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Cairngorms National Park
Supplementary Planning Guidance

CONVERSION AND REUSE OF EXISTING TRADITIONAL AND VERNACULAR BUILDINGS
CONSULTATION DRAFT FEBRUARY 2010 v.5

The Cairngorms National Park - The Planning Process

The Cairngorms National Park is the largest National Park in the UK,
encompassing areas of Highland, Aberdeenshire, Moray and Angus and soon to
include parts of Perthshire.

The planning process in the Cairngorms National Park involves a unique partnership
with the Cairngorms National Park Authority (CNPA) working alongside the Local
Authorities, who continue to deal with many of the planning applications within their
own respective areas. All planning applications submitted within the area of the
National Park are to have regard and must comply with all the policies in the
Cairngorms National Park Local Plan and any relevant Supplementary Guidance.

Any application for planning permission should always be submitted to the Local
Authority in which the development site is located, in the normal manner. The Local
Authority checks to ensure all appropriate information is present and registers receipt
of the application. The CNPA then has 21 days to decide whether to call in the
application, typically only dealing with applications which are of general significance
to the aims of the Park. Thereafter the CNPA takes responsibility for all aspects of the
determination of the planning application. In instances when planning applications are
not called in the Local Authority continues to act as planning authority.

This Supplementary Guidance has been produced to provide information to
applicants, setting out detailed advice and the requirements of the Cairngorms
National Park Local Plan which may form part of your application. It is recommended
that it is read in conjunction with other relevant guidance, such as the Sustainable
Design Guide.

1.0 BACKGROUND

1.1 This guidance note supplements Local Plan Policy 27: Conversion and Reuse
of Existing Traditional and Vernacular Buildings. This policy allows for the
sympathetic conversion of redundant traditional and vernacular buildings.
Policy 27 Conversion and Reuse of existing Traditional and Vernacular
Buildings Development proposals for the conversion of existing traditional and
vernacular buildings will be permitted where the following criteria are met:

a) the building is redundant for its original use, and it can be demonstrated
that it is unlikely to have a commercial or economic future in its current form;
and

b) the proposal is designed to maintain the style and character of the original
building in terms of form, scale, materials and detailing, where they contribute
positively to the context and setting of the area.

2.0 INTRODUCTION

2.1 Existing traditional and vernacular buildings, typically comprising steadings,
mills or other agricultural or industrial outbuildings often make a significant
contribution to the landscape character and cultural heritage of the National
Park. The conversion and reuse of such buildings offers opportunity for their
conservation and enhancement, bringing them back into effective use. It also
recognises the significant embodied energy found within these often
substantial buildings. The policy seeks appropriate new uses - residential,
commercial or industrial, ensuring that alterations are carried out in a sensitive
and innovative manner that both conserves and enhances the essential style
and character of each building. Conversions should reinforce the original
architectural qualities of a building, while recognising opportunities for
innovative and contemporary interventions.

2.2 In the event that the original building is found to require reconstruction
because of structural issues, the planning authority will look to other policies
outwith the scope of this guidance.

2.3 This guidance note aims to provide advice, general considerations and outlines
the information required to be submitted as part of your planning application.
It is recommended that this is read in conjunction with other supplementary
planning guidance, including the Sustainable Design Guide, which will set out
in more detail advice and requirements on siting, design and materials to
minimise the environmental impact of development.

3.0 DESIGN PRINCIPLES - SYMPATHETIC CONVERSION

General Principles

• Where proposals would require the conversion, significant alteration or any
demolition of integral parts or components of the original building, the
finished building should generally not look significantly different from the
original one;

• In adapting or converting buildings, especially those of historic character, the
use of the building should be altered to suit its form, rather than adapt the
building to suit the use, the style and character should be conserved and
enhanced, within practical limits. Often the best conversions reinforce the
original architectural qualities of a building.

• In all instances, the footprint and envelope of the existing building should
remain dominant, extensions and modern interventions will be acceptable if
satisfactory in terms of design, siting and layout; materials and style;

Alterations

• The original building features and openings should be retained and enhanced
where possible, ensuring a sympathetic approach whilst recognising modern
living standards – the number of window openings should be limited, while
the use of roof lights is favoured as opposed to dormers. Alterations should be
the minimum necessary to allow the building to function adequately in its new
use, and should not disguise its original purpose, ridge heights, wallhead
heights and roof profiles should generally not be altered;

• Extensions should be subservient in scale and massing, affording more
effective use of the existing building; complimentary materials such as
stonework or timber should be utilised to match the existing building;

• The use of existing window and door openings should be integral to the design
and layout, the formation of new openings kept to a minimum, allowing for
the retention of the character of the building;

• Alterations to roofs should generally be avoided, many traditional and
vernacular structures typically would feature roof lights and few dormer
windows – simple roof forms are preferred;

• Any special features including any ornamental or decorative elements should
be retained or reused as appropriate;

• The opportunity to reuse materials is encouraged, including any stonework
downtakings and other materials;

• In as much as the original building would allow, opportunities for solar gain,
micro-renewables or other passive energy should be investigated.

Ancillary Buildings

• Ancillary buildings in good condition should be retained where possible, any
new buildings should respect the setting of the original building in terms of
location, scale and materials.

Boundary Enclosures, Access and Services

• Boundary enclosures should be retained where available including dykes,
hedgerows or other traditional treatments, high ‘suburban style’ close-boarded
timber fencing or panels should be avoided;

• Car parking layouts including access tracks and driveways should not
dominate courtyards, curtilages or detract from the setting of the building;

• Lighting and other services should be sited sensitively and unobtrusively.

Permitted Development Rights

• The planning authority may consider removing permitted development rights
of the new property (i.e. planning permission would be required for roof
lights, conservatories or for other minor alterations) to ensure the character of
the development is retained.

4.0 GENERAL CONSIDERATIONS

4.1 The conversion should be to a use appropriate for the site, and its
surroundings, and could include employment, tourism, recreation, or housing -
the new use should not conflict with existing adjacent land uses and activities.
The proposals should strive to retain the original character of the building, the
new use being accommodated with as little adaption and alteration as is
necessary.

Structural Survey and other information

4.2 In support of any planning application for conversion or reuse of a traditional
or vernacular building; the following information should be submitted:

• A reasoned justification to support the change of use, renovation and
conversion of the building should be included. This should satisfy the planning
authority that the original use of the building is no longer viable and
demonstrate effectively that the building is redundant and no longer fit for
purpose;

• Survey drawings - highlighting details of the existing building including
windows, openings and other features;

• A structural survey and condition report produced by an independent structural
engineer which verifies that the building is capable of conversion. This should
indicate the integrity of the building and provide comprehensive evidence to
demonstrate the soundness of any parts of the building to be affected;

• Any biodiversity or habitat value must be assessed, and appropriate action
taken into account for any particular interests found for example bats and
squirrels. It should be noted that in most circumstances a bat survey is required
and should be submitted at the date of submission of a planning application,
see the Natural Heritage supplementary planning guidance for further
information;

• Details on adequate foul and surface water disposal including drainage tests,
as required should be submitted.

5.0 FURTHER INFORMATION

5.1 It is recommended that the following other sources of planning advice are read
in conjunction with this guidance note, available on the Scottish Government
and the Cairngorms National Park Authority websites
http://www.scotland.gov.uk/planning and www.cairngorms.co.uk. 

Other useful information is contained within:
- PAN 72: Housing in the Countryside
www.scotland.gov.uk/Publications/2005/02/20637/51636
- Scottish Government ‘The Conversion of Farm Steadings’
www.scotland.gov.uk/Resource/ Doc/156688/0042110.pdf
- Bats in buildings - www.snh.org.uk/pdfs/species/ BatsBuildings.pdf
-The Barn Owl Trust www.barnowltrust.org.uk
- Cairngorms National Park Sustainable Design Guide
- Cairngorms National Park SPG Natural Heritage