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CAIRNGORMS NATIONAL PARK AUTHORITY
Paper 7  22 April 2005

CAIRNGORMS NATIONAL PARK AUTHORITY 

Title: REPORT ON CALLED-IN PLANNING 
APPLICATION 

Prepared by: MARY GRIER, PLANNING OFFICER 
(DEVELOPMENT CONTROL) 

DEVELOPMENT PROPOSED: ALTERATIONS AND EXTENSIONS TO 
DWELLING 

REFERENCE: 05/143/CP 

APPLICANTS: MR.& MRS. M. COX 

DATE CALLED-IN: 8 APRIL 2005 


Fig. 1 - Location Plan showing site of alterations and extensions to dwelling


SITE DESCRIPTION AND PROPOSAL 

1. The proposed development consists of alterations and extensions to an 
existing dwelling house, which is located at Balnagowan Brae within the 
settlement area of Nethy Bridge. The existing dwelling house, which 
stands in an elevated position relative to lands to the west and north west, 
is centrally located on a site area of approximately 0.5 acres. The main 
element of the dwelling house consists of a traditional 1 ½ storey structure, 
with bay windows at ground floor level in the front elevation, located either 
side of the centrally located front porch. Two additional lower level 
elements (one which accommodates rooms in the eaves with natural light 
provided via velux windows, and the other being a much lower single 
storey element set back from the main building line of the property) extend 
from the main section of the dwelling in a north westerly direction. The 
predominant external finishes on the property consist of natural stone, with 
hardwood timber windows and door, and slate roof. The stone finish on 
the rear elevation has been whitewashed, while the outer most single 
storey extension has a corrugated iron roof. A small single storey ‘lean to’ 
type extension also extends to the rear of one of the central single storey 
element. This ‘lean to’ appears to have been a much later addition to the 
dwelling house. 

2. The site area surrounding the existing dwelling house consists of a lawned 
area, with an extensive belt of mature trees on the rear (eastern) 
boundary. Access to the property is via a gravelled path which leads from 
the front (western) boundary to the front door. To the south west of the 
site, outside the identified site boundaries, is a large recessed gravel 
surfaced area, which appears to serve as an informal parking area for 
vehicles associated with the property. There is also a vehicular entrance 
point at this location which provides informal access to the lawned area to 
the north and west of the dwelling house. To the east of the property, 
along Balnagowan Brae, the general pattern of development is one of 
detached dwelling houses, of varying designs and ages, generally 
positioned in a linear form. The dwelling house which is the subject of this 
application is oriented in a north west / south easterly direction, with a 
gable end nearest the public road. The orientation of the dwelling house 
effectively affords views from the property over the surrounding lower land 
within and outwith the settlement, to the west and north west particularly, 
where the lands falls quite significantly. There is currently no development 
on lands immediately to the north or west of the subject property. 
However, much of the surrounding land is allocated in the Badenoch and 
Strathspey Local Plan (1997) for new housing development, some of 
which is the subject of a current application by Wilburn Homes for the 
erection of 38 dwelling houses. The Committee will recall that the 
application has been called in for determination, at the meeting of March 
24th 2005. 

3. The proposed development consists of the demolition of a small older 
extension to the rear of the existing dwelling house (described in the 
application documentation as a ‘lean to’) and the erection of a 1½ storey 
extension, also to the rear of the property. The proposed extension is 
intended to accommodate a study at ground floor level and a bedroom on 
the first floor. Roofing material on the proposed extension is to be natural 
slate to match the existing roof, and the finish proposed on the external 
walls is timber cladding / ‘off saw’ timber lining. The proposed extension 
would project from the rear elevation in a north easterly direction, with its 
roof line level with that of the ridge height of the lower roof section of the 
dwelling behind which it is proposed. In addition to the extension, a 
number of minor alterations are proposed to the existing dwelling house, 
including the provision of French doors in the north eastern (rear) 
elevation, the addition of a velux roof lights in the rear roof and the addition 
of a door in the north western (side) elevation. A number of internal 
alterations are also identified on the submitted plans. Permission is also 
sought in the application for the erection of a domestic garage, which is 
proposed to be located in the north eastern corner of the rear garden area. 
The garage is proposed to have a similar timber clad finish as that 
proposed on the domestic extension. 


DEVELOPMENT PLAN CONTEXT 

Highland Structure Plan 2001 

4. The Highland Structure Plan 2001 where used as a land use planning 
document is intended to set out broad principles on which individual 
planning decisions are made and give a framework for the development of 
Local Plans. Section 2.2.1 – 2.2.23 of the Structure Plan relates to 
Housing and deals with the broad issues, focusing on the principles of 
affordable housing provision, housing in the countryside, and the provision 
of housing for varying needs. It does not therefore contain specific policies 
and / or design guidance on domestic extensions or other developments of 
that nature and scale. 

5. In relation to the Built and Cultural Heritage, the Structure Plan strategy is 
similar to that of the National Park Authority, where its aim is to conserve 
and promote the unique identity of the region’s main strengths. The 
Structure Plan particularly mentions the varied and distinctive character of 
the towns and villages as being a key component of this identity (section 
2.15.1). The Plan’s strategic sustainability policies aim to ensure that 
future developments are of a design and quality to enhance the built 
environment, whilst safeguarding the area’s existing heritage as a vital part 
of the Highland’s future. Although the built heritage is defined in the 
Structure Plan as comprising of various components including 
archaeological sites, listed buildings, historic gardens and designed 
landscapes and conservation areas, none of which relate to the subject 
site, it is considered that the general aspirations expressed in the 
Structure Plan in relation to the Built and Cultural Heritage are 
nonetheless applicable. 


Badenoch and Strathspey Local Plan 1997 

6. The subject site is identified in the Badenoch and Strathspey Local Plan 
for infill housing. The general principles relating to appropriate infill 
housing (as expressed in section 4.1.3) may equally be considered to 
apply to proposals for extensions to existing housing on such land, 
including appropriate scale, design and orientation; adequate spacing 
between properties; and safeguarding against the loss of privacy or 
amenity to neighbouring occupiers. 


CONSULTATIONS 

7. Due to the scale of the proposed domestic extension, which is effectively 
replacing an existing ‘lean to’ extension and consequently will not result in 
any significant increase in floor area, combined with the fact that the new 
build element would be serviced by the same water and sewerage 
connections as presently serving the existing dwelling house, it was not 
therefore necessary to undertake consultations. 


REPRESENTATIONS 

8. At the time of writing, no representations have been received. 


APPRAISAL 

9. The main purpose in the Committee’s decision to call in this application for 
determination lay in a concern to ensure that the proposed extension to a 
traditional dwelling house, which is reputed to be one of the oldest 
residential properties within the settlement of Nethy Bridge, was in 
accordance with the aim of the National Park to promote the conservation 
and enhancement of the cultural heritage of the area. 

10. There are no “constraints” or “designations” affecting the subject site or 
building. The land is located within an established residential area within 
the settlement of Nethy Bridge. The existing dwelling house, although quite 
clearly one of the oldest residential properties in the Nethy Bridge area, 
does not have listed building status. 

11. As stated earlier in this report, there is little direct policy / guidance 
contained within either the Highland Structure Plan or the Badenoch 
and Strathspey Local Plan in relation to domestic housing extensions. 
The assessment of this proposal has therefore taken place as per the 
general principles for development on land which is allocated for housing 
infill (as detailed in section 4.1.3 of the Local Plan). 

• Appropriate scale, design and orientation : The proposed 1 ½ storey 
extension is located in a relatively unobtrusive position to the rear of 
the existing dwelling house and is a small scale extension with a floor 
area of approximately 30 square metres. In addition, the ridge height 
adheres to that of the existing roof structure onto which it will adjoin. 
As regards the proposed timber cladding, although differing from the 
natural stone finish on the existing property, it is nonetheless 
considered acceptable, with the choice of natural materials (natural 
stone and timber) having the potential to visually complement each 
other. It is a design concept which has had proven success elsewhere 
in other properties of similar scale. 

• Adequate plot size and spacing between properties : The existing 
dwelling house is located in a relatively central position within the site 
area. The proposed rear extension would be located in excess of 13 
metres from the rear boundary of the site i.e. the dividing boundary 
between the subject site and the single storey residential property to 
the east, which is identified on the site location plan as “Camusdarach”. 
In addition, that property is located in a more easterly area of its site, 
thereby providing an overall separation distance between it and the 
proposed extension of approximately 42 metres. Furthermore, a 
significant degree of privacy is currently achieved on both the subject 
site and neighbouring property due to the presence of a belt of mature 
trees on the boundary division of the garden areas. 

• Protecting against loss of privacy or amenity to neighbouring occupiers: 
As already detailed in this report, the proposed extension would be 
approximately 42 metres away from the nearest existing neighbouring 
property to the east. In addition, the proposed extension would not 
necessitate any interference with or disturbance to the existing rear site 
boundary and associated vegetation. The proposal also includes the 
erection of a domestic garage, which is to be located in the north 
eastern corner of the existing garden area. It is of a standard domestic 
scale and it is not considered that its position close to the north / north 
eastern boundary would create any adverse impact on neighbouring 
properties. In general, it is not considered that the proposed 
development would result in any degree of loss of privacy or amenity to 
neighbouring occupiers. In addition, it is worth noting that the statutory 
‘neighbour notifications’ have been sent to adjacent property owners 
and to date no representations have been received in relation to the 
proposed development. 

12. In the course of assessing the proposal, efforts were made to gain further 
information on the origins of the property, and the addition of previous 
extensions etc.. This was done via a telephone conversation with Mrs. 
Cox, the applicant. Although the exact age of the property could not be 
ascertained, the applicant stated that the northern most element of the 
structure formed the original dwelling, while the larger 1 ½ storey element 
(incorporating the ground floor bay windows, with centrally located 
entrance porch) was a later addition. In relation to the small area to the 
rear, referred to in the application details as a ‘lean to’, which is proposed 
for demolition, its removal and proposed replacement with the new 
extension came about following the recommendations of a building survey 
carried out on the property in 1997. The survey noted that the ‘lean to’ 
extension was not of the same construction method as the remainder of 
the property. 

13. The proposed development is in accordance with general principles of 
design for dwelling house extensions. However, the key issue with regard 
to the proposal is to determine whether or not it is in accordance the aim of 
the National Park to promote the conservation and enhancement of the 
cultural heritage of the area. It is considered that the proposed 
development is in accordance with this aim, and the extension and 
alterations are of a scale and design which will not detract from the 
character, integrity and overall setting of this traditional 1 ½ storey 
residential property. It could be considered that the proposed 
development may enhance the overall character of the property, 
particularly through the removal of the ‘lean to’ extension, which appears 
to be of an inferior quality of construction than the rest of the property and 
has suffered from evident deterioration. 

14. In conclusion, it is my view that the proposed domestic scale extension, 
together with minor alterations to the dwelling house, and the erection of a 
domestic garage, will not be detrimental to the aims of the National Park 
and will indeed have little impact on aims 2 and 3. It is considered to make 
a positive contribution to conserving and enhancing the cultural heritage 
through sympathetically upgrading a traditional property to meet modern 
living standards, whilst retaining the traditional character of the property. 


IMPLICATIONS FOR THE AIMS OF THE NATIONAL PARK 

Conserve and Enhance the Natural and Cultural Heritage of the Area 

15. The existing property onto which it is proposed to extend is not a listed 
building nor does it fall within any identified conservation area. It will not 
therefore impact on any cultural designations. As previously stated, it is 
considered that the extension and alterations may however make a 
positive contribution towards the general conservation and enhancement 
of cultural heritage of the area, through sympathetically upgrading and 
extending this traditional residential property. 

Promote Sustainable Use of Natural Resources 

16. There is no detailed information regarding exactly where the ‘off sawn’ 
timber lining / timber cladding on the proposed extension and domestic 
garage will be sourced from. However, it is likely that the small amount of 
timber required may be sourced locally. In addition, it appears that local 
contractors are to be employed to undertake the construction works. 

Promote Understanding and Enjoyment of the Area 

17. The development raises no implications in terms of this aim. 

Promote Sustainable Economic and Social Development of the Area 

18. With the proposed development involving an extension to an existing 
dwelling house on land which is allocated for housing infill purposes within 
the settlement of Nethy Bridge, the development could be considered as 
strengthening and improving the fabric of the housing stock of the area 
and thereby indirectly assisting in promoting social development in the 
area. 


RECOMMENDATION 

19. That Members of the Committee support a recommendation to: 
Grant full planning permission for alterations and extensions to a 
dwelling house at Balnagowan, Nethy Bridge, subject to the following 
conditions : 

1. All public services for the development including electrical, communal 
television and telephone cables, shall be located underground 
throughout the site. 

2. The proposed domestic garage shall be used solely for purposes 
incidental to the enjoyment of the dwelling house, and it shall not be 
used for any commercial or industrial activity. 

3. That from the date at which this planning permission is granted, no 
trees on the site shall be uprooted or damaged. Trees on the site shall 
only be felled, lopped or topped with the prior written approval of the 
Planning Authority. In addition, screen planting consisting of a belt of 
indigenous trees and shrubs shall be provided along the northern 
boundary of the site. 

Mary Grier 
Planning Officer, Development Control 
15 April 2005 

planning@cairngorms.co.uk