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Appendix 2 : Further information request and response 

Request - May 05 
Action / Response from applicants / agent - May 05 and Nov. 05 

1 Access to the proposed development requires crossing the open 
railway level crossing. Likely to be considered premature prior to all 
safety concerns being met and alleviated through improvement work.
Submit detailed proposals to address this issue, including details of
any negotiations which have taken place to date with the Local
Authority or HM Railway Inspectorate.

Agents response - issue discussed at pre-application discussions 
with Highland Council and 'prematurity' was not a concern raised. 
Refers to the fact that a series of developments have already taken 
place east of the railway line in which the crossing had not been an 
issue.(27/5/05) 
Action : further traffic survey carried out over a 9 day period to 
access traffic levels. 
Response - "the upshot of the assessment and the census is that 
it would seem that the existing provision is adequate for all 
normal circumstances......aware that the objectors and local 
politicians have been asking what happens should there be an 
accident and emergency vehicles still need access to the area. It is 
clear that alternative emergency access routes exist." (1/11/05) 


2 New housing encroaches to a significant extent on the amenity 
woodland. Submit an amended site layout plan to show the 
proposed housing largely curtailed to the lands identified for this
purpose.....may necessitate a reduction in the number of units
proposed or alternatively may require the introduction of a limited no.
of higher density pockets of housing interspersed with lower density
housing at appropriate locations.....It is considered vital to preserve
and reinforce the woodland character of the area (Spey Avenue area
mentioned in particular) and to achieve an overall layout sympathetic
to the landscape of the Cairngorm Mountains NSA.

Agents response - "simply is not the case" that housing plots 
extend beyond the land allocated in the Local Plan. "The zoning 
 boundaries are 'diagrammatic' in nature." 
 Reduction in the no. of housing units proposed - rejected on the 
 basis that the Local Plan identified the overall Dalfaber lands for 250 
 houses and the agent estimates that approximately 90 of those have 
 been built and therefore no. of units proposed is under that suggested 
 in Local Plan (27/5/05). 
 Action - no reduction in the no. of units proposed (ultimately 
 increased to 104 due to subsequent minor alterations to the 
layout) and no alterations to position of house plots proposed 
outside allocated housing zones (Nov 05). 


3 The layout is lacking in formal recreational space e.g. playgrounds, 
tennis courts, mini playing fields etc. Submit a revised site layout to
incorporate facilities of this nature at appropriate and easily accessible
locations.

Agent response (27/5/05) - "the woodland itself provides such a high 
 amenity resource" and "it is also questioned whether any 
 supplementary facilities are appropriate in an area such as this, 
 where the emphasis has deliberately been on informal woodland 
open space." Garden plots are large. Playing field or tennis courts 
would potentially entail significant additional tree-loss." 

Action - minor changes in southern area of the site to include 
a play area (Nov 05.) 


4 The location of the affordable housing component is considered 
unacceptable due to the lack of integration with the rest of the
layout and the overall design concept and is problematic in terms of
the requirement to preserve and reinforce the woodland character of
the area adjacent to Spey Avenue. Submit a revised site layout plan
to show the affordable housing more appropriately integrated within
the development.

Agent response (27/5/05) - "the rented housing is located in a 
 group to ease management and procurement, but it is not, as 
 suggested, in an isolated position........dovetail into the earlier 
 Dalfaber housing". 
 Agent response (Nov 05) - discussions undertaken with Albyn 
 Housing Association and agreement that semi detached units would 
 comprise an affordable housing scheme. 
Action - 'affordable' component remains in originally proposed area, 
with an increase in the number of units from 20 - 25. 


5 In the open southern area of the site, the layout of house plots 60-79 
is considered to be excessively suburban and fails to appropriately
take account of its setting. Submit revised proposals for this area to
show a less regimented layout reflecting the semi rural location.

Agent response (27/5/05) - "The intention in the design guide, and in 
 the shape and arrangement of the plots, is to achieve a non  
suburban design form.....designers were quite keen to try a more 
 novel approach to the road layout and construction....dissuaded from 
this by the Roads Authority." 
Action - minor changes proposed in the southern area of the site(11/05) 


6 The existing two storey dwelling in the east that is proposed for 
demolition displays many traditional architectural features.
Consideration should be given to its refurbishment and re-use and
could be used as either a single dwelling or forming the basis of a 
design concept for a small scale apartment complex in this area of 
the site. Submit a full set of detailed drawings.

Agent response (27/5/05) - "Given the position of the building it is felt 
 that a replacement represents a far better housing option for a 
 future resident.......some traditional features is not sufficient 
justification for retaining it." 
Action - none. Proposed layout remained unaltered in this area of 
 the site (as shown in final layout submitted Nov 05). 


7 The land on which the development is proposed comprises of an 
extensive woodland area which is an important and heavily used
recreational and community resource, with a number of pathways 
running through it. Two paths maintained in layout and it is necessary 
to maintain the third footpath (leading from Dalfaber Drive towards the
River Spey). Also the currently proposed layout, especially towards
the eastern boundary, is inappropriate as house plots 47 - 55 extend
to the boundary and would result in the loss of the general public's
views of the River Spey and its setting. Amend layout to incorporate
public path along eastern perimeter adjacent to the golf course, and
also revise the layout to introduce pathways leading through the 
southern area of the site. 

Agent response 27/5/05) - "Access was a key design aspect of the 
designed layout....the new access road layout will provide walking 
routes, which will be used and offer safe walking routes." 
Golf course perimeter path - "such a path would cause considerable 
problems for the golf course.....would necessitate significant 
rethinking of the layout of the tees and fairways.....Decision 
to extend housing boundaries to the edge...was taken with the best
of design reasons." "New access road to service plots 47 - 55 will 
also provide a walking route......very wide spacing of the plots
there is intentional to ensure views will be maintained looking east." 


8 SNH note that the land may provide important resting sites and / or 
breeding sites for otters and bats. Habitat survey accompanying  
application does not address the issue in sufficient detail. Undertake 
a bat and otter survey and submit details for further assessment. 

Action - a further report on otters and bats was carried out by 
Marchfield Ecology (submitted Nov. 05).


9 Having regard to the proximity of the proposed development to the 
River Spey and the fact that Dalfaber Farm is known to have flooded
in the past it will be necessary to carry out a Flood Risk Assessment.

Agent response (27/5/05) - "The local plan identifies those parts of 
 Dalfaber Farm susceptible to flooding - all are outwith the planning 
 application site......it is questioned whether further flood risk 
assessment is required." 


10 SEPA noted that the proposed connection to the public sewer may 
require additional works to be adopted by Scottish Water, including
a new pumping station. Submit comprehensive details

Agent response (27/5/05) - "Discussions with Scottish Water have 
 taken place, and an adequate means of dealing with wastewater 
. will be provided in line with Scottish Water's requirements. This 
entails provision of sewers connecting to the main sewerage system 
in Aviemore and the newly upgraded wastewater treatment plant at 
Granish." 


11 Submit detailed information on the nature of the disused pit in the 
south western area of the site, especially details of the nature of the
materials which have been used.

Agent response (27/5/05) - "It is recognised that a ground condition 
 survey of this pit will be required.....suggested that this is a matter 
 that could be secured by a suspensive condition on the consent." 
Action - 2 dwelling houses removed from pit area, and proposed as 
open space / play area in revised layout of Nov 05. 


12 Submit a comprehensive tree survey for the entire site area, accurately 
detailing the species, location and number of trees to be (a) retained 
and (b) felled.

Agent response - suggestion that the whole site be the subject of a 
TPO, to guarantee a 'survey before design' process works. Trees to 
 be retained or felled are indicated on individual plot drawings. 


13 Some proposals contained in the 'Landscape Planning Layout' 
drawing are not reflected in the formal site layout plan. Submit a
detailed landscaping plan that reflects the proposals on the formal 
site layout plan. 

Action - revised Landscape Drawing submitted in Nov 05, including 
planting schedule. 


14 It is necessary to provide details on the methods of preservation and 
protection of trees in the event of development proceeding on the site.
Submit a comprehensive method statement, also addressing the
means by which trees in individual plots are to be retained. There is
concern that it would be difficult to regulate or ensure the preservation
of essential tree cover where individual householders may potentially 
be involved in making applications on plots. A more holistic approach 
is required and the concept of 'houses in the woods' should be borne 
in mind rather than the creation of a suburban housing development. 

Agent response - "It can only be surmised that the tree section of the 
Brochure has been misunderstood....The use of the TPO....would 
seem to us to cover the points raised perfectly adequately. The 
concept of houses in the woods is absolutely at the heart of the 
design approach."