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CAIRNGORMS NATIONAL PARK AUTHORITY 
Planning Paper 1 22 August 2008 

CAIRNGORMS NATIONAL PARK AUTHORITY 


Title: REPORT ON CALLED-IN PLANNING APPLICATION 

Prepared by: NEIL STEWART, PLANNING OFFICER 
(DEVELOPMENT MANAGEMENT) 

DEVELOPMENT PROPOSED: FULL PLANNING PERMISSION FOR 
CONVERSION OF, AND ALTERATIONS AND EXTENSION TO, HOTEL TO FORM 5 
DWELLINGHOUSES, STRUAN HOUSE HOTEL, CARRBRIDGE 

REFERENCE: 08/117/CP 

APPLICANT: SCOIN INVESTMENT PARTNERS LTD. C/O GRAMPIAN DESIGN ASSOCIATES, 
LEADSIDE HOUSE, 62 LEADSIDE ROAD, ABERDEEN 

DATE CALLED-IN: 4 APRIL 2008 

RECOMMENDATION: APPROVAL, SUBJECT TO CONDITIONS 


Fig. 1 - Map showing location of Struan House Carrbridge



SITE DESCRIPTION AND PROPOSAL 

1. The “Struan House Hotel”, which has been vacant from its use as 
a hotel for approximately 2 years, is located on Main Street in 
Carrbridge opposite “Landmark”. The building consists of a 
traditional, 2 storey frontage, facing west to the public road, with 
modern extensions to the rear (east). The building is finished with 
slate to the roof, white washed wet harling to the walls, with 
traditional sash and case timber framed windows to the older 
part and modern casement window types to the rear extensions. 
A low wall forms the roadside boundary. 

Fig. 2.  Colour photo of Struan Hotel frontage 

2. Adjoining the rear extensions, to the east, is a house (“Aspen 
House”), which is in separate ownership. This property has a 
separate garden to its east side and a separate access 
courtyard and parking area situated immediately adjacent to 
the hotel extensions. Beyond the garden area of “Aspen House” 
is a rectangular area of ground which formed an informal 
parking area for the hotel. There are some fences and trees 
enclosing this area. Further to the east, beyond but immediately 
adjacent to this parking area, is a detached bungalow 
(“Carrwood”). There is also a bungalow immediately adjacent 
to this parking area on the south side, but within the rear grounds 
of the “Crannich Guest House”. The “Crannich Guest House” is a 
traditional, 2 storey, stone and slate property, which adjoins the 
front elevation of the “Struan House Hotel” on the south side. 

Vehicular access to the property is by an unadopted road, off 
Main Street, on the north side. This road also provides vehicular 
access to “Aspen House”, “Carrwood” and two other properties 
beyond. 


Fig. 3. Colour photo showing Rear extensions to the hotel – part of the current 
conversion proposal 

Fig. 4. Colour photo of existing access with houses to the rear beyond 


3. The proposal is to convert the former hotel into 5 residential units 
consisting of 4 no. 3 bedroom and 1 no. 2 bedroom units. The 
properties will be for the market. There will be 3 units formed in 
the original building and two units formed in the extensions. 
Externally, there will only be a few alterations, including the 
removal of some adjoining outbuildings and an external 
staircase, and the formation of some new porches, and doorway 
and window openings. The only change to the front elevation is 
the erection of a new porch and doorway to provide an 
entrance to one of the new residential units. The original 
proposal included the provision of 10 parking spaces aligned 
along the mutual access road and the erection of 5 double 
garages in an “L”- shaped building on the former parking area to 
the rear. Following discussions with the applicant’s agent, this 
has been formally amended to remove the garaging, use the 
former parking area for a landscaped amenity area, thus 
retaining trees, rearrange the 10 parking spaces, create some 
footpath provision adjacent to the mutual access road and 
provide an additional landscaped entrance courtyard area to 
the 2 residential units in the extensions to the rear. Vehicular 
access to the parking courtyard of “Aspen House” is retained. 

Fig.5. Architect's drawing of amended Layout Plan 

Fig. 6. Architect's drawing of Proposed Elevations 


DEVELOPMENT PLAN CONTEXT 

Cairngorms National Park Plan 2007 

4. Strategic objectives for Landscape, Built and Historic Environment 
include; ensuring that development complements and 
enhances the landscape character of the Park; and new 
developments within settlements and surrounding areas 
complementing and enhancing the character, pattern and 
local identity of the built and historic environment. Strategic 
objectives for Sustainable Communities include making 
proactive provision to focus settlement growth in the main 
settlements. Strategic objectives for Housing include increasing 
the accessibility of rented and owned housing to meet the 
needs of communities throughout the Park; and ensuring that 
there is effective land and investment for market and affordable 
housing to meet the economic and social needs of communities 
throughout the Park. Strategic objectives for Sustainable Tourism 
include strengthening and maintaining the viability of the tourism 
industry in the Park and the contribution it makes to the local and 
regional economy. 

National Planning Policy 

5. At the National level SPP3 (Planning for Housing) encourages the 
re-use of existing buildings for residential development. Para 32 
under the efficient use of land and buildings, tends to relate to 
larger settlements but notes that the conversion of commercial 
premises offers opportunities to create new residential 
environments with a distinctive character while retaining 
buildings of architectural or historical interest. Para 49 of SPP3 
notes that, traditionally, planning policy has sought to restrict 
new housing in the countryside to maintain rural character and 
amenity and safeguard agricultural production. Where possible 
therefore, new housing requirements should be met by 
developments within or adjacent to settlements. Scottish 
Planning Policy 2 (Economic Development) includes a range of 
advice promoting new economic development but says little 
about protection of existing facilities. Scottish Planning Policy 15 
(Planning for Rural Development) again emphasises promotion of 
rural economic development in the right places and seeks 
thriving and sustainable communities but says little about the role 
of existing facilities. 

Highland Structure Plan 2001 

6. Policy G2 (Design for Sustainability) considers that proposed 
developments will be assessed on the extent to which they are 
compatible with service provision, are accessible by public 
transport, cycling and walking, maximise energy efficiency, 
make use of brownfield sites, existing buildings and recycled 
materials, impact on individual and community residential 
amenity, impacts on landscape, habitats, species, cultural 
heritage, promote varied, lively and well used environments and 
contribute to the economic and social development of the 
community. The Highland Structure Plan includes a whole 
section on tourism and the first line of this section notes that 
tourism is a vital element of the Highland economy. Under 
paragraph 2.7.8. general tourist accommodation is not 
considered to be, on the whole, in short supply, although a 
growth trend in recent years has been evident in the self catering 
sector. Again there is little in the way of guidance as regards the 
protection of existing facilities. In relation to housing the structure 
plan’s strategic objectives aim to steer housing development to 
appropriate locations within existing settlements. Policy H8 
(Access arrangements for new and existing development) 
requires development proposals which involve new or improved 
access to serve more than 4 houses, to be served by a road 
constructed to adoptive standards. 

Badenoch and Strathspey Local Plan 1997 

7. Within Carrbridge the site lies in an area covered by Policy 5.1.4. 
(Infill). In the interest of safeguarding the character of 
established residential areas, this policy provides a presumption 
against the sub-division of existing plots where development 
does not meet certain criteria relating to scale, design 
orientation, inadequate plot size and spacing, established 
building lines, tree retention, loss of privacy and substandard 
access. Policy 2.2.9. (Tourism and Recreation) advises that these 
activities will continue to make a vital contribution to the 
economy. The priority is to ensure that broadening the range 
and quality of facilities and accommodation is balanced with 
protecting the areas exceptional scenic and heritage resources. 

Highland Council Development Plan Guidelines 2003 

8. This document sets out general standards for design and 
sustainable construction. Included in this is the provision of open 
space in housing developments. A standard proposed for 
developments of 5 terraced houses is for the provision of 
minimum 70sqm of private amenity space per dwellinghouse. 


CONSULTATIONS 

9. Scottish Water state that both the Blackpark Water Treatment 
Works and the Carrbridge Waste Water Treatment Works may 
have sufficient capacity to service the proposed development 
but there may be issues in the networks. They do not object but 
state that any planning approval given does not guarantee a 
connection to their infrastructure. 

10. SEPA have no comments to make. 

11. The CNPA’s Sustainable Tourism Officer advises that according to 
the Carrbridge Tourist Association website, the village currently 
has 4 hotels, 2 guest houses, 9 B & Bs, 1 hostel and 14 self-catering 
units. She is generally reluctant to see the loss of hotel 
accommodation, but the Struan House Hotel has not been 
operational for some time, and the village remains well served by 
tourist accommodation. She does not feel that there will be a 
wider economic impact and therefore has no objections. 

12. No response has been received from the Carrbridge Community 
Council. 

13. Highland Council’s Area Roads Manager was unable to 
recommend approval of the original proposal. It was stated that 
the private access road serving the site already appears to serve 
4 existing houses. In accordance with Council policy, before any 
further development can be served by the road, it will require to 
be upgraded to an adoptable standard satisfying the 
requirements of the Council’s Guidelines. The submitted 
proposal at that time did not satisfy this requirement. On receipt 
of the amended proposals, the Area Roads Manager has now 
advised that he still has some concerns that the road layout 
proposed does not satisfy adoptable requirements and that the 
development therefore offends Council policy with regard to the 
number of dwellinghouses that will be served by a non-adopted 
road. However, it is accepted that the proposed layout will now 
represent a considerable improvement on the present access 
arrangements at the site. Therefore should the application be 
approved, he suggests conditions relating to a suitable private 
management and maintenance scheme, public footway 
reconstruction, and the provision of visibility splays and street 
lighting. 


REPRESENTATIONS 

14. Three letters of representation were received to the original 
proposal. Matters raised at that time include; 

.. Concerns about the increase in the use of the private access, 
its need for adoptable status, and difficulties for access for 
emergency vehicles; 

.. Concerns about the layout of parking; and in particular the 
impact of the proposed garaging; 

.. The impact of the proposed garaging on the privacy, amenity 
and daylight provision of neighbouring properties; 

.. Need to re-establish the fence along the north-west boundary 
of the site; 

.. Need for bin storage; 

.. Concerns about the impact of construction traffic potentially 
blocking the access road. 

15. At our request, the applicant’s agent has re-notified neighbours, 
on the amended proposals. At the time of writing, no further 
representations have been received. 

16. In addition, the applicant’s agent has submitted three letters 
which are considered to be in support of the proposal. They 
provide information on the justification for the loss of the hotel, 
the deteriorating quality of the building, the prohibitive costs of 
upgrading and keeping the hotel use, and justifications in 
relation to the amenity space provision, and roads and parking 
layout, as proposed. 

17. Copies of all representations received are copied for the 
Committee’s consideration. 


APPRAISAL 

18. The issues that this development raise, include the principle of 
the loss of the hotel and its conversion to residential market 
housing, and the detailed aspects of layout, design, access, 
parking, and open space provision, and impacts on 
neighbouring properties. 

Principle 

19. The loss of hotel accommodation within the National Park is not 
an uncommon one. We have been faced with other similar 
proposals recently. Nevertheless, it is important to examine these 
on a case by case basis. It is known that the Struan House Hotel 
was a popular and well-used business in the past. It contained a 
self-contained public bar, lounge bar and dining/function room, 
owner’s accommodation and 11 no. letting bedrooms. 
However, the hotel function ceased some two years ago and 
the applicant’s agent has stated that the previous owners were 
not able to run the hotel as a successful business and ran into 
financial difficulties. The management of the hotel had also 
changed on a number of occasions prior to this. During this time, 
little or no improvements were made to the fabric of the building 
or the quality of the facilities offered. It is estimated that to bring 
the hotel up to current standards and to meet current legislation 
and expectations in the market place, costs would be in the 
region of £1.6m. It is not considered that the potential return 
from the number of existing letting rooms and the facilities 
provided, could justify such an investment. The ability of the 
hotel to expand and provide more accommodation to help offset 
these improvement costs, has been compromised by the 
sale, in the past, of parts of the original feu, including the 
property now known as “Aspen House” which was converted 
from part of the hotel extensions to the rear. Externally and 
internally, the building is beginning to deteriorate and there is 
evidence of water ingress in some parts. The property was put 
on the market with offers over £225,000 invited and no other 
hotel operators were forthcoming in bids. 

20. Often the importance of a hotel can be gauged by the level of 
community concern about it’s loss. In this instance, there has 
been no response from the Community Council, and the letters 
of representation received from neighbouring properties, raise no 
objection to the loss of the hotel use for residential purposes, but 
concern themselves with the more detailed, localised matters of 
layout and design. No other letters of objection have been 
received from the wider community. In addition, the CNPA’s 
Sustainable Tourism Officer recognises that the Struan House 
Hotel has not been operational for some time, and that 
Carrbridge remains well served by tourist accommodation. It is 
not felt therefore that the loss of the hotel use here would have a 
wider or significant economic impact. 

21. While the strategic objectives of the Cairngorms National Park 
Plan seek to strengthen and maintain the viability of the tourism 
industry, there are no specific planning policies contained within 
the Structure or Local Plans for the area, which prevent the loss of 
such tourist accommodation facilities. The site lies within an area 
in the Badenoch and Strathspey Local Plan where there is a 
presumption against “infill” development unless certain siting and 
design criteria can be met. I do not consider that the conversion 
of an existing building constitutes infill development in this sense, 
and therefore the proposal does not compromise the terms or 
spirit of this protective policy. 

22. To conclude, while it is unfortunate to see the loss of tourist and 
local accommodation and facilities, I cannot see any 
justification, in this instance, for resisting the change of use of this 
hotel to residential uses. In this respect, weight must also be 
given to the fact that this traditional building occupies a 
prominent location in Carrbridge. Being boarded up at present, 
it provides a negative visual feature which, if left untouched, 
could deteriorate more. Redeveloping the building provides an 
opportunity to improve the appearance of the building and 
retain its cultural heritage value to the village. Please also note 
that the applicant’s agent was asked if some consideration 
could be given to using the proposed residential units for 
affordable housing or for retaining their use for the tourist 
accommodation market. However, the applicant proposes to 
offer the units on the open market. Highland Council policy does 
not require any percentage of affordable housing to be 
provided on developments of less than 10 houses. As stated 
above, there are also no policies to require that the loss of tourist 
accommodation is off-set by providing alternative tourist 
accommodation, particularly when it is considered that there is 
no significant economic impact on Carrbridge or the wider area. 

Layout, Design, Access, Parking, Open Amenity Space and Impact on 
Neighbours 

23. From the outset, I was concerned about the layout of the 
development. In this respect, I was concerned about the lack of 
open space being provided, and I agreed with some of the 
concerns raised by the representees in relation to the 
arrangement of parking, and the impact of the proposed 
garaging on adjacent properties. The Roads Authority was also 
raising concerns about the access and parking arrangements. 
At that time, an argument could have been raised that what 
was being proposed could be construed as overdevelopment 
and as such was unacceptable. 

24. The garaging had been placed immediately adjacent to the 
boundary of the house known as “Carrwood”. The house itself is 
positioned close to this boundary and some of its windows would 
have been blocked from daylight. This garaging also occupied 
an area of land, which I felt could have been used to improve 
the lack of provision of open amenity space for the occupiers of 
the proposed properties. Following discussions with the 
applicant’s agent and several alternative plans, the final 
scheme; removes all proposals for garaging; shows amenity 
space being formed in the open area to the rear, and within a 
small courtyard at the entrance area to Units 4 and 5; indicates 
10 parking spaces and the provision of a footpath near to the 
access road junction; and retains an appropriate amount of 
space for access to be maintained to “Aspen House”. Bin 
stances are also shown. 

25. My view is that this is a much improved layout, which provides an 
adequate amount of amenity space and an acceptable 
number of parking spaces in a safe and workable arrangement. 
The removal of the garaging now removes any adverse impacts 
on the neighbouring properties to the rear and existing trees on 
the boundary of “Aspen House” can be retained. It is the case 
that the full requirements of Highland Council policy for providing 
an adopted road cannot be met here. The applicant’s agent 
has demonstrated the most that can be achieved on the site in 
terms of the access requirements, and while the Area Roads 
Manager still has concerns, he concedes that improvements are 
being made to the current situation. It should also be noted that 
the access was used to serve not only the existing houses to the 
rear but also the hotel when it was in operation. It would have 
been possible to reinstate the hotel use, without the need to 
upgrade the access arrangements here at all, and it could be 
argued that the level of use of the access could have been 
greater. It should also be remembered that to resist the 
development on the grounds of the access situation alone 
would mean the possibility of having an empty, boarded up, 
traditional building located in a prominent location, for the 
foreseeable future. 

26. The design of the refurbishment of the existing building is 
considered to be appropriate. External changes, particularly to 
the traditional frontage, will be minimal, with retention, repair 
and maintenance of existing features and finishing materials. 
The character of the building is therefore retained. However, a 
condition requiring more detail through the submission of working 
drawings is suggested. 

27. One final point is that of bats. As a conversion of an existing 
building which has lain empty for a few years, it was felt 
necessary to seek a bat survey. At the time of writing, the bat 
survey has not been completed. If the Committee agrees that 
approval should be given for the development, I would 
recommend that, the decision notice is not issued until such time 
as the required bat survey has been completed, submitted and 
found to raise no implications for the development as proposed. 

Conclusion 

28. The loss of the hotel is unfortunate. However, it is a business 
which ceased to operate several years ago. No objections have 
been raised to its loss to residential uses and there are no 
planning policies which seek to protect such uses. With the 
amendments to the layout, I am now satisfied the proposal 
represents an acceptable development which will bring a 
traditional building, located in a prominent location on the main 
road through Carrbridge, back into use. 


IMPLICATIONS FOR THE AIMS OF THE NATIONAL PARK 

Conserve and Enhance the Natural and Cultural Heritage of the Area 

29. Provided no issues arise in relation to the bat survey, the 
development has no implications for natural heritage. However, 
the retention and sympathetic conversion of the traditional part 
of the existing building, which is being allowed to fall into 
disrepair, is considered to be positive in terms of conserving the 
cultural heritage of the area. 

Promote Sustainable Use of Natural Resources 

30. Other than the re-use of an existing building for residential 
purposes within a settlement, there are no implications for this 
aim. 

Promote Understanding and Enjoyment 

31. Again, the development has no implications for this aim. 

Promote Sustainable Economic and Social Development 

32. The loss of the hotel is considered to be negative for this aim. 
However, this hotel has been vacant for some time and is in a 
poor state of repair. Carrbridge is furnished with an adequate 
supply of visitor accommodation and while the loss of its bar and 
restaurant functions is unfortunate, its re-use for housing purposes 
will help sustain the Carrbridge community. 


RECOMMENDATION 

33. That Members of the Committee agree, (following receipt of a 
bat survey, which has no adverse implications for the 
development proposed) to a recommendation to; 
Grant Full Planning Permission for the Conversion of, and 
Alterations and Extension to Hotel, to Form 5 No. Dwellinghouses, 
the Struan House Hotel, Main Street, Carrbridge, subject to the 
following conditions; 

1. The development to which this permission relates must be begun 
within five years from the date of this permission. 

2. That prior to the commencement of any development on site in 
association with the conversion of the existing building, full and 
detailed working drawings, as submitted for Building Warrant 
approval, shall be submitted for the further written approval of 
the CNPA acting as Planning Authority. For the avoidance of 
doubt, the required drawings shall detail all internal and external 
works. 

3. That unless otherwise agreed in writing with the CNPA acting as 
Planning Authority, all existing windows shall be retained, 
repaired and upgraded as necessary. Any proposal to replace 
the existing windows, shall be first agreed in writing with the 
CNPA acting as Planning Authority, prior to installation, and 
following the submission of detailed information/specifications for 
the proposed replacement windows (samples may be required). 

4. That during the construction of the development hereby 
approved, unrestricted access for all vehicles, including service 
vehicles, through the site, to the existing houses to the rear, shall 
be retained at all times. 

5. That unless otherwise agreed in writing with the CNPA acting as 
Planning Authority, the provision and layout of car parking 
spaces, amenity space, bin stores, and footpaths shall be as 
shown on the approved site plan (Job reference 07/2012, 
Drawing No. 07, July 2008). The car parking, amenity space, bin 
stores, and footpaths shall all be completed and available for 
use, prior to the occupation of the residential units hereby 
approved. 

6. In addition to Condition No. 5 above, the internal road shall be 
constructed in accordance with the approved site plan (Job 
reference 07/2012. Drawing No. 07, July 2008). Construction, 
shall, as far as reasonably possible, comply with the requirements 
for a minor access as detailed in Highland Council’s Road 
Guidelines for New Developments. 

7. That prior to the occupation of the residential units hereby 
approved, a detailed scheme for the private management and 
maintenance of the communal amenity space areas within the 
development, shall be formulated and submitted for the further 
written approval of the CNPA acting as Planning Authority. 
Thereafter, the agreed management and maintenance scheme 
shall be implemented in perpetuity, to the satisfaction of the 
CNPA acting as Planning Authority. 

8. That prior to the occupation of the residential units hereby 
approved, a detailed private management and maintenance 
agreement to ensure the appropriate long term management 
and maintenance of the internal access road and parking areas, 
shall be formulated and submitted for the further written 
approval of the CNPA acting as Planning Authority, following 
consultation with Highland Council’s Area Roads Manager. 
Thereafter, the agreed management and maintenance scheme 
shall be implemented, in perpetuity, to the satisfaction of the 
CNPA acting as Planning Authority and Highland Council’s Area 
Roads Manager. Such a scheme shall also include details of 
surface water drainage, which shall accord with the SUDS 
principles contained within the SUDS Design Manual for Scotland 
and Northern Ireland, CIRIA C521 2000. 

9. That the public footway fronting the site along Main Street, shall 
be reconstructed, as required, in consultation with, and to the 
satisfaction of, Highland Council’s Area Roads Manager. 

10.That visibility splays of not less than 2.5 metres by 70 metres shall 
be provided in both directions at the junction of the existing 
access and the public road, prior to the occupation of the 
development hereby approved and thereafter maintained free 
from any obstructions exceeding a height of 1 metre above the 
adjacent road channel level. 

11.That street lighting within the development hereby approved, 
shall be provided, as required, in consultation with, and to the 
satisfaction of, Highland Council’s Area Lighting Engineer. 


ADVICE NOTES 

1. The applicant is advised of the need to comply with the legal 
requirements of the Wildlife and Countryside Act 1981 (as 
amended) during construction. This is in relation, in particular, to the 
protection of bats and breeding birds. 

2. In addition, in the interests of biodiversity and to enhance the 
natural heritage of the area, the applicant is encouraged to 
incorporate within the design details of the building, opportunities 
for wildlife and ecological enhancement, such as bat roosts and 
bird nests. 

3. The applicant is advised that prior to any work of excavation or 
surfacing starting within 2 metres of the public road edge a road 
opening permit is required from Highland Council as Roads 
Authority. 


Neil Stewart 

6 August 2008 

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.