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Cairngorms National Park
Supplementary Planning Guidance

Housing development in rural building groups

Consultation Draft
May 2010

Planning in the Cairngorms National Park

The Cairngorms National Park is the largest National Park in the UK,
encompassing areas of Highland, Aberdeenshire, Moray and Angus. A Scottish
Government consultation is taking place for extending the boundary into Perthshire,
towards the end of 2010.

Planning in the Cairngorms National Park is unique. It involves the Cairngorms
National Park Authority (CNPA) working alongside the Local Authorities, who
continue to deal with many of the planning applications within their respective areas.
All planning applications submitted must comply with all the policies in the
Cairngorms National Park Local Plan (once adopted) and any relevant Supplementary
Guidance.

Any planning application should be submitted to the relevant Local Authority in the
normal manner. The Local Authority checks to ensure all the necessary information is
supplied and registers receipt of the application. The CNPA is informed by the Local
Authority and then has 21 days to decide whether to call-in the application. Only
applications which are of general significance to the aims of the Park are called-in.
Thereafter the CNPA determines the application. In instances when planning
applications are not called-in, the Local Authority continues to act as the planning
authority.

This supplementary guidance sets out detailed advice to help you meet the
requirements of the policies in the Cairngorms National Park Local Plan. 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 provides additional information relating to Housing
Development in Rural Building Groups, as outlines in Policy 21 in the
Cairngorms National Park Local Plan. 

Policy 21 Housing Development in Rural Building Groups

Proposals for new housing development as part of an existing rural building group
which comprises three or more occupied dwellings will be permitted where the
proposal reinforces and enhances the character of the group, does not detract from
the landscape setting, and does not add more than one third to the existing size of
the group within the plan period (based on the size of the group on the date the
policy is implemented).

1.2 This policy allows for development of new housing within existing rural
building groups in appropriate locations in the Cairngorms National Park. The
opportunity for additional housing in these small cohesive groups is
recognised as an important means of sustaining reinforcing and rural
communities.

2.0 Introduction

2.1 Policy 21 aims to support appropriate housing development in existing rural
building groups, recognising the benefits of reinforcing and enhancing
dispersed small settlements and housing groups in aiding sustainable and
prosperous rural communities.

2.2 The policy will be used to allow for the development of new housing within
existing rural building groups where the proposal is an appropriate
contribution to the nature, character and amenity of the group. Any new
development proposed must demonstrate that it is connected to the existing
group through integration with existing built form, settlement pattern and
landscape features.

2.3 This guidance provides criteria, general principles and good practice advice,
clearly recognising the need to safeguard the character and amenity of rural
building groups, their landscape setting and ensure the highest standards of
siting and design. Proposals which do not meet the specific criteria will be
determined using other Local Plan policies. The conversion of any non
residential building into a dwelling will be considered under Policy 22 of the
Local Plan and not this policy. Early pre-application discussions are advised.

3.0 What is an existing Rural Building Group?

3.1 An existing rural building group is a group of at least three dwellinghouses
(other structures are not applicable) which are already completed and
occupied. It is demonstrable that a clear and recognised relationship exists
between the dwellings. The group must be well-connected and cohesive,
through built form or landscape features, in its pattern of development. This
may require validation by site inspection.

4.0 General site principles:

4.1 Any proposal must demonstrate satisfactory integration into the existing
building group in terms of pattern and layout within appropriate and clearly
definable sites (see Figure 1 below). They must:

4.1.1 Not add more than a third to both the cumulative area and number of
dwellinghouses within the group over the Local Plan period. (extant
permissions must be included in this calculation);

4.1.2 Positively contribute, reinforce and enhance the layout and pattern of the
existing rural building group. They are expected to be well-connected and
cohesive;

4.1.3 Be an appropriate addition to the building group, not detract from any
landscape setting or features and the general character and amenity;

4.1.4 Recognise and respond to the existing nature, siting and design of the group
including traditional features, the scale and proportions of neighbouring plots
and buildings;

NOTE: The section below is made up of or includes images which cannot be 
converted to text. Please see original PDF for reference. 

Figure 1: Example of cohesive, well-connected building group

4.2 Linear or ‘ribbon’ development along a roadside or landscape feature will not
be supported unless it is clearly reflects the traditional building pattern of the
area (see Figure 2 below). Appropriate infill development between existing
houses may be considered. Proposals to extend such groups beyond the limits
of existing groups will generally be discouraged.

NOTE: The section below is made up of or includes images which cannot be 
converted to text. Please see original PDF for reference. 

Figure 2: Example of inappropriate ribbon development

5.0 Other considerations

5.1 Any application or enquiry should be accompanied by a supporting statement
and information including: an Ordnance Survey based map highlighting the
specific site, the existing and proposed grouping and any landscape features.

5.2 Any proposals must recognise local infrastructure and service requirements,
whilst also accounting for impacts on rural character such as the requirement
for access roads.

6.0 Further Information

6.1 It is recommended that the following other sources of planning advice are read
in conjunction with this guidance.

Scottish Government
www.scotland.gov.uk/planning
Scottish Planning Policy
http://www.scotland.gov.uk/Publications/2010/02/03132605/0
PAN 72: Housing in the Countryside
PAN 44: Fitting Housing Development into the Landscape
Cairngorms National Park Authority
www.cairngorms.co.uk
Supplementary Planning Guidance
Sustainable Design Guide