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CAIRNGORMS NATIONAL PARK AUTHORITY

Title: 			REPORT ON CALLED-IN PLANNING
			APPLICATION
Prepared by: 		DEREK MANSON, PLANNING OFFICER
			(DEVELOPMENT MANAGEMENT)
DEVELOPMENT PROPOSED: 	PLANNING APPLICATION FOR
			ERECTION OF FOUR HOUSES
			FOR STAFF ACCOMODATION
			AT ALLTNACRICHE, AVIEMORE
REFERENCE: 		10/048/CP
APPLICANT: 		SCRIPTURE UNION
			C/O COLIN ARMSTRONG
			ASSOCIATES, LYLE HOUSE
			PAVILLION, FAIRWAYS
			BUSINESS PARK, INVERNESS
DATE CALLED-IN: 	5TH MARCH 2010
RECOMMENDATION: 	APPROVAL SUBJECT TO
			CONDITIONS AND SECTION 75
			LEGAL AGREEMENT

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Fig. 1 - Location Plan

SITE DESCRIPTION AND PROPOSAL

1. Planning permission is being sought in this application for the erection of four
houses for staff accommodation for Scripture Union Scotland who own and
run a residential activity centre at Alltnacriche. The centre is located
approximately three miles southwest of Aviemore. The centre is set in 17
acres of grounds which is a mixture of parkland and woodland comprising of
silver birch and scots pine. Access to the residential activity centre is taken
from the A9 with the residential activity centre located approximately 1km
from the road accessed by a single track road which follows the burn. Planning
permission was granted in 1994 for a manager¡¦s house which is located to the
north of the Outdoor Activity Centre. The applicants have stated that they
now require additional staff accommodation and have submitted supporting
information to make the case as to why this additional accommodation is
necessary.


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Fig 2 Photo showing the Outdoor Activity Centre

2. The application site is on an existing plateau which is slightly elevated above the
existing entrance road to the outdoor centre with the proposed buildings set
in a wooded area. The proposal would require several trees to be removed.
The proposed staff accommodation would be built on the existing plateau
arranged as two buildings each containing two accommodation units. The
backdrop to the proposed buildings rises quite steeply and is quite heavily
wooded with a mixture of silver birch and scots pine.

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Fig 3 Photo taken from plateau on the application site
Fig. 4 Photo showing the proposed location of access road and location of
staff accommodation units

3. Planning permission was originally sought for five new houses for staff
accommodation. The initial proposal was for there to be two buildings, a block
of three units and a block of two units. The buildings were to be constructed
with timber cladding and 1 and 1/2 storey in height. The footprint of the
previous two buildings were 19m x 11m and 13m x 10m, along with an area of
ground for car parking, turning area and access road made for a substantial
footprint.

Location of staff
accommodation units
Proposed access road to
staff accommodation


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Fig 5 showing original proposed layout plan (1 x 3 unit, 1 x 2 unit)
Fig 6 The originally proposed 3 unit block
CAIRNGORMS NATIONAL PARK AUTHORITY
Planning Paper 4 23 JULY 2010

Design Amendments

4. Concerns were raised by the CNPA in the course of the assessment of this
application in terms of the justification for 5 houses and the scale of the
proposed design of the development. Revised drawings were formally
submitted on 3rd June 2010. The revised drawings have reduced the total
footprint of the proposed development. The smaller footprint has been
achieved by reducing the number of units from 5 units to 4, reducing the size
of the car parking and through reducing the width of the access roadway to
match that of the main driveway. The applicants have retained the 1.5 storey
cottage style, but now have only the entrance porch in vertically clad timber,
with the remainder of the buildings rendered in white to match the outdoor
centre. They have also added chimneys to the two buildings. The applicants
have also suggested a slate effect concrete roof tile, a condition will be
attached to ensure the roof materials are appropriate. The applicants also
provided further supporting information to demonstrate the need for the staff
accommodation and also submitted a sustainability statement which is shown is
Appendix 1.


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Fig. 8 Proposed revised site layout plan
Fig. 9 Proposed staff accommodation two x two apartments revised
proposal

SUPPORTING INFORMATION

5. The applicants have submitted supporting information which is attached in
Appendix 1 at the back of the report. The applicants have stated that the
centre was set up in 1988 as a self catering facility, with minimal staff input
required by the user groups in terms of the programmed activities. However,
in 1994 the applicants built a managers house linked to the centre and since
then the centre has seen substantial development to the business with an
increase in the level of catering and instructed activities being provided. A
growing number of schools are using the educational activity breaks and this
has increased the level of staffing required for instruction, catering and
housekeeping. The applicants state that the centre currently operates with
approximately 8,000 bed nights and they believe an increase to 10,000 bed
nights per annum is sustainable through development of the business. The
applicants state that in order for the centre to function at this bed rate they
require the reorganisation of current accommodation and provision of
additional staff accommodation.

6. The applicants state that in the outdoor residential activity centre industry, it is
common practice to include accommodation as part of the remuneration
package-the majority of which would be proximate to the centre. During the
most recent season the applicants have let a property in Aviemore and also
relied on the goodwill of families who are supportive of the activity centre to
accommodate some of the workers. However, the applicants feel that whilst
this has alleviated the situation, it has underlined the value of onsite
accommodation.

7. The applicants have said that a member of staff is on call at all times and must
be in close proximity to the centre to deal with any queries that guests may
have, or be there in case of emergencies such as power outage or fire. The
applicants state that this may be the case upto three times a week and feel that
asking staff to use a duty room on such a frequent basis is not acceptable and
add that staff are required to work split shifts and given the limited transport
options from the site, on site accommodation is the most practical option.

8. The applicants have also included supporting information containing their staff
numbers and justification as to why they have chosen this site above other
options (shown in Appendix 1). The applicants state that ¡§consideration has
been given to making additional staff accommodation available within the
buildings, however there are both practical and principle implications which
prevent us from taking this course of action and the purchase of property
outwith the site boundaries has also been evaluated as have three sites within
our boundaries¡¨.

9. The applicants state that it is not their intention to accommodate all their staff
on site and they have a number of staff who live locally who are employed on a
permanent (administration), seasonal (catering and housekeeping) or seasonal
basis (activity instructors and grounds work). They have submitted a diagram
showing all the staff they currently employ (shown in Appendix 1).

10. In addition the applicants have stated in the supporting information that if
required they are willing to enter into a Section 75 legal agreement which will
ensure that the staff accommodation is retained in ownership with the centre.

DEVELOPMENT PLAN CONTEXT

National policy

11. Consolidated Scottish Planning Policy (SPP) is the statement of the
Scottish Government¡¦s policy on nationally important land use planning
matters. It supersedes a variety of previous Scottish Planning Policy documents
and National Planning Policy Guidance. Core Principles which the Scottish
Government believe should underpin the modernised planning system are
outlined at the outset of SPP and include:
¡E The constraints and requirements that planning imposes should be
necessary and proportionate;
¡E The system should ¡K¡Kallow issues of contention and controversy to be
identified and tackled quickly and smoothly; and
¡E There should be a clear focus on quality of outcomes, with due attention
given to the sustainable use of land, good design and the protection and
enhancement of the built and natural environment.

12. SPP emphasises the key part that development management plays in the
planning system, highlighting that it should ¡§operate in support of the
Government¡¦s central purpose of increasing sustainable economic growth.¡¨
Para. 33 focuses on the topic of Sustainable Economic Growth and advises that
increasing sustainable economic growth is the overarching purpose of the
Scottish Government. It is advised that ¡§the planning system should
proactively support development that will contribute to sustainable economic
growth and to high quality sustainable places.¡¨ Planning authorities are
encouraged to take a positive approach to development, recognising and
responding to economic and financial conditions in considering proposals that
would contribute to economic growth.

13. Under the general heading of Sustainable Development, it is stated that the
fundamental principle is that development integrates economic, social and
environmental objectives, and that the ¡§aim is to achieve the right development
in the right place.¡¨

14. As a replacement for a variety of previous planning policy documents the new
Scottish Planning Policy includes ¡¥subject policies¡¦, of which many are
applicable to the proposed development. Topics include economic
development, rural development, and landscape and natural heritage. The
following paragraphs provide a brief summary of the general thrust of each of
the subject policies.

15. Economic development : planning authorities are required to respond to the
diverse needs and locational requirements of different sectors and sizes of
businesses and take a flexible approach to ensure that new economic
opportunities can be realised. The planning system is expected to support
development which will provide new employment opportunities, enhance local
competitiveness and promote the integration of employment generation
opportunities with supporting infrastructure and housing development.

16. Rural Development : SPP stresses the significant role that the planning system
has to play in supporting sustainable economic growth in rural areas. ¡§By
taking a positive approach to new development, planning authorities can help
to create the right conditions for rural businesses and communities to flourish¡¨
(para. 28). Development which provides employment and community benefits
should be encouraged.

17. Although encouraging rural development, SPP is clear that the aim is not to
see small settlements lose their identity or to suburbanise the Scottish
countryside. The motivation is to maintain and improve the viability of
communities and to support rural businesses. All new development would be
expected to respond to the specific local character of the location, to fit into
the landscape, and to seek to achieve high design and environmental standards,
particularly in relation to energy efficiency.

18. Landscape and Natural Heritage : Improving the natural environment and the
sustainable use and enjoyment of it is one of the Government¡¦s national
outcomes. Planning authorities are required to support opportunities for
enjoyment and understanding of the natural heritage. Para. 127 notes that
¡§landscape in both the countryside and urban areas is constantly changing and
the aim is to facilitate positive change whilst maintaining and enhancing
distinctive character.¡¨ SPP recognises that different landscapes have different
capacities to accommodate new development, and the siting and design should
be informed by local landscape character.

19. Para.129 refers to the duties on all public bodies, including planning authorities,
to further the conservation of biodiversity under the Nature Conservation
(Scotland) Act 2004. The importance of biodiversity is highlighted, and
recognised as an important element of sustainable development which makes
an essential contribution to Scotland¡¦s economy and cultural heritage. Para.
130 refers to the benefits for people and nature that can be delivered through
linking greenspaces in and around settlements through green networks.

20. There is an acceptance that landscape and natural heritage are sensitive to
inappropriate development, but it is also acknowledged that careful planning
and design can minimise the potential for conflict with natural heritage
interests. Where the impacts of a proposed development on nationally or
internationally significant landscape or natural heritage resources are uncertain,
planning authorities are advised to apply the precautionary principle. It is
however also stated that the precautionary principle should not be used to
impede development unnecessarily, and modifications to a proposal which
would eliminate the risk of irreversible damage should be considered

21. National Parks are also discussed under the heading of national designations,
and the fours aims of the Park are outlined. Para. 138 advises ¡§in
circumstances where conflict between the objectives arises and cannot be
resolved, the 2000 Act requires that the conservation of the natural and
cultural heritage should take precedence.¡¨

22. Protected Species are another sub-category mentioned within the Landscape
and Natural Heritage section of the SPP. Many species are legally protected
and their presence or potential presence is an important consideration in
decisions on planning applications. The presence of Protected Species ¡§rarely
imposes an absolute block on development¡¨ but mitigation measures are often
needed and the layout, design and timing of works may be affected. Para. 143
advises that planning permission must not be granted for development that
would be likely to have an adverse effect on a European Protected Species,
unless the planning authority is satisfied that
¡E there is no satisfactory alternative; and
¡E the development is required for preserving public health or public safety
or for other imperative reasons of overriding public interest, including
those of a social and economic nature and beneficial consequences of
primary importance for the environment.

23. Scottish Planning Policy concludes with a section entitled ¡¥Outcomes¡¦ in
which it is stated that the ¡§planning system should be outcome focused,
supporting the creation of high quality, accessible and sustainable places
through new development, regeneration and the protection and enhancement
of natural heritage and historic environmental assets.¡¨ Planning authorities are
required to be clear about the standard of development that is required.
Quality of place not only refers to buildings, but also how the buildings work
together as well as the relationships between buildings and spaces. Design is
highlighted as an important consideration and planning permission may be
refused solely on design grounds. Finally it is stated that the planning system
should be ¡§judged by the extent to which it maintains and creates places where
people want to live, work and spend time.¡¨

Highland Council Structure Plan (2001)

24. Highland Council Structure Plan is founded on the principles of
sustainable development, which are expressed as ¡V
¡E Supporting the viability of communities;
¡E Developing a prosperous and vibrant local economy; and
¡E Safeguarding and enhancing the natural and built environment.
A variety of detailed policies emanate from the principles.

25. The Economy is discussed in a section in Chapter Two. It is noted that a
major aspect of the Structure Plan strategy is to assist in the creation of smallscale
economic activity to provide employment opportunities in rural areas.
Policy B7 (Business development in rural areas) states that ¡§small scale
business development or extensions to existing indigenous industries will be
encouraged in rural areas.¡¨ The Structure Plan also recognises that one means
of achieving rural economic development is to maximise the use of the area¡¦s
natural resources and support diversification from traditional rural industries.
Policy B8 (Adding value) states that the Council will encourage and support
the development of small value adding enterprises where appropriate.

26. In a section on the Environment, the Structure Plan considers the topics of
nature conservation, landscape and built and cultural heritage. Paragraph 2.13.2
sets out the fact that the policy for the protection of nature conservation
interests follows a hierarchical approach of internationally important, nationally
important and locally important areas. The existence of designations does not
necessarily preclude development taking place within or affecting sites and even
developments affecting international or national sites are possible if they are
compatible with maintaining the features for which the sites are designated.
The Structure Plan also highlights that the protection of the nature
conservation resource cannot be achieved simply through the designation of
sites, and some nature conservation interests are not confined to such sites.
Consequently all development proposals are expected to be evaluated for their
implications for nature conservation, both direct and indirect. Proposals
should include justification for any adverse effects and set out remedial
measures where appropriate.

27. Policy N1 (Nature Conservation) requires that new developments should
seek to minimise their impact on the nature conservation resource and
enhance it wherever possible. The Council will seek to conserve and promote
all sites according to their hierarchy.

28. The Structure Plan also includes a section on biodiversity, defining it as ¡§natural
richness and diversity of nature ¡V the range of habitats and species and the
uniqueness of each and every organism.¡¨ Biodiversity is not the same as
natural heritage, but is one of the key functional components. As a key part of
the natural heritage of an area it is important to protect, and where possible
enhance biodiversity and to monitor any change.

29. Section 2.14 of the Structure Plan deals with the subject of Landscape. It is
recognised that landscape is not a static feature and that many forces bring
about change in it, whether immediately or subtly over a number of years.
Policy L4 (Landscape Character) states that the Council will have regard
to the desirability of maintaining and enhancing present landscape character in
the consideration of development proposals.

30. Policy G2 (Design for Sustainability) states that developments will be
assessed on the extent to which they, amongst other things make use of
brownfield sites, existing buildings and recycled materials; are accessible by
public transport, cycling and walking as well as car; are compatible with service
provision; demonstrate sensitive siting and high quality design in keeping with
local character and historic and natural environments; and contribute to the
economic and social development of the community.
Badenoch and Strathspey Local Plan (1997)
31. The Badenoch and Strathspey Local Plan (1997) sets out a number of
objectives for the development of the area, including :
¡E accommodating projected further population growth;
¡E ensuring services keep pace with the expected increase in dependent social
groups;
¡E giving priority to increasing local jobs, while improving the quality and durability
of employment and broadening the area¡¦s economic base;
¡E ensuring that sufficient stocks of housing land are available;
¡E safeguarding all significant aspects of the natural and cultural heritage of the
area, including outstanding landscape and conservation sites; and
¡E promoting the sustainable use of the area¡¦s resources.

32. A range of general policies contained in the Badenoch and Strathspey Local
Plan are applicable to the development proposal. Under the heading of
Employment ¡V Economic Development, section 2.2.1(a) states that the
Council will continue to encourage and attract new economic development
where this is consistent with the maintenance of a clean environment.

33. The proposed site is located in a Restricted Countryside Area, where policy
indicates that a strong presumption will be maintained against the development
of houses in such areas. Exceptions will only be made where a house is
essential for the management of land, related family and occupational reasons.
Restrictions on the subsequent occupancy of such houses will be enforced. In
addition, adherence to the principles of good siting and design will be required.

Cairngorms National Park Local Plan ¡V Post Inquiry Modifications

34. The CNP Deposit Local Plan was considered at a Public Local Inquiry in June
2009. Following this and the subsequent receipt of the DPEA Report, various
post inquiry modifications were made. The post inquiry modifications have
recently been agreed by the Board of the CNPA and a 6 week period of
consultation is on-going at the present time. The Local Plan contains a range
of policies dealing with particular interests or types of development. These
provide detailed guidance on the best places for development and the best
ways to develop. The policies follow the three key themes of the Park Plan to
provide a detailed policy framework for planning decisions:

¡E Chapter 3 - Conserving and Enhancing the Park;

¡E Chapter 4 - Living and Working in the Park;

¡E Chapter 5 - Enjoying and Understanding the Park.

35. Policies are not cross referenced and applicants are expected to ensure that
proposals comply with all policies that are relevant. The site-specific proposals
of the Local Plan are provided on a settlement by settlement basis in Chapter
6. These proposals, when combined with the policies in the Local Plan, are
intended to meet the sustainable development needs of the Park for the Local
Plan¡¦s lifetime. The following paragraphs list a range of policies that are
appropriate to consider in the assessment of the development proposal.

36. Policy 2 National Natural Heritage Designations advises that
development that would adversely affect the National Park, a Site of Special
Scientific Interest, National Nature Reserve or National Scenic Area will only
be permitted where it has been demonstrated that

(a) The objectives of designation and the overall integrity of the designated
area would not be compromised; or

(b) Any significant adverse effects on the qualities for which the area has
been designated are clearly outweighed by social or economic benefits of
national importance and mitigated by the provision of features of
commensurate or greater importance to those that are lost.

37. Policy 4 Protected Species advises that development that would have an
adverse effect on any European Protected Species will not be permitted unless
there are imperative reasons of overriding public interest and there is no
satisfactory alternative solution and the development would not be detrimental
to the maintenance of the population of the species concerned.

38. The topic of Biodiversity is addressed in Policy 5, where development which
would have an adverse effect on habitats or species identified in the
Cairngorms Biodiversity Action Plan, UK Biodiversity Action Plan, or by
Scottish Ministers through the Scottish Biodiversity List, will only be permitted
in certain circumstances. Circumstances include where the developer can
demonstrate that the need and justification for the development outweighs the
local, national or international contribution of the area of habitat or
populations of species.

39. Policy 6 Landscape refers to a presumption against any development that
does not complement and enhance the landscape character of the Park, and in
particular, the setting of the proposed development. Development which does
not accord with this will only be permitted where the adverse landscape effects
are outweighed by social and economic benefits of national importance and
where the adverse effects on the setting of the proposed development have
been minimised and mitigated through appropriate siting, layout, scale, design
and construction.

40. Policy 16 Design Standards for Development requires that all
development minimises the effects of climate change, reflects the local
vernacular and uses materials and landscaping that compliments its setting.

41. The subject of Housing Developments Outside Settlements is dealt with
in Policy 22. Under the heading of ¡¥Other housing outside settlements¡¦ it is
indicated that such housing will only be permitted where

(a) The accommodation is for a worker in an occupation appropriate to the
rural location; or

(b) The dwelling is for a retiring farmer or crofter; or

(c) The development is sited on rural brownfield land.

42. Policy 25 relates to Business Development and states that proposals
which support economic development will be considered favourably where the
proposal is compatible with existing business uses in the area, supports or
extends an existing business, is located within an allocated site identified on the
proposals maps, or where certain criteria are met. Criteria applicable to the
current development proposal comes under part (c) Other business
opportunities, with the criteria including

(a) Supports the vitality and viability of a farm, croft or other business in a
rural location; or

(b) Is complementary to that current rural business activity; or

(c) Creates new small scale development which supports the local economy.

43. Policy 33 relates to Tourism Related Development which has a beneficial
impact on the local economy through enhancement of the range and quality of
tourism attractions and related infrastructure including accommodation will be
supported provided that the development will not have an adverse impacts on
the landscape, built and historic environment, or the biodiversity, or the
geodiversity, or the culture and traditions of the National Park which, in the
judgement of the planning authority, outweigh that beneficial impact.

Cairngorms National Park Plan (2007)

44. The Cairngorms National Park Plan sets out the vision for the park for the
next 25 years. The plan sets out the strategic aims that provide the long term
framework for managing the National Park and working towards the 25 year
vision. Under the heading of ¡¥conserving and enhancing the special qualities¡¦
strategic objectives for landscape, built and historic environment include
maintaining and enhancing the distinctive landscapes across the Park, ensuring
that development complements and enhances the landscape character of the
Park, and ensuring that new development in settlements and surrounding areas
and the management of public spaces complements and enhances the
character, pattern and local identity of the built and historic environment.

45. Under the heading of ¡¥Living and Working in the Park¡¦ the Plan advises that
sustainable development means that the resources and special qualities of the
national park are used and enjoyed by current generations in such a way that
future generations can continue to use and enjoy them. Section 5.2.3 of the
Park Plan acknowledges that tourism is one of the primary forms of
employment in the Park, although many jobs in this and other sectors are
highly seasonal and with little long term security. Strategic objectives for
economy and employment include creating conditions that are conducive to
business growth and investment that are consistent with the special qualities of
the Park and its strategic location and the promotion of green business
opportunities. Section 5.3 of the Plan concerns ¡¥enjoying and understanding
the park¡¦ noting that the Cairngorms National Park is known for its
outstanding environment and outdoor recreation opportunities and advises
that the vision for the Park seeks to ¡§go further and develop a world class
destination which plays a significant part in the regional and national tourism
economy.¡¨ Strategic objectives for sustainable tourism include :
„X raising awareness of the Park as a premier, year round, rural tourism
destination;
„X recognising its outstanding natural heritage and its National Park status;
„X improving and maintaining the quality of the experience of the Park for all
visitors, communities and those working in the tourism industry;
„X maintaining a high quality environment by encouraging sound
environmental management by all those involved in tourism in the Park;
„X developing a wide range of opportunities for visitors to experience and
enjoy the special qualities distinctiveness and natural and cultural heritage
of the Park; and
„X encouraging an optimum flow and spread of visitors across the Park and
minimising the social and environmental impact including traffic generated
by visitors and conflicts between different forms of recreation.

CONSULTATIONS

46. Scottish Natural Heritage (SNH) examined the proposals and considers
that it is unlikely that the proposal will have a significant effect either directly
or indirectly on the Atlantic salmon or otter interests of the River Spey SAC.
SNH advise that SEPAs PPGs 4/5 should be strictly applied to further reduce
any potential for sediments, chemicals and pollutant entering the AlltnaCriche
and affecting the water quality of the River Spey SAC. SNH considers that the
proposal will not result in actions contrary to the species protection elements
of the above legislation and has no further comments to make on the European
Protected Species.

47. Scottish Water does not have any objection to this planning application.
However the response notes that ¡§although Scottish Water has given approval
at this stage, this does not guarantee a connection to Scottish Water¡¦s
infrastructure.¡¨ It is advised that a separate application should be made for
connection to Scottish Water¡¦s infrastructure after the granting of full planning
permission. The response from Scottish Water stated that there are no public
sewers in the vicinity of the proposed development. Scottish Water state that
the Blackpark Water Treatment Works may have capacity to service this
proposed development. Scottish Water advise that the water network that
serves the proposed development may be able to supply the new demand,
however there may be possible pressure issues in the area and advise that any
property which cannot be adequately serviced from the available pressure may
require private pumping arrangements installed, subject to compliance with the
current water byelaws.

48. The Area Roads and Community Works division of Highland Council
examined the proposal and stated that they have no objection to the proposed
development provided that the intended accommodation remains in the same
ownership as other facilities at the site, and suitable measures are in place for
the management and maintenance of the private road servicing the site.

49. Kincraig Community Council were consulted on the development
proposal and have no points of concern to raise.
CNPA Internal Consultations

50. The CNPA¡¦s Landscape Officer stated that whilst the built development is
unusual so far into the hills, in this case there is potential to relate some
development to the existing centre cluster and built development in this
general location would not be out of character. However, they initially had
concerns regarding the siting and design of the proposed buildings stating that
the extent of development would necessitate considerable cut and fill,
manipulation of the ground levels and loss of some trees. It was felt that as
originally proposed the development would have an adverse effect on the local
landscape character in an area where generally built development relates
closely to the natural landform both in scale and form. It was also felt that as
viewed from the footpath, which runs around the northern edge of the site
and overlooks the development it would have an adverse effect on the
experience of walkers. The Landscape Officer also had concerns about the
proposed design of the buildings stating that ¡§these substantial buildings are
7.5m high to apex with low side walls and a steeply pitched roof configuration
which is the dominant design feature. Neither these strongly triangular forms
nor the tile roofing materials and the horizontal cladding reflect the local
vernacular.¡¨

51. The Landscape Officer suggested a number of mitigation measures to
improve the landscape impact of the development. The applicant has
subsequently amended the proposals and these have been sent to the
landscape officer for comments and she has stated that the reduction in
number of units and the altered design are both an improvement on the
information previously submitted with the application. The reduction in the
width of the access road and slight reduction in car parking area will also help
to reduce the landscape and visual impact and the landscape officer is now
satisfied that the development can fit in without adverse impact on the
landscape character and the revised design and location of the buildings will
reduce visual impact to an acceptable level. A general landscaping condition on
tree planting and seeding has been recommended to be applied.

52. The CNPA¡¦s Ecology Officer has examined the proposals and requested a
plant and mammal survey be undertaken. These have been submitted by the
applicant and the Ecology Officer has examined them and has stated that she
has no ecological concerns to the proposed development.

REPRESENTATIONS

53. The proposal was advertised on 24th February 2010 in the Strathspey and
Badenoch Herald and no representations have been received in respect of the
proposed development.

APPRAISAL

54. There are a number of issues to take into account in determining whether or
not the proposed development is appropriate, including planning policy and the
principle of the development, the scale and design of the development,
landscape and ecological impact and technical details such as drainage, roads
and water supply.

The Principle of the application

55. Firstly in terms of planning policy, as detailed in paragraphs 11 ¡V 22, national
policy, in the form of the Scottish Government¡¦s Scottish Planning Policy
seeks to encourage sustainable economic growth, including in rural areas. The
proposal to build four staff accommodation units which will enable the outdoor
centre to develop their business accords with the provisions of the SPP, as it
allows an economic development opportunity to be realised and would also
provide employment, as well as having the potential to deliver economic
benefit to the wider area. In terms of landscape and natural heritage, it is
accepted in the SPP that different landscapes have different capacities to
accommodate new development.

56. In terms of Structure Plan and Local Plan policies (as detailed in paragraphs 24
¡V 42 of this report, relating to Highland Council¡¦s Structure Plan, the existing
Badenoch and Strathspey Local Plan (1997) and the emerging policies in the
Cairngorms National Park Local Plan (Post Inquiry Modifications), the
development proposal has been considered in the context of business
development rather than housing policies. What is being proposed is
essentially staff accommodation for the applicants to manage the residential
activity centre which is an established outdoor centre. It has been expanding
steadily, particularly over the past 24 months with the applicants stating that
their key growth area is educational activity breaks for schools. The applicants
currently house some of their staff in very unsatisfactory accommodation
within the activity centre. The accommodation comprises one bungalow, a one
bed flat and a studio flat. The applicants have demonstrated that the flats are
located within an area which suffers from noise generated by users of the
centre and the accommodation is very cramped and unsatisfactory and is of a
very basic standard. The applicants have demonstrated that they are an
expanding business and they have plans to continue to develop and invest in
their guest facilities to attract further business. They have been developing the
business since 1988 and through the increased number of schools using the
facility this has increased the level of staffing required for instruction, catering
and housekeeping. The applicants have demonstrated that it is essential for
them to have staff on site 24 hours a day and they require suitable
accommodation for their staff.

57. The development proposal is also consistent with emerging policy, as detailed
in the Cairngorms National Park Local Plan (Post Inquiry Modifications). The
CNP Local Plan process is now at such an advanced stage that the policies have
gained increasing materiality. The development proposal accords with Policy
25 on Business Development. This policy specifically encourages proposals
which support economic development where it supports the vitality and
viability to rural business activities. The applicants state that by providing high
quality accommodation for staff would allow the centre to recruit and retain
staff far more easily.

58. The proposal also accords with Policy 33 on Tourism Related Development.
This policy states that there will be support for related infrastructure including
accommodation provided that the development will not have adverse impacts
on landscape and biodiversity.

59. In finding the development proposal acceptable in the context of policies
relating to economic development and business activity, it is considered
necessary to ensure that the staff accommodation is retained with the business
and not allowed to be sold as open market accommodation. It is
recommended in the event of consideration being given to the granting of
planning permission that the applicant would be required to enter into a legal
agreement, to ensure that the accommodation is not sold separately and is
used solely to accommodate staff engaged in the operation of the business. The
applicants have stated they are content to accept this restriction if necessary.

Scale and Design

60. Revisions have been made to the overall design of this application in order to
ensure that the development is of a quality which blends in and is sympathetic
to the surrounding landscape and the applicants have incorporated the
comments made by the CNPA landscape officer into their revised proposals.
The number of staff apartments has been reduced from 5 to 4 and several
mitigation suggestions have been incorporated into the revised proposals. The
finish is now a white harl with vertical timber cladding on the porch and the
appropriate roof materials will be achieved through condition. I am satisfied
that the revised proposals are more appropriate and the applicants have
addressed the previous concerns which were expressed by the landscape
officer.

Natural Heritage

61. SNH have been consulted to seek their views on the impact the proposed
development could potentially have on the River Spey which is a Special Area
of Conservation (SAC). They have advised that it is unlikely that the proposal
will have a significant effect on the qualifying interests either directly or
indirectly. The CNPA Ecology Officer and Landscape Officer has looked
at the proposals from a natural heritage view and have advised that that the
proposal will result in the removal of several trees and a section of
regenerating woodland. However, a condition for the implementation of a
landscaping plan will ensure that there is adequate compensation for the loss of
trees. Therefore it is considered that there are no significant issues from a
natural heritage point of view to the development proceeding.

Technical Issues

62. The applicants are proposing to dispose of the foul drainage via a septic tank
and soakaway and details have been shown of these arrangements.

63. Access to the site is to be taken from an existing access road which is a single
track tarmac road which is approximately a mile from the A9. Highland
Council Roads Engineers have been consulted on the proposals and have no
objections to the proposals provided that the intended accommodation
remains in the same ownership as the other facilities at the site and there are
measures in place for the management and maintenance of the private road
serving the site.

64. The proposed water supply is to be from a public water supply. Scottish Water
has commented on the proposals and has no objection.

Conclusion

65. The proposal is considered to be acceptable. It accords with planning policy,
and does not raise any significant issues in terms of landscape impact and the
conservation of the natural heritage of the area. The applicants have revised
their proposals to improve the design of the staff accommodation and have
also reduced the number of staff units to four, and provided a suitable
justification for this number of units. Finally, having regard to the combination
of benefits likely to result from the development, it is considered that the
proposal displays consistency with the strategic aims of the Cairngorms
National Park Plan.

IMPLICATIONS FOR THE AIMS OF THE NATIONAL PARK

Conserve and Enhance the Natural and Cultural Heritage of the Area

66. The proposal includes various landscaping measures which would assist in
assimilating the development into its proposed setting and would also be of
benefit in enhancing the natural heritage of the area. The area is also adjacent
to an SAC and SNH have commented that the proposals will not have a
negative impact on the SAC. The applicants have also undertaken to provide a
number of bat and bird boxes around the grounds of the outdoor centre to
enhance the natural heritage.

Promote Sustainable Use of Natural Resources

67. No details have been provided regarding the sourcing of construction materials
and it is not therefore possible to assess whether or not this aspect of the
development complies with this aim. However the applicants have submitted a
sustainability statement explaining the measures they have taken in the
outdoor centre including installing solar panels and a ground source heat pump.
They propose to use a wood burning stove in the staff accommodation

Promote Understanding and Enjoyment of the Area

68. The proposed staff accommodation would provide opportunities for staff to
provide a more efficient business operation of the centre and be on site to
provide information for guests to understand and enjoy the area. In a wider
sense, the actual development would not provide any direct benefits to the
general public. The staff accommodation has however been designed and sited
to ensure that it¡¦s visual and landscape impact is minimised and would not
therefore detract from the general public¡¦s enjoyment of the visual amenities of
the area.

Promote Sustainable Economic and Social Development of the Area

69. The proposal would help the applicants to effectively manage the outdoor
centre from the site, helping to enable the outdoor centre business to grow
and provide employment opportunities in the longer term. In addition to
economic benefits which may be generated by employment generation, the
growth in the development also has the potential to attract more activity
groups, which would in turn have the potential to result in increased economic
spend in the local area.

RECOMMENDATION

That Members of the Committee support a recommendation to:
GRANT Planning Permission for the erection of four houses for staff
accommodation at Alltnacriche, Aviemore subject to the following:

A. Section 75 Legal Agreement to ensure that the accommodation is
not sold separately and is used to accommodate staff engaged in the
operation of the business.

B. The following conditions:

1. The development to which this permission relates must be begun within three
years from the date of this permission.
Reason: To comply with Section 59 of the Town and Country Planning
(Scotland) Act 1997 as amended by the Planning etc. (Scotland) Act
2006.

2. Prior to the commencement of development samples (including the colours) of
external finishing materials for wall and roof finishes, windows and doors shall
be submitted to and approved in writing by Cairngorms National Park
Authority acting as planning authority. All agreed materials shall be utilised in
the construction thereafter.

Reason: To ensure an appropriate finish on all structures.

3. Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) (Scotland) Order 1992, no dwelling extension shall
be formed, and no greenhouse, shed or garage erected without the prior
written consent of the CNPA acting as Planning Authority.

Reason: In order to give separate consideration to these matters in respect
of the design and the space standards of the dwellings, in the
interests of the amenity of the area and the character of the
development.

4. All drainage works shall be fully operational prior to the first occupation of any
dwelling unit within the development.

Reason: In the interests of orderly development and in the interests of the
public health and general amenity of residents of the dwelling units.

5. A suitable management and maintenance agreement shall be established in
respect of the access road. Details of and evidence of the maintenance
agreement shall be submitted for the written agreement of the Cairngorms
National Park Authority acting as Planning Authority prior to the
commencement of development. All measures in the agreement shall be
implemented in full thereafter.

Reason: To ensure the long term management and maintenance of the access
road which is not to be adopted by a statutory body.

6. Details of the materials proposed to be used in any retaining structures,
driveway, car parking and footpaths associated with the development shall be
submitted for written agreement of the Cairngorms National Park Authority
acting as Planning Authority prior to the commencement of development. The
agreed materials shall be implemented in the construction thereafter.

Reason: In the interests of the amenity of the area.

7. All public services for the development, including electrical, cable television and
telephone cables, shall be located underground throughout the site. All such
services shall avoid all trees and tree root systems. All such work shall be
carried out prior to road surfacing and junction boxes shall be provided by the
developer.

Reason: In the interests of the visual amenity of the area.

8. The development shall be landscaped and maintained in accordance with a
scheme which shall be submitted to and approved by CNPA acting as Planning
Authority before development commences. The scheme shall include a
phasing programme for implementation and shall indicate the siting, numbers,
species and heights (at the time of planting) of all trees, shrubs and hedges to
be planted and to the extent of any areas of earthmounding, and shall ensure:-

(a) Completion of the scheme during the planting season next following the
completion of the development, or such other date as may be agreed in
writing with the CNPA acting as Planning Authority.

(b) The maintenance of the landscaped areas in perpetuity in accordance
with the detailed maintenance schedule/table. Any trees or shrubs
removed, or which in the opinion of the CNPA acting as Planning
Authority, are dying, being severely damaged or becoming seriously
diseased within three years of planting, shall be replaced by trees or
shrubs of similar size and species to those originally required to be
planted.

Reason: In the interests of visual amenity and to enhance the natural
heritage value of the area

Advice Note

1. The applicants are advised to follow SEPAs PPGs 4/5 to further reduce any
potential for sediments, chemicals and pollutant entering the Allt na Criche and
effecting the water quality of the River Spey SAC.

2. The applicants are advised to contact Scottish Water to discuss the extent of
information required in support of any application for connection to the public
water supply.

Derek Manson
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.