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BUSINESS DEVELOPMENT STATEMENT - AUGUST 2010
PROPOSED DWELLINGHOUSE AND ASSOCIATED LANDSCAPING
ATGLENKINDIE ESTATE, ABERDEENSHIRE
UPDATED NEED/ECONOMIC JUSTIFICATION STATEMENT
IN SUPPORT OF
OUTLINE PLANNING APPLICATION REF
09/263/CP (M/APP/2009/2486)
12 Alva Street
Edinburgh
EH2 4QG
Tel: 0131 220 7777 Ref: 14745/5
Fax: 0131 220 7778 Date: July 2010
Email: andrew.bennie@bartonwillmore.co.uk

Copyright
The contents of this document must not be copied
or reproduced in whole of in part without the
written consent of Barton Willmore LLP.
Desk Top Publishing and Graphic Design by Barton Willmore

CONTENTS
1.0 - INTRODUCTION

2.0 - POLICY BACKGROUND

3.0 - NEED/ECONOMIC JUSTIFICATION

4.0 - CONCLUSIONS

1.1 Barton Willmore are instructed by Frogmore (Scotland)
Ltd to prepare and submit this statement in further support
of planning application 09/263/CP (M/APP/2009/2486),
which seeks permission for the erection of a dwellinghouse to
serve as a shooting lodge and worker’s base with associated
landscaping works at a site which lies within the Glenkindie
Estate, Aberdeenshire.

1.2 As requested by the Cairngorms National Park Authority, this
statement provides further details as regards the need/economic
case which provides part of the justification for the proposed
dwellinghouse and should be read in conjunction with both
the planning statement lodged as part of the original planning
submission and all other supporting information.

INTRODUCTION

B2.1 The PAlanning SCtatement KGROUND
submitted in support of this
outline planning application,
dated July 2009, sets
out in detail, the policy
background against which
these proposals require to
be assessed. Following an
assessment of the merits of the
application against this policy
background, and in the light
also of those relevant material
considerations, our Planning
Statement highlights the
acceptability of the proposed
development in development
plan terms.

2.2 To this end, we would reemphasis
the following points:

• The proposed development
is wholly consistent with
the principles which
underpin SPP3 Planning
for Housing, in terms of
the degree to which they;
promote rural regeneration;
embody sound
principles of sustainable
development; and, assist
in enhancing the rural
environment.

• The application proposals
respond directly to the
terms of SPP15 Planning
for Rural Development,
which highlights the
unmet demand for unique,
bespoke houses in rural
locations. Similarly, the
proposals respond to the
advice on quality, design
and use of material which
is set out in PAN67
Housing Quality and in
PAN72 Housing in the
Countryside.

• Policies set out within
the approved Structure
Plan promote the concept
of low impact, well
designed and high quality
new development in the
countryside, which respects
the environment and
provides a sense of place.

• Whilst located within the
countryside and within
an AGLV, the policies of
the adopted Local Plan
do not presume against
development, where the
scale, location and design
of the development in
question do not detract
from the quality or
character of the landscape,
and consideration is given
to the conservation and
enhancement of the natural
heritage of the area.

• The adopted Local Plan
allows for conversion
and replacement, and
the development of new
dwellinghouses, subject to
justification on a case by
case basis.

• Policies set down within
the emerging CNPLP allow
for new dwellinghouses
in the countryside where
the new dwellinghouse
is required in relation to
the efficient and effective
operation of an enterprise
which is itself acceptable
within the countryside.

J3.1 DUuring the cSourse oTf our IFICATION
ongoing discussions with
officials of the Cairngorms
National Park Authority, we
have been requested to provide
additional details of the
land management/economic
justification for the proposed
dwellinghouse, in further
support of the application
proposals. We are pleased
to provide this additional
information in the following
sections of this statement.

EXISTING OPERATIONS

3.2 Glenkindie Estate extends
to some 7300 acres, comprising
open moorland, 10 tenanted
upland farms, 1 inhand home
farm, forestry, 6 let cottages,
5 employees cottages and
fishing in the River Don.
The Estate is divided by the
River Don and is centred on
Glenkindie House, a Category
A listed building dating from
the 18th century which lies
within the northern portion
of the Estate. The full-time
staff currently employed
on the Estate comprise the
Head Gamekeeper, Assistant
Gamekeeper, Gardener,
Cook/Housekeeper couple
and a General Handyman.
Additional catering and
cleaning staff are employed on
a casual basis, in association
within the Estates existing
sporting function, with
additional gardening staff
being employed on a seasonal
basis.

3.3 The Estate is managed
primarily as a sporting and
agricultural estate. Presently,
in a typical year there are
12 days pheasant shooting.
Grouse stocks have decreased
in recent years and are
presently only sufficient to
provide two days shooting per
season. In addition red and roe
deer stalking also takes place
throughout the appropriate
seasons. The shooting has
in the main been used by the
owners in connection with
their wider business activities
but normally 3 days pheasant
shooting are let annually and
a further day is donated to a
sporting charity auction. On
average a team of 30 beaters
and pickers-up is engaged on a
casual basis on each shooting
day.

3.4 The supply chain associated
with the various elements
of these sporting activities
generates a significant level
of spend within the local
economy, details of which are
set out later in this statement.

3.5 The Fishings in the River
Don provide salmon and
brown trout fishing and there is
also brown trout fishing in the
Deskry Water which flows past
the application site.

3.6 The let farms are held
on secure tenancies. All the
tenants depend on breeding
livestock for their livelihood,
as the land is largely unsuited
to arable cropping, a number of
the holdings lying around the
1000’ contour. The in-hand
Home Farm land extends to
500 acres or thereby which is
let on a seasonal grazing basis.

3.7 The areas of forestry
plantation are for the most part
situated in the northern portion
of the Estate and extend to
400 acres or thereby. These
comprise Scots Pine, European
Larch and Sitka Spruce at
various stages of maturity. The
are also a number of areas of
amenity woodland, comprising
oak and birch which have
little commercial timber value
but add greatly to the overall
amenity of the Estate.

3.8 The day to day activities
of the Estate include heather
burning, rearing, feeding and
general management of those
game species found within
the Estate and also, very
importantly, the legal control
of predators. The latter activity
is of considerable benefit to
non-quarry species, particularly
capercaillie, of which the
Estate is fortunate to have a
number of resident breeding
pairs. The management of
the day to day activities of the
Estate is undertaken from a
base located at the House and
also from the Home Farm.

3.9 An SNH initiative is
underway to study the
population spread, density
and habitat of red squirrels
and how to control the threat
of from grey squirrels.
Furthermore, a joint study
between SNH and Aberdeen
University is being carried
out over the Dee and Don
catchment area to establish
a management/elimination
strategy for mink with a view
to regenerate the bank vole and
in turn otter populations. The
Estate management are aware
of both of these studies and
are considering how best to
assist in their carrying out and
implementation as part of the
wider landscape management
strategy for the Estate.

3.10 At present, there is no
management base within the
southern part of the Estate.
Consequently, the Estate
keepers require to undertake
time consuming round trip to
reach those parts of the Estate
which lie within the vicinity
of the application site, which
significantly compromises
their ability to effectively and
efficiently manage the day to
day activities of this part of the
Estate. As such, the southern
side of the Estate is underused
and less well maintained than
the northern side. Therefore,
the full potential of the
southern side of the Estate
has not been developed, from
a sporting point of view and
also from the point of view
of maximising its forestry,
amenity and agricultural
potential.

3.11 The establishment of
the proposed dwellinghouse
within the southern part of the
Estate would significantly aid
the day to day management
requirements and would also
allow a much stricter control
to be exercised over poaching,
through the physical presence
that it would create within
this relatively remote part
of the Estate. The worker’s
accommodation with dog
kennels and runs, provided
as an integral part of the
dwellinghouse, will serve as
a worker’s base during the
day and will allow for staff
to stay on site as and when
necessary for early mornings
or for an overnight presence
on this side of the Estate,
as a consequence of either
landscape management or
shooting activities.

3.12 In addition to the two
directors of the Estate, who
both own and have overall
control over all aspects of
the management and running
of the Estate, the day to day
sporting activities of the Estate
are managed by the two full
time keepers.

3.13 The various sporting
activities undertaken within the
Estate, which are reflective of
the various shooting seasons
associated with the individual
species concerned, follow the
calendar set out below:

NOTE: TABLES OF INFORMATION CANNOT
BE CONVERTED TO TEXT. PLEASE SEE 
ORIGINAL PDF FOR REFERENCE.

Red
Deer
Stag July 1 - October 20
Hind October 21 - February 15
Roe
Deer
Buck April 1 - October 20
Doe October 21 - March 31
Grouse
August 12 - December
10
Pheasant October 1 - February 1
Woodcock September 1 - January 31
Duck September 1 - January 31
Salmon
fishing
on the
River Don
February 11 - October 31

3.14 This calendar demonstrates
clearly that the Estate’s
sporting function covers all 12
months of the year.

3.15 The current sporting
programme produces an annual
average of –
Grouse 50
Pheasants
(from 6500 poults released)
2500
Ducks and woodcock 46
Red Deer Stags 25
Roe Deer Bucks 15
Salmon 12

At present levels, these returns
have the potential to generate an
income of £95,000 per annum.
(This figure does not include the
associated supply chain spend).

3.16 It is considered essential
to the continued efficient
and effective running of this
established estate enterprise,
and to allow also for further
investment to be made
therein, for the Directors of
the Estate to have a physical
presence in both parts of the
Estate. This would allow the
Directors to be both on-hand
and within easy reach of all
parts/aspects of the business
and would, amongst other
things, allow them to properly
oversee the implementation
of the Estate’s Landscape
Management Strategy, details
of which have been submitted
in support of this application.
In the absence of any existing
dwellinghouses within the
southern part of the Estate,
the proposed dwellinghouse,
which makes use of the site
of a former estate dwelling,
is required also in connection
with the implementation of this
strategy.

3.17 Glenkindie House would
continue to fulfil its present
and essential functions in the
context both of the northern
part of the Estate and also that
of the wider Estate/business
activities, with it being
specifically noted that none of
these existing functions would
cease or be diminished in any
way as a consequence of the
proposed development.

3.18 The Directors visit the
Estate regularly throughout
the year but normally
independently of each
other as it is not always
practicable or appropriate for
both to occupy Glenkindie
House simultaneously. The
construction of a new dwelling
will allow both Directors to
visit the Estate at the same
time, in turn facilitating
regular and more beneficial
management meetings.

3.26 The Estate already has
a policy of employing local
tradesmen and suppliers
whenever practicably possible.
At present, over £50,000
is spent on local supplies
associated with the existing
shooting operations. This
includes costs associated
with rearing pheasants such
as feed and fencing, gun
supplies and vehicle hire. It is
anticipated that the creation of
a second property will double
this expenditure with local
businesses. Preference will also
be given to local contractors
in the construction of the new
building thus further assisting
the local economy.
3.27 In providing catering
for guests at the Estate, local
suppliers are used for the
purchase of all food and
drink, with the average spend
per person per day per visit
being £75 (excluding drink).
Shopping trips to Deeside and
Speyside currently feature
prominently in the itinerary
of the owners and their guests
at Glenkindie House. This
further benefit to the local
economy will be expanded by
the visitors to the proposed
dwellinghouse.

INCREASED SPORTING AND LEISURE ACTIVITIES

3.19 In addition to providing
independent accommodation
for one of the Estate’s
Directors, the proposed
dwellinghouse would be
available for let to paying
guests on a catered or selfcatered
basis as part of the
Estate’s sporting/shooting
facilities, and would also
augment the accommodation
which is, and will remain,
available within Glenkindie
House itself.

3.20 The proposed
dwellinghouse would
be available for this use
throughout each of the seasons
noted under paragraph 3.13
above and would also provide
accommodation for lunches,
dinners and other guests/
corporate requirements.
The use of the proposed
dwellinghouse for these
various purposes would both
benefit and allow for the
expansion of the Estate’s
commercial activities.

3.21 As a consequence of
enquiries which have been
received for Glenkindie House,
the applicants perceive a
demand for accommodation of
the type which the proposed
dwellinghouse would offer.

3.22 Traditionally, there has
always been a demand for
Highland Lodges of the type
proposed under this application
but in the light of the recession,
unfavourable currency rates
and the cost and uncertainty of
air travel, this type of letting
is viewed as an expanding
market.

3.23 There is a recognised
and strong demand for short
term shooting lets in the area.
Glenkindie’s reputation as a
quality shoot means that any
available days let readily. The
charity auction day always
attracts premium bids.

3.24 In order to develop the
sporting potential further areas
of forestry plantations will be
established to provide game
holding cover and release
areas. The existing programme
of moorland management
will be intensified through
heather burning, gritting and
predator control in order to
re-establish grouse stocks. The
additional manpower will also
benefit the management of the
northern portion of the Estate,
particularly the moorland.

BENEFITS TO THE LOCAL ECONOMY

3.25 The proposed
dwellinghouse and sporting
development will generate
new employment opportunities
through the requirement to
employ further domestic and
catering staff, gamekeeper plus
part-time assistance, beaters
and pickers-up, forestry and
general maintenance staff. This
will equate to over £50,000 in
wages being paid directly to
the local workforce and in turn
the local economy. In the case
of beaters and pickers up, the
proposed development will
result in up to 30 additional
local people gaining additional
casual employment throughout
the shooting seasons.

3.28 The financial statement
annexed has been prepared
on the basis of self catering
lets at £2000 per week in low
season rising to £4000 per
week in high season. Full
catering can be provided at
an additional charge. The
sporting income is based upon
releasing 6500 pheasant poults
for a programme of 10 let days
plus grouse and stalking lets.
Forestry is unlikely to produce
any meaningful income to the
Estate.

CONCLUSIONS

Note: Tables of Information Cannot 
Be Converted To Text. Please see
original PDF for reference. 

INCOME

House Lets including corporate and shoot catering £60,000
Sporting Lets £78,000
Notional Value of Owners’ Use £10,000
£148,000
EXPENDITURE
Household and Keepering Wages £40,000
Rearing Expenses £37,000
Beaters and pickers up £9,500
Council Tax £2,500
Insurance £2,000
Vehicle Expenses £4,000
Heat and Light £5,000
Household Accounts £6,000
Forestry Maintenance £4,000
Maintenance and Renewals £5,000
Management and Advertising £10,000
£125,000
Surplus £23,000

4.1 In line with submissions
already made in support of this
outline planning application,
the proposed dwellinghouse
is considered to be both
acceptable and in accordance
with; relevant national
planning policy and guidance;
aims and objectives of those
policies set down within
the approved Development
Plan; and, with those other
material considerations which
are presented by the relevant
policies of the emerging
CNPLP.

4.2 Making use of a previously
developed site, the proposed
development both reflects
and reinforces the traditional
development pattern of
the area surrounding the
application site, with the
landscape proposals, which
form an integral part of
the application proposals,
having been designed as part
of a considered landscape
management strategy for the
Estate, the implementation of
which would both enhance
the character of the area
and compliment/reinforce
the setting of the proposed
dwellinghouse.

4.3 Sporting estates comprise
a well understood and
longstanding part of the
“landscape” of the Scottish
Highlands and make a
significant and valuable
contribution towards the
Highland economy. To
this end, the proposed
development, which represents
direct investment in the
activities of the Glenkindie
Estate, is considered to be
beneficial not only to the long
term well being of the Estate
but also to that of the wider
economy of this part of the
Highlands.

4.4 A marked increase in local
employment opportunities
will arise as a consequence
of the proposed dwelling as
well as increased custom and
expenditure towards local
businesses from the estate,
the additional employees
and the guests of the house.
Furthermore, the southern
part of the Glenkindie Estate
will be brought into increased
active use, the full potential of
which have not been realised in
recent years.

4.5 To this end, the proposed
development is considered
to be wholly compliant with
the aims and objectives of
SPP15 Planning for Rural
Development and those
relevant policies of the
development plan.

4.6 As stated above, sporting
estates form an integral part
of the living landscape of the
Highlands and the continued
wellbeing, orderly management
and ongoing investment in
these commercial enterprises
is inextricably linked to the
overall wellbeing, amongst
other things, of the land which
falls within the boundary of
the National Park and for these
various reasons, we would
respectfully submit that the
proposed development should
be supported.

FINANCIAL STATEMENT

4.7 (excluding income associated with existing Estate activities)
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