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CAIRNGORMS NATIONAL PARK AUTHORITY 
Paper 2 11th December 2009 



Title: REPORT ON CALLED-IN PLANNING APPLICATION 
Prepared by: DEREK MANSON, PLANNING OFFICER (DEVELOPMENT MANAGEMENT) 

DEVELOPMENT PROPOSED: RENOVATION AND CONVERSION OF 
SCHOOLHOUSE TO DWELLING HOUSE, WITH TIMBER EXTENSION 
AT OLD BALLOCH SCHOOLHOUSE, GLENBUCHAT STRATHDON 

REFERENCE: 09/203/CP 
APPLICANT: MR NORMAN DUNCAN 
DATE CALLED-IN: 10 JULY 2009 
RECOMMENDATION: REFUSE 


Fig. 1 - Location Plan. 



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SITE DESCRIPTION AND PROPOSAL 

1. Full planning permission is sought for the conversion of a former schoolhouse 
building to form a dwellinghouse at Balloch School in Strathdon. The old 
schoolhouse is located just of the A944 road which runs from Bellabeg to 
Glenbuchat Lodge. The schoolhouse is located in the valley near to the head of 
the Burn of Balloch, within the fringes of a coniferous plantation. The school 
house is currently in a very poor state of repair, and does not have a roof. 

2. The schoolhouse is rectangular and single storey. It would have likely had a slate-
roof, however, this is no longer in place. There is a porch on the southern 
elevation of the building and a coal store on the other side. The attached coal 
store is constructed of corrugated iron, while the slightly offset porch is a little 
narrower than the main building but finished in materials to match the 
schoolhouse. The exterior of the building has been rendered except for the 
north elevation which has exposed stone. 

Figure 2 Schoolhouse from the road.
Figure 3 Schoolhouse and porch. 
Figure 4 Internal walls and chimney. 

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3. The proposal is to convert the former Balloch schoolhouse into a dwellinghouse 
including a timber rear extension which would be located behind the existing 
school house with a glazed link joining the schoolhouse and the proposed 
extension. The proposed rear extension would require a new opening into the 
wall of the schoolhouse. This part of the wall has been shown on the structural 
survey as being required to be rebuilt as it is currently in a poor state and partly 
fallen down. The existing coal store is proposed to be removed and replaced 
with a new side extension “snug”, which also requires a new opening into the 
wall of the school house. The proposed finish on the roof of the schoolhouse and 
extension would be natural slate. The roof on the link would be finished with 
lead. It is proposed that the existing walls on the school house be exposed and 
pointed with the walls on the proposed extension being constructed with timber 
linings. The windows are proposed to be timber sash and case style. 

Figure 5 Elevations of the proposed conversion and extension. 

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Figure 6 Proposed floor plans for the conversion and extension. 

4. A new access would be constructed from the A944 Glenbuchat to Bellabeg road, 
providing access for the site and parking for three vehicles, as well as turning 
within the site. The proposed site layout and access details are shown in Figure 7. 

Figure 7 Proposed site layout. 

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DEVELOPMENT PLAN CONTEXT 

National Planning Guidance 

5. Scottish Planning Policy (SPP) 3 Planning for Housing recognises that 
housing in rural areas should generally be directed towards towns and villages. 
However, the guidance also points out non-residential buildings in the 
countryside which are no longer required for their original purpose can offer 
opportunities for conversion to dwellings. Residential and business conversions 
are a way of retaining buildings which contribute to local character, and can 
result in distinctive assets to the local environment. Proposals for the sensitive 
re-use, conversion or rehabilitation of buildings which can be accessed safely and 
serviced readily should be viewed sympathetically. 

6. Scottish Planning Policy (SPP) 15 Planning for Rural Development 
generally encourages the re-use of existing non-residential buildings for housing. 
The policy goes on to note that in many rural areas there are small sites (eg 
sawmills and brickworks) which cease to be required for their original purpose 
where conversion to residential use would bring about a net environmental 
benefit subject to a range of detailed criteria such as proximity to services, 
design, drainage, highways etc. 

7. Planning Advice Note 72: Housing in the Countryside sets outs its 
purpose to create more opportunities for good quality rural housing which 
respects Scottish landscapes and building traditions. PAN 72 identifies the 
conversion or rehabilitation of rural buildings as an example of one of the main 
opportunities to accommodate housing in the countryside. It details the benefits 
of this type of activity including bringing a building back to life whilst also 
providing an opportunity to sensitively conserve the built heritage. PAN 72 
provides advice on factors such as scale, materials and design. 

Aberdeen and Aberdeenshire Structure Plan 2001-2016 (NEST) 
8. Policy 12: New Housing in the Countryside beyond the Green Belt 
states that there shall be a presumption against house building in the countryside 
beyond the green belt except (d) the conversion of an existing non-residential 
vernacular building to a single house or up to three residential units with 
associated business space, which is conveniently accessible to local services by 
public transport, foot or bicycle. Any such conversions must be within the 
building’s original structure and must retain the building’s original character. 

9. Policy 13: Developer Contributions require developers to address the 
impact of development by meeting needs specified in Local Plans. Contributions 
will be related to the scale and type of the new development proposed. 

10. 
Policy 21: Design seeks a constant improvement in the standards of design. 

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Aberdeenshire Local Plan (Adopted June 2006) 
11. Policy Gen\1 Sustainability Principles considers that development will be 
assessed against sustainability indicators that relate to the local environment, 
community and economy, demonstrated by whether the proposal accords with a 
range of criteria including d) protecting or enhancing any valuable natural 
resources including landscapes and wildlife habitats or species; e) does not 
damage built or cultural heritage resources; and f) does not impact negatively on 
the character, including landscape character, environment or amenity of the 
surrounding area. The policy concludes that where the assessment concludes 
that there is significant uncertainty as to whether the proposed development 
would cause substantial harm, the precautionary principle will be applied. 

12. Policy Hou/4 part 1: New Housing in the Countryside states that the 
erection of new housing in the countryside will be approved, in principle if: a)it is 
for a full time worker in an enterprise which is itself appropriate to the 
Countryside; b) the presence of that worker on-site is essential to the efficient 
operation of the enterprise; c) there is no suitable alternative residential 
accommodation available; d) the proposed house is within the immediate vicinity 
of the worker’s place of employment; e)it conforms with Appendix 1 

13. Policy Hou/4 part 2: New Housing in the Countryside states that in the 
Countryside, the conversion of an existing non-residential vernacular building for 
housing will be approved, in principle, if the original building contributes to the 
traditional character and landscapes of the area and: a) the conversion is to a 
single house; or b) the conversion is to a single house combined with space for a 
business; or c) the conversion is to two or three houses, accessible to local 
services by public transport, foot or bicycle. In all cases, the developer will be 
required to demonstrate that a)the existing building contributes to the traditional 
character of the area and is largely intact; b)the existing building is no longer 
required or suitable for its original purpose; c) existing and proposed 
neighbouring uses are compatible with housing and any business use proposed; 
d)the converted building would largely preserve its existing form, retain its 
vernacular appearance, and maintain its contribution to the traditional character 
and landscape of the area; and e) regard has been had to the guidance contained 
in Appendix 2. 

14. Appendix 2: Conversion of Non-Residential Buildings in the 
Countryside states that the conversion of traditional non-residential vernacular 
buildings to residential use is only appropriate where the original structure 
contributes towards the traditional character and landscape of the area. Buildings 
which are not of value in these terms will not be appropriate for conversion to 
residential use. The building should be largely intact, at least in respect of its 
external walls and roof. Issues regarding its structural strength and stability will 
require to be addressed, but any strengthening or renewal which is required 
should not detract from its traditional appearance or vernacular character. 

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15. A conversion should be considered only where the building has a traditional 
character worth retaining (with well-established and recognised proportions and 
features) and is large enough for the proposed use. When it is decided a 
conversion is possible and worthwhile, the primary objective should be to retain 
the original character of the building and the secondary objective should be to 
provide the new use. Alterations to the building should be kept to a minimum 
and retain as much of the original character and form of the building as possible, 
e.g sympathetic doors and windows, very limited use of non-traditional materials, 
style and extent of wall openings, etc. Extensions to the original footprint or 
structure should only be proposed where these are both important to the new 
residential use and do not detract from the building’s appearance and 
contribution to the character of the rural area. 

16. Policy Inf/1: Roads and Accesses states that new roads or other accesses will 
be approved if they are designed to be safe, convenient for pedestrians, cyclists 
and public transport, resource efficient and cause minimal impact on the 
character of the site and surrounding area. 

17. Policy Inf/4a: Drainage and Water Standards states that development will 
be approved in principle if, when required, private infrastructure including a 
septic tank can be provided without negative impacts on public health, the 
environment or the quality of ground water and where requested, a drainage 
impact assessment has been provided by the developer. 

18. Policy Inf/5: Water Supply states that development will be approved, in 
principle, if it can be satisfactorily served by a mains water supply, or if the 
developer is able to demonstrate an alternative adequate supply, including where 
necessary, potable water supply. 

Cairngorms National Park Plan 2007 
19. The Park Plan highlights the special qualities of the Cairngorms, stating that the 
“Cairngorms is widely recognised and valued as an outstanding environment 
which people enjoy in many different ways.” It recognises that there is a wide 
diversity of landscape, land-uses, management and community priorities across 
different parts of the Park. In a section entitled ‘Living and Working in the Park’ 
the subject of ‘housing’ is explored. The Strategic Objectives in relation to 
housing refer to the need to ensure greater access to affordable and good quality 
housing in order to help create and maintain sustainable communities. 
20. In terms of ‘Conserving and Enhancing the Natural and Cultural Heritage’ the 
National Park Plan includes a number of objectives in relation to Landscape, Built 
and Historic Environments. Strategic Objectives include maintaining and 
enhancing the distinctive landscapes across the Park and ensuring that 
development complements and enhances the landscape character of the Park. 
Of particular relevance to the current proposal are the strategic objectives 
relating to landscape and the built environment which seek to ensure that 
development complements and enhances the landscape character of the Park; 
understands and conserves the archaeological record, historic landscapes and 
historic built environment. 

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CONSULTATIONS 
21. Aberdeenshire Council Transportation and Infrastructure (Roads) 
Section have no objections to the application subject to conditions being applied 
to any grant of planning consent. 

22. Aberdeenshire Council Contaminated Land Section have advised that 
there is no indication of any past use or activities on site that may have caused 
contamination and there is not known to be any asbestos in the building. 

23. Aberdeenshire Council Planning Gain section has examined the proposal 
and the consultation response indicates that a financial contribution is required 
towards affordable housing and secondary education. 

24. Aberdeenshire Council Environmental Services note that a private water 
supply is proposed. The applicant should supply information relating to the 
quality and quantity of the private water supply including information to ensure 
that the water supplies of no other nearby properties would be detrimentally 
affected. 

25. Aberdeenshire Council Environment Team has said the proposals are 
acceptable subject to a photographic survey being undertaken by the developer 
and approved by the planning authority. The photographs should be deposited in 
the Local Sites and Monuments Record. 
26. Donside Community Council – No response at time of writing report. 


REPRESENTATIONS 
27. The proposal was advertised on 10th July 2009 in the Piper and Herald as 
contrary to the Development Plan. No representations have been received to 
the proposal. 

APPRAISAL 
28. Full planning permission is sought to renovate and convert the former Balloch 
schoolhouse to form a single dwellinghouse. The proposal includes the formation 
of a new access and erection of rear timber extension and glazed link for the 
proposed dwellinghouse. The applicants also propose to remove the existing coal 
store and replace it with a side extension “snug”. The overall floor area of the 
original building is 66sq.m with the proposed extension including glazed link and 
snug, being 60sq.m. The initial submission was larger in size and the proposed 
extension was one and half storeys in height. After discussions with the planning 
officials the proposals were reduced in size and scale. 

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The Principle of the application 
29. As the existing building has no roof, the principle of conversion to residential use 
is contrary to Appendix Two of the local plan. The applicants have said that in 
order for the conversion to be worthwhile there is a need for an extension to be 
situated to the rear of the schoolhouse with a glazed link between the 
schoolhouse and the proposed extension. This would help to retain the 
character of the existing school house but also make the conversion to a 
dwellinghouse practical. 

30. The proposed extension would be finished in timber linings and would contain 
three bedrooms one of which is ensuite and a separate bathroom. Whilst 
recognising the schoolhouse has a strong cultural value and that the proposed 
design of the extension ensures the character of the school house is maintained 
the proposal is considered to be contrary to Policy 12 in the Structure Plan as 
“any such conversions must be within the building’s original structure”. The 
proposal is also considered to be contrary to Policy Hou/4 (Part 2) of the local 
plan which states “the converted building would largely preserve its existing 
form, retain its vernacular appearance, and maintain its contribution to the 
traditional character and landscape of the area”. 

31. The applicant was asked to supply a structural survey for the property to attest 
to the stability of the building and its practicality for conversion. This is attached 
in Appendix One. The structural survey recommended that “an experienced stone 
mason should comment on the practicalities of making good the walls in their current 
condition, as on opening up of the walls and starting to re point/mortar the walls it may 
be large areas if not all of the walls may require to be taken down and rebuilt to safely 
and permanently make good the structural integrity of the walls. If it is considered 
impractical for areas of the walls to be repaired any new walls should be built on 
suitable new foundations and suitably tied/jointed, to the engineer’s details.” 

32. A stonemason was also asked by the applicant to comment on the proposals and 
in discussion with the engineer they both advised that they were “satisfied the 
School can be structurally made good and it appears that once the stone mason starts 
and gets into the walls, where he finds local areas of the walls where the mortar has 
degenerated, these areas can be taken down and cleaned back to sound mortar then 
brought back up as required.” 

33. Based on the structural survey and the comments from the engineer and 
stonemason, which were submitted by the applicants agent, it does not appear 
that the walls in their present condition are structurally sound and there is a 
strong likelihood that all of the walls may require to be taken down. It is the view 
of the CNPA that given the information contained in the structural survey the 
building is not capable of conversion in its current form and if all the walls had to 
taken down and rebuilt, then this would remove the cultural heritage value of the 
building which is the key aim of the project and would result in a new house in 
the countryside without a justification. The proposal would therefore be 
contrary to the requirements of the Development Plan. 

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34. The schoolhouse building is considered to contribute to the cultural heritage of 
the Glenbuchat area and is also recorded on the inventory of the National 
Monument Record. A statement in support of the application from the 
applicant’s agent is shown in Appendix Two. This supporting statement makes 
the case for the retention of the old school and states that “if something is not 
done with this building within the next year it may be beyond repair, and then will be 
lost to the community forever”. The supporting statement goes on to say “when 
great effort is going into the fragile cultural heritage in so many ways – story-telling, 
music etc, surely the physical preservation of the local school, especially one in such a 
special setting, has to be important to the Cairngorms National Park’s aims and 
achievements?” 

35. However, despite there being a case made on retaining the cultural heritage value 
of the building it is felt that the principle of conversion on this site is, as 
previously stated, contrary to Policy 12 from the Aberdeen and Aberdeenshire 
Structure 2001-2016 (House Building in the Countryside Beyond the Green Belt) 
and also contrary to Policy Hou/4 and Appendix Two of the Aberdeenshire Local 
Plan (New Housing in the Countryside). Even if the CNPA considered that there 
was cultural and historical interest aspect to the old schoolhouse, in principle to 
justify a departure from these policies the findings of the structural survey on the 
suitability of the existing building for conversion mean that the CNPA cannot 
consider the schoolhouse to be capable of conversion and therefore the principle 
of the conversion cannot be supported. 

Technical Issues 
36. Foul drainage will be to a septic tank and there would appear to be ample land 
within the applicants control to allow for this. 
37. Access to the site is to be taken via a new access from the A944 Glenbuchat to 
Bellabeg road. It is proposed to have parking and turning for three cars. 
Aberdeenshire Roads have looked at the application and recommend a number 
of conditions which are achievable at the site. 
38. The proposed water supply is to be from 
a private source. Aberdeenshire 
Environmental Health have advised that investigations will need to be carried out 
with regard to the quality and quantity of the proposed supply which will include 
an aspect that needs to ensure that any existing users of the supply are unaffected. 

Conclusion 

39. It is accepted that the schoolhouse building has a strong cultural and historical 
value to the local area. However, from the information contained within the 
structural survey it is considered that the schoolhouse is not capable of 
conversion therefore the proposal would result in a new house in the 
countryside without a justification. This would therefore be contrary to the 
Development Plan policies. Furthermore, due to the proposed conversion not 
being within the buildings original structure and not having a roof this is also 
contrary to the Development Plan policies. Therefore, in light of the building 

Page 11

being incapable of conversion the proposed conversion is recommended for 
refusal. 

IMPLICATIONS FOR THE AIMS OF THE PARK 
Conserve and Enhance the Natural and Cultural Heritage of the Area 

40. The site is not located in a sensitive area in terms of nature conservation. 
Although the site is fairly prominent in the immediate landscape, the building 
already exists and the scale and design of the extension would not provide any 
significant landscape or visual impacts which would impinge on the character of 
the countryside. In relation to cultural heritage, the proposals would result in 
the removal and rebuilding of some, if not all of the walls of the existing building, 
and this would arguably remove the cultural heritage value of the building to the 
area. 

Promote Sustainable Use of Natural Resources 
41. There are no discernible effects, positive or negative, in terms of this aim. 

Promote Understanding and Enjoyment 
42. There are no implications for this aim 

Promote Sustainable Economic and Social Development 
43. The location of an additional house in the countryside on this site has the 
potential to add to servicing costs for the local community in terms of services 
such as school transport, refuses collection, fire and health etc and would tend to 
promote reliance upon the private car. 

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RECOMMENDATION 

That Members of the Committee agree to a recommendation to: 

Refuse Full Planning Permission for the renovation and conversion of 
schoolhouse to a dwelling house, with timber extension at Old Balloch 
Schoolhouse, Glenbuchat, Strathdon for the following reasons; 

1. That the proposed steading conversion is not contained within the building’s 
original structure and currently does not have a roof. The proposal is therefore 
contrary to Policy 12: House Building in the Countryside Beyond the Green Belt 
as contained in the Statutory Aberdeen and Aberdeenshire Structure Plan 20012016 
and Policy Hou/4 (Part 2): New Housing in the Countryside of the 
Aberdeenshire Local Plan 2006. These policies aims to secure the contribution 
that redundant traditional vernacular buildings make to the traditional character 
and landscape of the area but specifies that the buildings must be largely intact, 
large enough for the proposed use, be within the buildings original structure and 
retain the buildings’s original character. 

2. The proposed steading conversion is not considered to be capable of conversion 
therefore this would result in the erection of a new house in the countryside 
which is without a suitable justification. Therefore the proposal is contrary to 
Policy Hou/4 (Part 1): New Housing in the Countryside of the Aberdeenshire 
Local Plan 2006 and would set a precedent for further unjustified development of 
this nature in the countryside. 

Derek Manson 
14th November 2009 
planning@cairngorms.co.uk 

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.