it has 
been advised that at least one bat box per lodge could be 
incorporated on the gable end. The Bat Conservation Trust also 
suggested that woodcrete boxes could be added to trees. Such 
boxes are likely to be used by all local species and generally 
tend to be occupied quicker and more frequently than wooded 
boxes. 

60. The initial response from the CNPA’s landscape officer also raised 
some issues which required further consideration by the 
applicants. Concern was expressed regarding the proposed 
location of lodges 1, 2, 3 and 6, as they were considered to 


PAGE 27

intrude too far into the woodland. It was suggested that units 1, 
2 and 6 in particular should either be omitted entirely from the 
proposal or positioned in an alternative location, which would 
maintain the established pattern and reduce the intrusion into 
the woodland. Further landscaping details for the overall site 
were also required and it was suggested that there was a 
particular need for enhanced planting proposals amidst the 
lodges that are proposed in the western area of the site. 

61. In an effort to address the issues raised by the CNPA’s Heritage 
and Land Management Group, as well as concerns expressed by 
SNH, the applicants have now omitted lodge no’s 1 and 2 which 
were originally proposed in the southern area of Pinewoods. 
Lodge no’s 3 and 6 however remain part of the proposal, with 
the applicants stating that they “do not wish to relocate or omit 
lodge 3 or 6 on the basis that they are positioned to cause the 
least impact onto the SSSI and the surrounding trees.” Also in 
response to the concerns raised by the Landscape Officer, a 
revised landscaping scheme has been submitted which is 
intended to “ensure compatibility with the surrounding forest.” 
The landscape officer has since confirmed his acceptance of 
the removal of lodges 1 and 2 from the proposal and generally 
concurs with the comments of Highland Council’s Forestry Officer 
in relation to the need for agreement on tree protection 
measures, arboricultural supervision, further detailed landscaping 
proposals etc.. 

62. The application has also been assessed by the CNPA’s Visitor 
Services and Recreation Group, who focused in particular on 
access issues. It is noted in the report from the access officer that 
public access through the site already exists and is set to 
continue. Consequently it is considered that the proposed 
development would have little impact on outdoor access 
provision in the area. Reference is made to the proposal to 
create a ‘corral’ in order to assist in regenerating areas of the 
Pinewoods. The low fence which would be used to create the 
corral, as well as its proposed location is considered acceptable, 
as the site layout plan shows that it would not hinder access, 
which would continue to be taken through the site utilising 
existing paths. 

REPRESENTATIONS 

63. A number of representations have been received in respect of 
the proposed development. Stacy, Austin, Michael and Kendra 
Clark from Aberdeenshire have written to object to the building 


PAGE 28

of 40 holiday homes. The Clark family detail their history of 
holidaying at the site over the past ten years, several times each 
year. They consider that the proposal will “absolutely destroy the 
rustic beauty of the site.” They describe the plans to upgrade 
the site as “conceivable but not necessary” and state that 
proposals to “build 40 homes on the site is just heartbreaking.” 
Various concerns are expressed in relation to the proposed 
development of the lodges, including traffic concerns arising 
from an assumption that the lodges would “sleep more than the 
average family allowing for more and more cars”; concerns 
regarding the ‘type of people’ who may begin to come to the 
site; and also various concerns regarding children’s safety. 

64. H.K. Crowden of Glasgow has written stating that he visits the 
campsite on a regular basis with his touring caravan. The points 
raised in his letter of representation concern ‘the statistics of the 
plan’, ‘the aim’ and ‘the most likely intended scenario.’ On the 
subject of the statistics, he suggests that there are a number of 
inaccuracies. The author states that the site is operated by Forest 
Holidays and the Caravan and Camping Club, and he advises 
that the latter operates a rule of having 6 metres between units. 
On that basis he calculates that there are less pitches available 
than stated and he questions the plan indicating that only 38 
camping pitches25 would be lost in providing the lodges. The 
second point discussed in the letter of representation is ‘the aim’. 
The author suggests that the aim of providing opportunities for 
families to enjoy a forest holiday and open space would not be 
achieved by building “2 and 3 bedroom luxury dwellings”. It is 
also suggested that the units should be integrated across the site 
rather than in a designated separate area. The third subject 
detailed in the letter is ‘the more likely intended scenario.’ The 
author suggests that the proposal does not ‘stack up 
commercially’ and speculates that the renting of the lodges 
would not be viable and that they would be put on the market 
for private sale. Following such assumptions, the author then 
suggests that “the application is in truth therefore a planning 
application for a 40 house scheme development in a prime 
scenic area that simply would not be tolerated in this location 
other than via the guise of providing holiday rented 
accommodation.” 

65. Response from Forest Holidays LLP : The applicants have chosen 
to respond to some of the issues raised in the letter from H.K. 


25 The letter of representation was received prior to the submission of the most recent 
site layout plan indicating the pitch layout and demonstrating the accommodation 
of 206 pitches as well as the proposed 38 lodges on the site. 


PAGE 29

Crowden. The response from Forest Holidays LLP notes that the 
objector in referring to the existing site arrangement is working 
from “an indicative, stylised site layout” which is used to inform 
Forest Holiday customers and is not a scaled survey drawing of 
the site. Survey drawings and scaled site layout plans have been 
provided to the CNPA to demonstrate the proposed new layout. 
The applicants also clarify that the site is “only and solely 
operated by Forest Holidays” who propose to operate a ‘5 metre 
rule’ rather than the ‘6 metre rule’ which is apparently operated 
by the Caravan and Camping Club. In response to concerns 
raised regarding the commercial viability of the lodge 
development, the applicants state that the proposal does “stack 
up commercially” and reference is made to a number of other 
Forest Holiday operated sites on which lodges / cabins have 
been developed and which are operating viably. In response to 
the objectors concerns that the proposed lodges would be sold 
as permanent residential units, Forest Holidays clarify that the 
company is not a speculative developer and describe it as a 
“holiday company with long term visions and goals” which aims 
to become a market leader in the UK “for family holidays within 
stunning locations.” To further reinforce their intentions to provide 
tourist accommodation rather than speculative housing as 
suggested by the objector, reference is made to the fact that 
Forest Holidays lease the site from their parent company, the 
Forestry Commission, with the lease precluding any sale of units. 

66. The third letter of representation is from Catriona Mayes of 
Dundonald and the 4 aims of the National Park are quoted at 
the outset. Ms. Mayes states that she is a long term camper at 
Glenmore and does not believe that the proposal for cabins on 
the site would benefit the local economy, protect wildlife, be 
accessible to a large number of people or enhance the cultural 
heritage of the area. Concern is expressed at the proposed 
reduction in the area available for camping and it is suggested 
that the proposed redevelopment would necessitate a much 
closer and more formal arrangement than currently exists for 
pitches. Reference is made to anecdotal information on wildlife 
impacts at other sites where cabins have been developed. The 
author speculates about further development which she 
assumes may occur including loss of a shower and toilet block, 
the introduction of bars and clubs on such sites, and a change in 
the type of visitor to the site. Ms Mayes considers that the 
proposal for lodges would disadvantage hundreds of families per 
year and would cut down the publics’ access to enjoyment and 
recreation in this area. 


PAGE 30

67. Response from Forest Holidays LLP : The applicants disagree with 
the suggestion that the lodges would not benefit the local 
economy. Forest Holidays are of the view that the proposal 
would provide tangible and realistic benefits to the local 
economy by spreading the visitor numbers to the site during the 
traditionally quieter months. It is also pointed out that the site 
would continue to provide up to 206 pitches in addition to the 
lodges. They have also put forward the view that in retreating 
from Pinewoods, they are encouraging and allowing the 
ecology to regenerate. Forest Holidays also state that they are 
not aware of plans to remove the shower and toilet block nor 
have they any plans to promote bars and clubs. They express 
their commitment to improving the site and maintaining their 
main body of visitors, who are those “who visit to enjoy the quiet 
family peaceful nature of the site.” 

68. Derek Scrimger of Edinburgh states that he strongly objects to the 
proposal, noting that his family regularly camp at Glenmore. He 
finds the proposal to build lodges and maintain the same number 
of pitches to be unacceptable, as he “does not want the 
spacious feel of the site to be lost by some overdevelopment by 
a commercial operator.” Mr. Scrimger queries where he is going 
to camp if the development goes ahead. 

69. Jack Welch of Guildtown, Perth objects to the scale of the 
proposal, detailing his main points of concern as -

• A reduction in the available space for camping (tents and 
caravans), with the lodges proposed to be located in 
areas that are currently open and free draining; 

• Limited alternative touring facilities in this area of the park, 
and all extremely busy during summer holiday periods; 

• Denying foreign visitors the opportunity to ‘turn up’ at 
Glenmore and camp at short notice. 

Mr. Welch describes the lack of affordable alternative 
opportunities to stay in the National Park as being critical. Other 
points detailed in the letter of representation include reference to 
a reduction in the open areas of the campsite and a suggestion 
that this could potentially lead to camp site roads being used as 
play areas; reference to speculation that an existing toilet block 
will be turned into a ‘Lodge Office’; concern that regular users of 
the campsite may not have had the opportunity to take part in 
the consultation process for this planning application; and also 
reference to increases in the cost of camping (pitch price per 
day quoted for 2006 and 2009). The author states at the 
conclusion of the letter that he is not against some lodges on the 


PAGE 31

site but suggests that the scale of changes proposed represents 
an overdevelopment of the facility. 

70. In a letter received from Jenny Cooke of Inverness it is stated that 
the proposals will fundamentally alter the informal nature and 
ambience of the site “into a vast commercial and 
overdeveloped campsite.” Ms. Cooke considers that the forest 
can absorb a number of holiday lodges, but she is unhappy with 
the proposed proliferation of buildings in the more open areas. 

71. Two letters of representation have been received from Mrs. 
Johanna SW Fleming of Longniddry, East Lothian. Concern is 
expressed in the first letter about the development proposal 
which she considers will lead to a significant change in the 
character of the area and will result in a “large reduction in the 
number of pitches available for campers and caravanners.” She 
also suggests that the presence of so many occupied chalets 
during the “off season” (wintertime) could interfere with what has 
been regarded as a recovery time for local flora and fauna. 

72. In the second letter of representation received from Mrs. Fleming 
(with the letter being submitted post deferral of the determination 
of the application) a number of points were raised, which the 
author requested be addressed to the applicants. The queries 
relate primarily to the ‘6 metre rule’ between caravan and 
camping units and the implications of changes to a ‘5 metre 
rule.’ 

APPRAISAL 

73. There are a number of issues to take into account in determining 
whether or not the proposed development is appropriate. It is 
necessary to consider relevant planning policies from national 
level to Highland Council’s Structure Plan and the Badenoch and 
Strathspey Local Plan, take into account the impact of the 
development on the aims of the Cairngorms National Park, 
examine siting and design issues, and also take into account the 
case advanced for the development on behalf of the 
applicants. 

74. At national level, the proposal accords with advice contained in 
SPP2 : Economic Development in relation to development within 
national parks. Tourist accommodation in this area of Glenmore 
is accepted with the caravan and camping facility having been 
in existence for a considerable period of time. The improvement 
of facilities on the site, through both the refurbishment of pitches, 


PAGE 32

as well as the provision of a new form of tourist accommodation, 
is consistent with the existing land use and is also appropriate to 
the purposes and character of the National Park. 

75. Paragraphs 33 - 42 of this report detail the Structure Plan and 
Local Plan policies applicable to the site. Each of the Plans 
include general policies which are supportive of the tourism 
industry and the Structure Plan in particular recognises that there 
has been a growth trend in recent years in the self catering 
tourist accommodation sector. The support expressed in the 
Plans for the general growth of the industry and the associated 
provision of new or improved facilities does not however 
automatically render all such developments acceptable. The 
Structure Plan, for example, requires developments of self 
catering tourist accommodation to be designed for minimal 
impact on services, road infrastructure and the environment and 
also requires all new development to minimise the impact on the 
nature conservation resource and enhance it wherever possible. 
The proposed development includes many measures which 
demonstrate compliance with the Structure Plan policy, 
including for example the units being designed to sit on pilings in 
order to minimise the disturbance to the ground beneath, the 
reorganisation of the overall site area to result in the removal of a 
large number of pitches from the environmentally sensitive 
Pinewoods area of the site and the creation of an opportunity for 
the regeneration of much of that area, as well as the removal of 
a significant amount of unnecessary hard standing and road 
infrastructure. 

76. In terms of the Badenoch and Strathspey Local Plan (1997) 
tourism is recognised as continuing to make a vital contribution 
to the economy. However, as detailed in paragraph 25 the 
Local Plan also emphasises that development in this sector 
should be balanced with protecting the areas exceptional 
scenic and heritage resources. The Local Plan undoubtedly 
encourages the development of tourist accommodation and 
facilities at suitable sites within or immediately adjoining 
communities and in particular advocates giving priority to the 
expansion of existing facilities. The current proposal meets all of 
the criteria, being located within the settlement area of 
Glenmore, and also representing an expansion of the tourist 
facilities at the site. The refurbishment of pitches and the new 
lodges are all proposed on land which has a history of usage for 
caravan and camping purposes and the proposal is essentially 
for the refurbishment of pitches and the expansion of the tourist 
business through the introduction of a new form of 
accommodation provision on the site. 


PAGE 33

77. Reference has been made in letters of representation, as well as 
in the consultation responses from Aviemore and Vicinity 
Community Council and Rothiemurchus and Glenmore 
Community Association to concerns regarding the potential loss 
of pitches and also the development of a layout which would 
reduce the area of land available for pitches. As described 
earlier the site layout plans clearly demonstrate that a total of 
206 pitches would be provided on the site following the 
proposed refurbishment works. This represents a reduction of just 
12 pitches from the number currently provided on the site. The 
majority of current opportunities for camping and caravanning 
on the site would therefore remain although in a revised layout, 
which it is necessary to acknowledge would be confined to a 
smaller land area than in the current arrangement. I do not 
necessarily view this as a negative aspect of the proposal or one 
solely deriving from the applicants desire to also accommodate 
38 holiday lodges on the site. It is more a symptom of the need 
for the site operators to utilise the land in a more efficient way. 

78. A large number of the existing pitches are accommodated in an 
ad hoc manner on various pockets of land throughout the site. 
Within this type of layout caravan or camping guests are free to 
choose their own location, and there is the possibility at peak 
times that separation distances between such pitches may not 
be particularly well observed. As discussed in earlier sections of 
this amended report some concern was expressed by Members 
when the proposal was initially considered regarding the 
potential loss of large areas of the site for this style of ad hoc 
camping, which is recognised as being a long established 
practise at the site and one which perhaps enhances the 
informal atmosphere of the facility. As demonstrated in figures 5 
and 6 the applicants have reconsidered the proposed layout 
and have significantly increased the area available for the ad 
hoc pitching of tents. Over the remainder of the site the 
proposed new pitch layout undeniably has a more uniform 
appearance, with a larger number of pitches being clearly 
demarcated. This is however a necessary measure in order to 
ensure that a significantly increased number of pitches can 
benefit from electric hook ups. It also provides greater 
opportunity for use of the formal pitches outwith the main 
summer holiday season when more adverse weather conditions 
may be experienced. Taking into account the amendments to 
the proposed site plan I am of the view that the current layout 
strikes an acceptable balance. An appropriate mix is achieved 
of clearly defined serviced pitches, appropriately arranged in 
groups and successfully avoiding a linear or regimented 


PAGE 34

appearance and interspersed with areas of landscaping at 
strategic points, in combination with the retention of a number of 
areas capable of accommodating the more traditional ad hoc 
pitch arrangement, primarily for use by visitors in tents, but also 
capable of being utilised by caravans and motorhomes. 

79. Other concerns have also been raised in letters of 
representation, in which it is speculated that the lodges in 
particular may be sold individually and used as permanent 
dwelling houses. The response from Forest Holidays on this point 
has been detailed in paragraph 65 of this report, where it is 
confirmed that the lodges would be retained and operated by 
the company as holiday accommodation. Aside from the 
applicants confirmation on this point, it is also worth noting that 
the formal development description in this application 
specifically refers to the provision of ‘holiday lodges’ and it is on 
that basis that the proposal has been assessed. The lodges are 
proposed as an addition to the tourist accommodation options 
available on the existing caravan and camping site. The layout 
of the two areas in which the lodges are proposed differs 
considerably from the type of layout that would be required in 
the event that this was to be assessed as a standard residential 
development. With the exception of decks and patio areas 
associated with each of the lodges, all surrounding land is 
effectively communal. The site layout has not been designed to 
provide the proposed lodges with individually defined garden 
curtilages, or adhere to the minimum requirements for private 
open space provision that would generally be associated with 
residential dwellings for permanent occupation, not does it 
provide for the minimum separation distances normally required 
between residential properties. Compliance with such standards 
is not considered appropriate in the context of this proposal for 
holiday lodges and any attempt to apply such standards would 
detract from the relaxed and less formal environment of the 
tourist facility, both in terms of physical layout and general 
ambience. The development of lodges on the site is acceptable 
in the context of their specifically proposed use as holiday 
accommodation for short term occupation and I am satisfied 
that conditions can be imposed to regulate and restrict the use 
of the lodges to the purpose applied for. This is an approach 
which is consistent with Highland Council Structure Plan policy 
regarding the provision of self catering tourist accommodation. 

80. Details have been provided in earlier sections of this report on 
the various natural heritage designations affecting the site and 
the measures that are being put forward in this application to 
bring about an enhancement of the natural heritage value of 


PAGE 35

the site. While I note the comment in the consultation response 
from Rothiemurchus and Glenmore Community Association in 
which sympathy is expressed for ‘seasonal residents’ who may be 
displaced from the Pinewoods area of the site, the 
environmental benefits likely to result from the removal of pitch 
provision in this area cannot be ignored. The degradation of the 
natural environment of this area of the site has been recognised 
by both the site owners (the Forestry Commission), the applicants 
(Forest Holidays LLP) and indeed by various consultees including 
Scottish Natural Heritage and the CNPA’s Heritage and Land 
Management Group. Much of the impact that is evident in the 
area at present is a result of the sustained use of this area over 
prolonged periods, by seasonal users, which generally involves 
long term parking of caravans and the associated spread of 
owners additional paraphenelia, including awnings, various 
forms of pitch enclosures, outdoor furniture, vehicles etc. 
throughout the wider pitch area. 

81. The removal of pitches from the western side of the Pinewoods 
area, together with the removal of redundant road surfacing 
and car parking and the associated temporary corralling off of 
some of the land would be of significant assistance in the 
regeneration process. While achieving this benefit in the 
Pinewoods area, the availability of seasonal pitches would 
continue to be maintained at an alternative location within the 
overall caravan and camp site and regular seasonal users of the 
site would not therefore be displaced from Glenmore. The wider 
natural environment as well as the visual quality of the site 
outwith the Pinewoods area, would also be enhanced through 
the development proposals, which includes small groups of 
planting interspersed between the proposed lodges and also 
between various areas of pitches, as well as the undertaking of 
more extensive landscaping proposals, through the planting of 
large bands of trees and shrubs around the periphery of the 
open area of the site and also as islands within the interior. The 
landscaping approach detailed in the submission would offer the 
potential to form diverse, multi layered stands of trees, which 
would increase enclosure on the site, assist in enhancing the 
woodland experience for visitors to the site and would also have 
the benefit of minimising the impact of new structures on the site, 
particularly when viewed from distant, higher elevations. Other 
aspects to consider in the context of the impact of the 
development on the natural heritage of the area include the 
introduction of bat roosting opportunities which will assist in 
biodiversity enhancement, and also the fact that the squirrel 
survey recently undertaken has demonstrated that the 


PAGE 36

development would not disturb existing squirrel dreys in the 
Pinewoods area of the site. 

82. Details have been provided in paragraph 11 regarding the 
various car parking options which have been considered in an 
effort to address the previously expressed concerns of Members 
regarding the visual and environmental impact of the car 
parking arrangement, as well as concerns regarding the traffic 
safety issues associated with the movement of vehicles around 
the site. In terms of the arrangements that have been considered 
for the Pinewoods area in particular, I am of the view that Option 
1, which essentially represents the originally presented car 
parking proposals and involves utilising existing hard standing 
areas, is the most appropriate. I recognise that the dispersal of 
the car parking bays throughout Pinewoods would result in a 
level of regular vehicular movement in the area. However, I am 
satisfied that any perceived conflicts between pedestrian or 
vehicular traffic can be minimised by the associated proposals to 
impose a 5 mph speed limit and also to introduce a vehicular 
barrier at the entrance to Pinewoods, thereby ensuring that 
vehicles accessing the area are limited to those occupying the 
lodges and also any service or emergency vehicles which 
require access through Pinewoods. The use of the existing hard 
standing pitch areas to serve as new car parking bays would 
minimise physical disturbance in this area and this approach 
does not give rise to the detrimental effects likely to accrue from 
the car parking arrangements proposed in Options 2 or 3, which 
would result in the felling of trees in the Pinewoods area or the 
loss of a number of caravan and camping pitches on land to the 
north of Pinewoods. 

83. Finally, the potential economic benefits of the proposal cannot 
be ignored. Supporting documentation from the applicants, as 
well as references in the consultation response from the CNPA’s 
Sustainable Tourism Officer, allude to potential to encourage 
increased visitor numbers to the Glenmore site, particularly in 
traditionally quieter times of the year, through the provision of a 
range of accommodation options (including the lodges and 
improved pitches with enhanced facilities) where their use would 
be unaffected by adverse weather conditions. Increases in 
visitor numbers to the site would in turn also have positive benefits 
to the wider economy of the area. As outlined in detail in earlier 
sections of this report the applicants commissioned the 
preparation of an Economic Impact Analysis in response to 
Members concerns regarding the potential economic impacts of 
the proposed development and in particular the potential for the 
development of the lodges to displace existing similar businesses 


PAGE 37

in the area. The Economic Impact Analysis acknowledges that 
there will be a degree of displacement (4.9%). Some 
displacement is in my view inevitable in the development of 
similar type facilities to those already existing in an area. The 
question must therefore be, in the context of the fourth aim of the 
national park, which is to promote the sustainable economic and 
social development of the areas’s communities, can the limited 
level of displacement predicted be considered acceptable? In 
answering this, it is also necessary to consider other economic 
aspects of the proposal including the predicted level of 
additional annual visitor expenditure which the development 
would generate in the area26 and the associated employment 
opportunities likely to arise from the additional expenditure. In 
taking an overall view on the economic impact of the 
development proposal, I consider that the limited degree of 
displacement is acceptable and that the proposal can be 
considered to accord with the aspirations of promoting the 
economic and social development of the area. 

IMPLICATIONS FOR THE AIMS OF THE NATIONAL PARK 

Conserve and Enhance the Natural and Cultural Heritage of the Area 

84. The proposed development includes the removal of several 
pitches (many of which have been used over long periods on a 
seasonal basis) from the western area of the site, close to the 
shores of Loch Morlich, where the land is subject to several 
natural heritage designations. In conjunction with the removal of 
the pitches and the limiting of vehicular access through part of 
the area, the Pinewoods area of the site would be allowed to 
regenerate, which would result in the enhancement of the 
natural heritage of the area. 

Promote Sustainable Use of Natural Resources 

85. Where possible it is proposed to utilise locally sourced products, 
including hard standing and other surfacing materials, as well as 
FSC timber. A variety of energy efficiency measures are also 
proposed to be incorporated into the development. The 
proposal can therefore be considered to assist in achieving this 
aim. 

Promote Understanding and Enjoyment of the Area 

26 Approximately £1.6 million net of assumed displacement. 


PAGE 38

86. The proposed development would provide a variety of 
accommodation options for tourists wishing to holiday in the 
area. The proposals also continue to make provision for public 
access through the site to the beach area at Loch Morlich and 
other lands. In addition although outside the scope of this 
planning application Forest Holidays LLP have also committed to 
the employment of a ranger on the site to enhance visitors 
understanding and enjoyment of the area. 

Promote Sustainable Economic and Social Development of the Area 

87. The proposed development would provide increased and varied 
accommodation options for visitors to the area. The lodge 
accommodation in particular has the potential to encourage 
greater numbers of visitors to the area throughout the year, 
including during traditionally quieter periods. The use of the site 
by greater numbers of visitors throughout the year would be of 
economic benefit to the area, both in terms of potential 
employment creation and also through visitors utilising facilities 
and services in the area. 

RECOMMENDATION 

88. That Members of the Committee support a recommendation to 
grant full planning permission for the refurbishment of the existing 
site and the siting of 38 additional holiday lodges at Glenmore 
Caravan and Camping site, Aviemore, subject to the following 
conditions : -

1. The development to which this permission relates must be begun 
within five years from the date of this planning permission. 

2. The proposed lodges shall only be used as short term tourist 
accommodation in connection with the existing business at the 
site and shall be retained and operated as a single commercial 
entity. The lodges shall not be sold separately or be used by a 
tenant, lessee, owner or occupier as their only or principal 
dwellinghouse. No single period of occupation shall exceed two 
months unless otherwise agreed in writing by the Cairngorms 
National Park Authority acting as planning authority. 
Occupation shall be restricted to use by persons requiring to stay 
in the area for recreational purposes. 


PAGE 39

3. A maximum of 206 caravan and camping pitches shall be 
provided on the site. 

4. Exact details and specifications of all proposed external finishing 
materials (including roofing materials) shall be submitted for the 
further approval of the Cairngorms National Park Authority acting 
as planning authority before any work commences on site. 

5. Prior to the commencement of the development of the lodges 
elevation drawings shall be submitted for the written agreement 
of the Cairngorms National Park Authority acting as Planning 
Authority to show the incorporation of bat roosting opportunities 
in the proposed lodge design. A minimum of one bat box shall 
be incorporated into the design of each of the lodges. 

6. Pedestrian access through the site shall remain 
unobstructed 
during the course of construction and following the completion 
of works. 

7. Prior to the commencement of development an Arboricultural 
Method Statement which details the means of protecting the 
retained trees on the site, shall be submitted for the written 
agreement of the Cairngorms National Park Authority acting as 
Planning Authority, in conjunction with Highland Council’s 
Forestry Section. The Statement should include details of tree 
removal and tree surgery required; removal and disposal of 
stumps; means of site construction access; the installation of 
protective fencing; installation of protective matting within the 
construction zone; means of installing and filling steel pilings with 
concrete; means of construction of the buildings; the confirmed 
location and means of excavation of all service runs, including 
mains; the confirmed location and means of construction of all 
footpaths’ contractors car parking; phasing of construction 
works; all changes in ground levels; identification of space for 
cranes, scaffolding, plant and access for works; identification of 
the location of temporary construction site structures, including 
all offices, storage areas and also areas allocated for the mixing 
of concrete. All works shall subsequently be carried out in 
accordance with the agreed statement. 

8. Prior to the commencement of development a scheme of 
supervision for the arboricultural protection measures and site 
working shall be submitted for the written agreement of the 
Cairngorms National Park Authority acting as Planning Authority, 
in conjunction with the Highland Council’s Forestry section. 


PAGE 40

9. No trees shall be uprooted, lopped, topped, felled or damaged 
without the prior written consent of the Cairngorms National Park 
Authority, acting as Planning Authority, in conjunction with 
Highland Council’s Forestry Section. 

10.Prior to the commencement of development a comprehensive 
landscaping plan shall be submitted for the written agreement of 
the Cairngorms National Park Authority acting as Planning 
Authority, specifying the quantity, position, size, species and 
protection measures (tree shelters, stakes and ties) of all trees / 
shrubs to be planted. A maintenance programme shall also be 
submitted in conjunction with the landscaping plan. 
The landscaping of all areas within each phase of the proposed 
development shall be carried out in accordance with the 
agreed plan and shall be completed within one year of the 
commencement of works within that phase. Any trees or shrubs 
that die or become seriously damaged or diseased within a 
period of five years from the time of planting shall be replaced 
with others of a similar size and species, suited to the climate of 
the area, within the next planting season. 

11.The surface of any new pathways through the site shall be a 
permeable material in keeping with the woodland nature of the 
site, the details of which shall be submitted for the agreement of 
the Cairngorms National Park Authority acting as Planning 
Authority prior to their development. 

12.Prior to the commencement of development a revised site 
layout plan shall be submitted for the written agreement of the 
Cairngorms National Park Authority acting as Planning Authority, 
to show the position of proposed lodge no. 3 in the Pinewoods 
area repositioned northwards in order to allow for the retention 
and protection of two Scots pine trees in the vicinity. 

13.All service trenches within the Pinewoods area of the site shall be 
hand-dug and service installation shall be co-ordinated to ensure 
that all services are laid in the same trench. 

14.All public services for the development, including electrical, 
cable television and telephone cables, shall be located 
underground throughout the site. All such work shall be carried 
out prior to road surfacing and junction boxes shall be provided 
by the developer. 


PAGE 41

Advice notes : 

1. The scheme of site supervision required in condition no. 8 of this 
permission shall include the following details : 

A. induction and personnel awareness of arboricultural matters; 

B. identification of individual responsibilities and key personnel; 

C. statement of delegated powers; 

D. timing and methods of site visiting and record keeping, 
including updates; 

E. procedures for dealing with variations and incidents. 

2. The maintenance programme required in condition no. 10 of this 
permission shall include specifications for weed control; 
adjustment / replacement of shelters, stakes and ties; formative 
pruning; and the replacement of failures. 

3. The trees to be retained and protected as a result of the 
repositioning of lodge no. 3, as required in condition no. 12 of this 
permission, are identified as trees no’s 764 and 766 in the 
submitted Arboricultural Implications Assessment. 

4. Consideration should be given to the provision of woodcrete bat 
boxes in trees around the site in order to create enhanced bat 
roosting opportunities. 


Mary Grier 
planning@cairngorms.co.uk 

28 January 2009 

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.