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CAIRNGORMS NATIONAL PARK AUTHORITY 
Planning Paper 4 27 July 2007 

CAIRNGORMS NATIONAL PARK AUTHORITY 


Title: REPORT ON APPLICATION CALLED-IN PLANNING 

Prepared by: ANDREW TAIT, PLANNING OFFICER
(DEVELOPMENT MANAGEMENT) 

DEVELOPMENT PROPOSED: CONSTRUCTION OF RANGER BASE, AT 
VISITOR CAR PARK, GLEN DOLL, ANGUS (FULL APPLICATION) 

REFERENCE: 07/218/CP 

APPLICANT: ANGUS COUNCIL 

DATE CALLED-IN: 15 June 2007 

RECOMMENDATION: APPROVAL 


Fig. 1 - Map showing location of the Ranger Base 
(Not available in full text format)



SITE DESCRIPTION AND PROPOSAL 

1. This report is in relation to an application called-in recently by the 
CNPA. Members may recall providing a consultation response to 
Angus Council on a similar scheme at the above site in the summer of 
2005. That scheme was notified to the CNPA by Angus Council as a 
‘Notification of Intention to Develop’ (NID). The Notice was approved 
unconditionally by the Scottish Executive in September 2005. The 
CNPA had expressed support in principle for the base at this site. This 
means that there is effectively an unconditional planning permission for 
a ranger base at the site. Since this application was approved planning 
legislation has changed and Local Councils now have to submit normal 
planning applications for development. This is why the CNPA was able 
to call in this proposal which is on the same site but for a different 
building design. There may also be funding considerations for the Park 
Authority. However, they are a totally separate matter from the 
planning consideration of this scheme. 

Fig 2  Colour photo of the site for base within walled enclosure 

2. The site location is at the end of the single-track road, which leads up 
from the Clova Hotel to Glen Doll and is within the Deeside and 
Lochnagar National Scenic Area. The site is at the northern end of a 
substantial visitor car park within a dry stone wall enclosure (see fig 2), 
which hosts several small trees that would be removed to 
accommodate the proposal. The site is bordered on two boundaries by 
fields used for grazing with Jocks Road right of way that leads to 
Braemar passing along the western boundary of the site. The River 
South Esk Special Area of Conservation (SAC) passes approximately 
130 metres to the east. The site is generally flat and partly screened 
by a range of trees. An existing small visitor information building (see 
fig 3) on the car park would be removed, as would the Forestry 
Commission Scotland (FCS) toilet block to the south east of the site. It 
is understood that there was formerly a Scottish Natural Heritage 
building on the site which was removed in 1997. The general 
environment of the site consists of the car park with grassed areas and 
picnic benches; there is a range of mature trees around the site, the 
proposal does not interfere with these. 

Fig 3 Colour photo of existing information building 

3. Glen Doll is a significant visitor destination within the National Park 
receiving some 69, 000 visitors annually, around 20,000 of these 
visitors go up into Corrie Fee from Glen Doll. The site is within easy 
access of Perth, Dundee, Fife, approximately 315, 000 people live 
within 90 minutes drive of Glen Doll. The car park site provides access 
to a range of Munro’s and the Jocks Road and Capel Mounth routes 
across the mountains. Corrie Fee National Nature Reserve, managed 
by Scottish Natural Heritage is some 3.5 km from the car park. 

Fig 4 Architect's drawing of Site Layout 

4. The intention of the scheme is to replace the ranger base at 
Braedownie Farm, approximately 500 metres to the south east of the 
application site, which is currently regarded as unsatisfactory. Recently 
the rangers have been working from a steel container within the yard. 
As with the earlier scheme the building proposed is primarily intended 
to incorporate office space for rangers as well as a small 
reception/exhibition space for visitors linked to a multi-purpose project 
room that can be used for educational purposes. Toilets are included 
that would be accessed from outside enabling them to be open when 
the main part of the building is closed. 

Fig 5 Architect's drawing of elevations 

5. The approved building for the site was an ‘L’ shaped, flat roofed 
contemporary timber building. This latest design adopts a more 
traditional approach. The footprint of the building is rectangular and 
has a pitched roof (see figs 4 & 5). There is a small projecting entrance 
porch gable which faces towards the car park. The largest room in the 
building is the project room which is positioned at the south west end of 
the building. The south west facing gable is heavily glazed. 

6. The external materials will generally be locally grown larch, untreated 
so that it weathers to a silvery grey. The existing stone walls around 
the plot will be retained or reinstated where some sections have to be 
removed to allow works on the site. 

7. With the previous consultation response the CNPA expressed support 
in principle for the scheme but thought that the scheme could 
contribute more to biodiversity. The provision of bat boxes was 
recommended. It was also recommended that archaeological 
consideration was given to the site. Some concern was also expressed 
about the contemporary design of the building and it not having a 
pitched roof. The CNPA also recommended that the existing 
information building and toilets be removed within 6 months of the new 
ranger base opening. 


DEVELOPMENT PLAN CONTEXT 

8. In planning policy terms the area is covered by the Angus/Dundee 
Structure Plan 2001-2016 and the Angus Local Plan. 

9. Structure Plan Environmental Resources Policy 2: The Wider 
Natural Heritage considers that the Local Biodiversity Action Plan 
produced for the Cairngorms will constitute a material planning 
consideration in determining development proposals. All developments 
must respect main features and characteristics of the natural heritage 
and should contribute to landscape restoration or improvement, 
biodiversity conservation and enhancement, environmental quality and 
where appropriate, promotion of public enjoyment and understanding. 
Developers will be encouraged to incorporate positive environmental 
features that either enhance existing or create new habitats networks, 
such as native trees and woodlands; lochs, ponds, wetlands and 
watercourses; traditional field boundaries; unimproved grasslands; and 
coastal habitats. 

10. Angus Local Plan Policy ENV 6 Development in the Countryside 
considers that developments in countryside areas will be considered on 
their own merits against the policies established by the Local Plan. 

11. Policy ENV: 7 of the Local Plan considers that development affecting 
National Scenic Areas will only be permitted exceptionally where it can 
be adequately demonstrated that either: 

a) the proposed development will not compromise the underlying 
objectives and overall integrity of the designated area; or 

b) there is an overriding and proven public interest where social or 
economic considerations outweigh the scenic quality interest and 
integrity of the area and the need for development cannot be met in 
other less visually damaging locations or by reasonable alternative 
means. 

12. Policy ENV 8 Conservation of Landscape Character considers that 
proposals should follow the guidance provided by the landscape 
character assessment on how various types of development or land 
use changes might best be accommodated within the different 
landscape areas identified, and on their capacity to absorb these 
changes, to conserve characteristic landscape features and to 
strengthen and enhance landscape quality. All development proposals 
in the countryside will be considered against a range of criteria 
including. 

a) sites selected should be capable of absorbing the proposed 
development to ensure that it fits into the landscape; 

b) where needed landscape mitigation measures such as screening 
should be in character with, or enhance the existing landscape 
setting; 

c) development should be compatible with its surroundings in land use 
terms and not result in a significant loss of amenity to the local 
community; 

d) areas of landscape, environmental or scientific value should be 
avoided; 

e) in relation to new buildings/structures, development should respect 
the existing pattern of building in terms of scale, sitng, form, design, 
colour and density of development; 

f) priority should be given to locating new development in villages or 
building groups in preference to isolated development. 

13. Policy ENV 13 Natura 2000 and RAMSAR sites considers that 
development likely to have a significant effect on a site designated or 
proposed under the habitats or birds directive (Special areas of 
Conservation and Special Protection Areas) and not directly connected 
with or necessary to the conservation management of the site, must 
undergo an appropriate assessment as required by Regulation 48 of 
the Conservation (Natural Habitats etc.) Regulations 1994. The 
development will only be permitted where the assessment indicates 
that: -

a) it will not adversely affect the integrity of the site; or 

b) there are no alternative solutions; and 

c) there are imperative reasons of overriding public interest, including, 
for sites hosting non-priority habitat types or species the only 
overriding considerations are human health, public safety, primary 
environmental benefit or other reason subject to an opinion from the 
European Commission (requested by the Secretary of State under 
Regulation 49). 


Cairngorms National Park Plan 

14. Strategic Objectives for Conserving and Enhancing the Park seek to 
ensure that development complements and enhances the landscape 
character of the Park. Objective f) relates to raising awareness and 
understanding of the influences of natural processes, land 
management and culture on the landscape character. This strategic 
objective makes reference to the network of Natura Special Sites within 
the Park, objectives seek to conserve and enhance the diversity of 
habitats and species present throughout the Park through a landscape-
scale approach to habitat networks. Objective b) seeks to ensure that 
all designated nature conservation sites are in favourable condition. 
Objective e) seeks to ensure that populations of species given special 
protection are stable or where appropriate increasing. Strategic 
Objectives for water include seeking to maintain or where necessary 
enhance the existing high water quality and physical condition of water 
bodies in the Park. 

15. Under Strategic Objectives for Economy and Employment 
objective g) seeks to promote access to education and vocational 
training at all levels across the Park. A range of objectives for 
Sustainable tourism under Enjoying and Understanding the Park are 
relevant to the proposal including a) raising awareness of the Park as a 
premier year round tourism destination; b) Improving and maintaining 
the quality of experience in the Park for all visitors, communities and 
those working in the tourism industry; g)ensure that visitors to the 
Cairngorms are aware of the range of opportunities, places to visit and 
things to do throughout the Park and appreciate and respect its special 
qualities; h)encourage an optimum flow of visitors across the Park and 
minimise social and environmental impact including traffic generated by 
visitors and conflicts between different forms of recreation; i) ensure 
that visitor information is targeted at specific audiences and 
encourages resource protection, responsible access, visitor safety and 
the health and benefits of regular outdoor exercise; j) ensure a 
cohesive Park-wide approach to ranger services which meets the 
needs of visitors, communities and land managers; k) collate, analyse 
and use the best available information on visitor numbers, distribution, 
activities and perceptions to inform visitor management. 

16. Outdoor Access under Enjoying and Understanding the Park 
includes a range of objectives that are relevant to this proposal. 
Including a)encouraging people of all ages and abilities to experience 
and enjoy the outdoor environment; b) promote high standards of 
responsible enjoyment of the Park so that its special qualities are 
understood and appreciated, safeguarded now and for future 
generations to enjoy and the interests of others are respected; c) 
develop a co-ordinated approach to sustainable management of high 
quality outdoor access and recreation by the public, private and 
community and voluntary sectors; d) plan for future outdoor recreation 
needs and opportunities in a co-ordinated way across sectors; e) 
support and encourage local community involvement in the planning 
and management of outdoor access throughout the Park. f) develop a 
high standard of responsible management of outdoor access based on 
a common understanding of the needs of access managers and users; 
g) protect fragile areas of the Park from pressures arising from outdoor 
access and recreation. A range of objectives under learning and 
understanding are relevant to the proposal which in summary seek to 
increase awareness, share knowledge and encourage people from all 
walks of life to get outdoors frequently and experience the special 
natural and cultural qualities of the area. 


CONSULTATION RESPONSES 

17. Angus Council (Roads Department) has no objection to the 
application. 

18. Scottish Natural Heritage (SNH) objects to the application unless 
appropriate conditions and/or legal agreements which could overcome 
concerns are applied. 

19. In relation to the river South Esk SAC SNH advice is that the 
proposal would be likely to have a significant effect SNH advice is 
that the proposal is likely to have a significant effect on the qualifying 
interests of the site. We refer you to our letter of the 14 June 2007 and 
have the following additional comments to make following receipt of 
information regarding Construction Method Statements, sewerage 
arrangements and plans for the existing Forestry Commission Scotland 
toilets: 

#  Sediment Release; Construction Method Statements (CMS) 
providing details on how building works (including sewerage 
installation) will be contained within a set boundary and how the 
discharge pipe will be laid to prevent sediment reaching the 
watercourses in the vicinity have been submitted. Unless the CMS 
are strictly adhered to, there remains a risk of sediment release 
causing a likely significant effect on the qualifying interests of the 
River South Esk SAC. 

#  Sewerage Arrangements; SNH understand that the consultants 
from Klargester have recommended the use of a BioDisc treatment 
plant, further chemical dosing and a partial soakaway to bring the 
Total Phosphorus (Tp) levels down to 2mg/l at point of discharge. 
Following discharge, it is estimated that this will be diluted naturally 
in the watercourse to levels below the 0.03mg/l Tp levels 
recommended by SNH for 200 metres downstream of the discharge 
point. However it has not been possible for the applicant to get the 
required watercourse flow information from the Scottish 
Environmental Protection Agency (SEPA) in time for the SNH 
assessment, so the dilution figures remain to be confirmed. Unless 
the closure of the Forestry Commission Scotland (FCS) toilets and 
adoption of their sewerage facility is carried out as soon as the 
Ranger Base is functional, there will be two facilities operating and 
there remains a risk that there will be a net increase in phosphorus 
loading. This would make it more difficult to achieve the required 
Tp levels of below 0.03mg/l 200 metres downstream of the 
discharge. 

20. 
Therefore, until the Tp levels can be confirmed for 200 metres 
downstream of the point of discharge and arrangements are made to 
remove the FCS toilets, there remains a risk of an increase in nutrients 
causing a likely significant effect on the qualifying interests of the River 
South Esk SAC. 

#  Private Water Supply; the applicant has advised SNH that FCS 
have informally agreed to the closure and removal of the toilets 
currently at Glen Doll car park once the Ranger Base is functional, 
and that the private water supply used for the FCS toilets will be 
adopted for the Ranger Base. The applicant further advises that the 
anticipated water usage of the Ranger Base would not be more 
than the current toilets. However it is our view that there will be a 
resultant increased usage through, for example, increased demand 
by education groups and others. Unless the closure of the FCS 
toilets and adoption of their private water supply is carried out as 
soon as the Ranger Base is functional, there remains a risk that 
water levels in the river will alter through cumulative use. This will 
have a likely significant effect on the qualifying interests of the River 
South Esk SAC. 

21. SNH advises Angus Council that on the basis of the appraisal 
carried out to date using the additional information provided, that 
if the proposal is undertaken strictly in accordance with the 
requirements outlined below then the proposal will not adversely 
affect the integrity of the site. 

22. SNH recommends appropriate conditions and/or legal agreements which 
address the following issues: 

#  The Construction Method Statements for the building works 
(including sewerage installation) and laying of the discharge pipe as 
submitted to SNH by Mark Mudie (Angus Council) on 12 and 13 
July 2007 must be strictly adhered to. This is to prevent the release 
of sediment into the River South Esk SAC, which would be to the 
detriment of the qualifying interests of the SAC. 

#  The sewerage arrangements must be designed and constructed to 
a standard that ensures that the mg/l Tp 200 metres downstream of 
the point of discharge must not exceed 0.03mg/l. This is to avoid 
an increase in nutrients to such a level that would be to the 
detriment of the qualifying interests of the River South Esk SAC. 

#  The increase in Tp in the watercourse must also not cause the 
waterbody classification of A1 for the upper catchment of the River 
South Esk to deteriorate. This is to maintain good water quality, to 
comply with the Water Framework Directive water quality objectives 
and to prevent a detrimental effect on the qualifying interests of the 
River South Esk SAC. 

#  To ensure mitigation in the long term, a formal legal agreement 
requires to be made between FCS and Angus Council over the 
adoption and decommissioning of the current FCS toilets and water 
supply prior to any work commencing. As soon as the Ranger Base 
is functional the current toilets must be decommissioned and 
removed from the private water supply. This is to prevent a 
cumulative likely significant effect on the flows of the River South 
Esk SAC through the depletion of water levels and an overall net 
increase in phosphorus loading to the river. 

23. SEPA offers no objection to this planning application. However, the 
foul drainage arrangements are currently noted as a septic tank and 
this might not be suitable for the level of use it might be subject to, i.e. 
the population equivalent served by any facilities at the site. The 
applicant will require to conclude their discussions with SEPA area staff 
in order to confirm the drainage requirements for the site. It is highly 
likely that biological treatment or better will be required and given the 
setting of the proposal, and if land is available, the applicant might wish 
to consider the use of a reedbed or treatment pond. 

24. Although the discharge of treated sewage effluent will be subject to 
regulation by SEPA under The Water Environment (Controlled 
Activities) (Scotland) Regulations 2005 (CAR), I would request that any 
planning consent Angus Council is minded to grant should be subject 
to a planning condition requiring the applicant to submit for your written 
approval, in consultation with SEPA, a scheme for foul drainage. 

25. Surface waters should be dealt with by SUDS which at their simplest 
can take the form of a soakaway and this is subject to the technical 
approval of your building control department (Percolation tests have 
recently been carried out). 

26. Visitor Services and Recreation Group (VSRG) has provided 
detailed comments upon the scheme as set out below. 


Background 

27. CNPA officers have worked in partnership with Angus Council and 
partners on a feasibility study to assess the feasibility of development 
of a new ranger base. VSRG can confirm the popularity of the site and 
the nature of the special management challenges in the area. The site 
is one of the key access points to the hills in the southern part of the 
National Park and the area also has a growing network of low ground 
access opportunities. 

Choice of site 

28. It was identified early in the discussions that some of the other Glens 
also had management issues but none so significant as at Glen Clova/ 
Glen Doll. At CNPA’s request the consultants undertook additional 
work to identify whether there were suitable alternative sites for the 
base further down the Glens and this prompted considerable 
discussion amongst partners. 

29. The issues boiled down to the purpose of the facility and the need for 
the ranger service to be located near the areas where most of the 
visitor management issues occurred. If the facility was separated from 
the area where most of the issues occurred then the nature of the 
facility would have to change substantially – for example, the purpose 
of the facility would need to change to become more of a visitor 
orientation centre, rather than an operational base for rangers. Other 
interventions would also be required to encourage people to stop at the 
facility first (e.g. traffic management measures). These more 
substantial measures were not warranted by the issues themselves 
and while the options were fully considered, there was a very strong 
steer from the three partners who have had an operational presence in 
the area for several years (Angus Council, SNH and FCS) that the 
visitor pressure and the site management needs at the head of Glen 
Doll meant that the base needed to be located in that area. The 
management needs of the National Nature Reserve were a significant 
factor in the discussion. 

30. CNPA officers concurred that, having investigated the options, this was 
a quality proposal. It was also noted that the design and day to day 
management of the centre (and the ranger service) would need to take 
into account the constraints of the location at the head of the Glen. For 
example, the centre should not be designed or promoted as a visitor 
destination in itself and the ranger service should work more widely 
across the Angus Glens. 


Fit with policy in the Park 

32. The proposed ranger base will contribute to the delivery of the 
outcomes in the National Park Plan in two Priorities for Action: 
Awareness and Understanding (most relevant outcomes are listed) 

• Residents and visitors will appreciate the special qualities of the 
Park and understand more about their special management needs. 

• More people who have visited the Park will have high quality 
experiences and will tell positive stories about the area. 

High Quality opportunities for Outdoor Access (only the most relevant 
outcome is listed) 

• Land manager and those enjoying the outdoors will have a better 
understanding of their respective access rights and responsibilities 
which will positively influence behaviour and enable all to enjoy the 
special qualities of the National Park 

33. The proposed base will also help take forward the National Park Plan’s 
Guiding Principles of “People participating in the Park” (by providing 
greater contact between visitors and the ranger service) and social 
justice (by, for example, providing a reception facility for small groups). 

34. The Outdoor Access Strategy for National Park identifies Glen Doll 
as a key point of intensive access into the mountains and also the 
nearest road access to Caenlochan NNR. The ranger base fits with the 
relevant policies (especially in the sections on “Promoting responsible 
outdoor access and management” and on “Promoting visitor 
information about access opportunities”). The proposal specifically fits 
with one of the priorities for the Action Area around the proposed base: 
“Promote responsible behaviour to minimise impacts to the sensitive 
natural and cultural heritage of the Area” 

35. The proposed base will also help deliver the Vision for Ranger 
Services in the National Park as agreed by the Board. 


Conclusion 

36. In conclusion, there is a clear need for a ranger base in the Angus 
Glens. VSRG support the development of the proposed base and feel 
that it amply meets the aims of the National Park. The development 
has great potential for promoting understanding and enjoyment of the 
special qualities of the Park to a population who may not visit other 
areas of the Park. 

37. CNPA Economic and Social Development note that Angus exhibits 
average unemployment, lower wages and less working age people set 
against Scottish averages, so new development is to be welcomed. 
With large numbers of people visiting the glens it is important not only 
to educate and inform people, but that they are directed by a tourist 
information service that is not focused and outwith the glens and park 
area. There are obvious positive impacts for residents of the Park, 
amongst them; young people will be able to interact more easily on 
school trips in the Glens. This will have longer-term impacts in 
attracting more young people into environmental training. 

38. The Angus Glens need to develop their identity within the National Park 
and at present lack a focus or role. By building on its natural qualities, 
the Ranger Base will help develop the area as an educational and 
personal development hub which utilises natural qualities more 
sustainably than before. 

39. Natural Heritage Group (NHG) have provided a detailed response on 
the application and consider that the proposal does not appear to have 
any significant detrimental natural heritage impacts and the 
accompanying report comprehensively considers the landscape and 
visual impact of the proposal. NHG agree that the proposal does not 
significantly impact on the landscape of the Angus Glens area and the 
use of natural materials in the building will be in general keeping with 
its surroundings. 

40. The main natural heritage consideration here will be the services 
associated with water use and effluent disposal. The site is close to 
the River South Esk, Special Area of Conservation for Atlantic salmon 
and freshwater pearl mussels. The involvement of SNH and SEPA 
should help ensure that there is no impact upon these conservation 
interests. 

41. The proposal should make more of the building’s location amongst the 
trees and location next to the river by incorporating bat boxes in 
suitable locations and ensuring that any timber preservative is bat 
friendly. 

42. The interpretation facilities proposed would help to enhance enjoyment 
and understanding of the National Park’s special qualities, thereby 
helping to inform and foster responsible use of the area. 


REPRESENTATIONS 

43. 
We have received a letter from SNH as current owners of the site who 
have no comments on the proposal. 


APPRAISAL 

44. The detailed response from VSRG (outlined under consultations) sets 
down the strategic issues and reasons why Angus Council have 
chosen this site for the application. A range of other potential areas 
were considered in other locations. The CNPA specifically asked for 
other locations to be considered. As noted by VSRG there was a 
strong steer from SNH and FCS that the new base should be located at 
Glen Doll and the management needs of the National Nature Reserve 
were a strong consideration. As noted in consultation responses 
VSRG support the Ranger Base at Glen Doll. 

45. While as outlined above there was a wide range of strategic issues 
behind the chosen location of the base it is important to recognise that 
this is site chosen by the applicants and more importantly the site 
already has a lawful planning consent for a Ranger Base. What is 
essentially being considered here is a different design. 

46. The key conservation issue is thoroughly detailed by SNH under 
consultation responses. There are clearly concerns about potential 
pollution to the River South Esk SAC in the form of sediment from the 
construction site. A construction method statement has been supplied 
by Angus Council and providing this statement is strictly adhered to 
then SNH are content that the integrity of the SAC will be protected 
from sediment. 

47. The second key concern relates to sewerage arrangements and the 
potential for additional phosphorous levels and how this may affect the 
integrity of the SAC. Current waterflow information has not been 
provided by SEPA up to this point in time. The plant is to include a 
biodigester, further chemical dosing and partial soakaway reducing 
phosphorus (Tp) to 2mg/l at the point of discharge. Following 
discharge it is estimated that this will be diluted naturally in the 
watercourse to levels below the 0.03mg/l Tp levels recommended by 
SNH for 200 metres downstream of the discharge point. If this is the 
case then SNH would be satisfied on the integrity of the SAC. A 
condition is suggested to ensure that this is the case. The applicants 
will have to satisfy themselves that such levels can be achieved to the 
satisfaction of SNH and SEPA, if not then an alternative solution will 
need to be put forward. In addition, once the new facility opens there 
would essentially be two sets of toilets operating. Therefore, it is 
recommended that the old FCS toilets are closed down when the new 
toilets are operable. This can be covered by planning condition from 
the point of view of the CNPA. However, to comply with the condition 
the CNPA would need to see a signed and sealed legal agreement 
between Angus Council and the FCS prior to the occupation of the 
building. 

48. Another issue in relation to the toilets relates to the water supply. The 
applicants have indicated that informally the Forestry Commission has 
agreed to the closure and removal of the toilets currently at the Glen 
Doll Car Park once the Ranger Base is functional. The private water 
supply currently used by the toilets will be adopted by the Ranger 
Base. SNH has anticipated that the new building may result in some 
increased usage of the supply and it is therefore imperative that unless 
the FCS toilets and the adoption of their private water supply is carried 
out as soon as the Ranger Base is functional, there remains a risk that 
water levels in the river will alter through cumulative use. This would 
have a likely significant effect on the River South Esk SAC. Therefore, 
it is imperative that the old toilets are closed when the new ones are 
opened. Confirmation of this, including the adoption of the new water 
supply by the applicant would have to be exhibited to the CNPA and 
SNH in the form of a legal agreement prior to the new building first 
being brought into use. 

49. SNH consider that provided all of the above is dealt with by 
conditions/legal agreements then the proposal will not adversely affect 
the integrity of the site. Otherwise, the scheme could not be 
recommended for approval. These requirements are all applied to the 
recommendation at the end of the report as planning conditions. 
However, it is also crucial to note that the principle of a Ranger Base at 
this location is established by the existing live permission. 

50. Again, with regard to the detailed siting of the building this has been 
previously approved and supported by the CNPA. The building would 
be located at the top end of the car park within a stone wall enclosure 
that was once understood to have housed a SNH building. The siting of 
the building is not prominent in the wider landscape but in a positive 
sense would be prominent for visitors using the car park. The walls 
provide a ready made enclosure for the building and provide an 
important setting for the building. Ground rises to the rear of the site 
and the building would essentially be backed by trees in the distance. 
Some of the stone boundary walls would be removed during 
construction to allow plant and deliveries to access the site. The 
building would not interfere with the existing car parking access 
arrangements but would be in a noticeable position for walkers leaving 
the car park to access the wide range of hill and glen walks starting 
from the car park. 

51. The site is part of the Lochnagar and Deeside National Scenic Area 
(NSA) so it is important the design of the building is appropriate to its 
setting. The design of the building is quite different from what had 
previously been approved and is perhaps of a more traditional nature 
that the contemporary flat roofed building approved. The front entrance 
to the building is picked out by a porch feature and the entrance faces 
onto the car park. An entrance point through the stone wall enclosure 
would be formed. The south west facing gable incorporates panels of 
glazing which will take advantage of passive solar gain to help heat the 
building. The main external material is larch which should blend well 
with the generally wooded character of the area. 

52. Overall, this is considered to be a very positive proposal that meets 
many of the strategic objectives of the Park Plan and will provide good 
accommodation for the Angus Ranger Service which is clearly 
required. The location of the building at the top end of the car park will 
raise the profile of the ranger service and help in terms of educating 
visitors to the area about its special qualities. To be consistent with the 
CNPA’s earlier response and in recognition that there is an existing live 
permission at the site, the proposal is recommended for approval 
subject to planning conditions that will protect the natural heritage of 
the River South Esk (SAC). 

Conserve and Enhance the Natural and Cultural Heritage of the Area 

53. The proposal site is close to the River South Esk SAC and the key 
factor in natural heritage terms is to protect the integrity of the SAC. 
The construction method and drainage arrangements are crucial to 
this. The construction method will ensure that no sediment enters the 
river and the conditions will ensure that SEPA and SNH are happy with 
levels of discharge to the River from the sewerage facilities. The 
proposal will allow the Ranger Service to manage the natural heritage 
in the area more effectively. 

Promote Sustainable Use of Natural Resources 

54. The location of the building reinforces the existing use of the site as a 
car park with existing information provision that visitors have become 
used to. 

55. The building is well designed to minimise resource use. The main 
external finish would be locally sourced larch; an existing stone 
enclosure around the building will be retained/re-built. The building will 
be insulated to very high levels resulting in no need for additional 
heating under normal conditions. A wood pellet boiler will provide any 
additional heating required as a back-up. 

Promote Understanding and Enjoyment of the Area 

56. The popularity of Glen Doll for both enjoyment and understanding is not 
in doubt, whether it be enjoyment in terms of the challenging walks in 
the area, or use of the immediate environs of the site for picnicking. 
The small visitor building at the site also contributes to the 
understanding of the special qualities of the area with a small display 
and a range of leaflets. 

57. In my view, the proposal clearly contributes strongly to this aim The site 
as it stands is already an important resource with regard to this aim and 
the new building will continue to provide information to guide and 
manage visitors not just in the immediate vicinity of the site, but over a 
wider area. The key factor is that the building will house the ranger 
service at this important site ensuring that the rangers are much more 
accessible to the public at large. 

58. In my view the proposal contributes strongly and positively to this 
particular aim without drawbacks. 

Promote Sustainable Economic and Social Development of the Area 

59. The effects of the proposal upon this aim are perhaps less easy to 
predict. However, one clear issue is that the base will continue to 
provide information about the area after the removal of the information 
hut on the car park, both in terms of education on the environment, but 
also in terms of the facilities that are available in the Angus Glens. In 
addition, the base can be used to provide information about the wider 
area of the Cairngorms National Park and encourage visits to other 
areas of the Park. The project room will also be able to be used by 
school groups to further help in the social development of the area in 
explaining the special qualities of the area. 


RECOMMENDATION 

60. That Members of the Committee support a recommendation to: 
GRANT Full Planning Permission for the Construction of Ranger 
Base at Visitor Car Park, Glen Doll, 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. The development shall be landscaped and maintained in 
accordance with a scheme which shall be submitted to and 
approved by the CNPA acting as Planning Authority before 
development commences. The scheme shall include indications of 
all existing trees and landscaped areas on the land, and details of 
any to be retained, together with measures for their protection in the 
course of the development 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. 

3. Prior to the commencement of the development hereby approved a 
full scheme setting out plans for foul drainage at the site shall be 
submitted to and approved by the CNPA acting as Planning 
Authority in consultation with SNH and SEPA. The drainage 
scheme shall be ready for operation prior to the building first being 
brought into use and meet the following requirements: 

#  The Construction Method Statements for the building works 
(including sewerage installation) and laying of the discharge pipe 
as submitted to SNH by Mark Mudie (Angus Council) on 12 and 
13 July 2007 must be strictly adhered to. This is to prevent the 
release of sediment into the River South Esk SAC, which would 
be to the detriment of the qualifying interests of the SAC. 

#  The sewerage arrangements must be designed and constructed 
to a standard that ensures that the mg/l Tp 200 metres 
downstream of the point of discharge must not exceed 0.03mg/l. 
This is to avoid an increase in nutrients to such a level that 
would be to the detriment of the qualifying interests of the River 
South Esk SAC. 

#  The increase in Tp in the watercourse must also not cause the 
waterbody classification of A1 for the upper catchment of the 
River South Esk to deteriorate. This is to maintain good water 
quality, to comply with the Water Framework Directive water 
quality objectives and to prevent a detrimental effect on the 
qualifying interests of the River South Esk SAC. 

4. Prior to the building first being brought into use a fully detailed and 
signed legal agreement between the Forestry Commission Scotland 
and Angus Council for the closure and the removal of the toilet 
block and information building shall be submitted to the CNPA for 
approval. The existing toilets shall be closed within one week of the 
new building toilets first being brought into operation and both the 
existing toilets and information building on the car park shall be 
removed within 6 months of the new ranger base opening. 

5. Samples of external finishing materials shall be submitted to and 
approved by the CNPA acting as Planning Authority prior to the 
commencement of the development hereby approved. 

6. Prior to the commencement of the development hereby approved a 
scheme for the installation of bat boxes at the building/site shall be 
submitted to and approved in writing by the CNPA. The bat boxes 
shall be installed within 6 months of the building first being brought 
into use. 

7. Any external lighting scheme for the building shall be submitted to 
and approved by the CNPA acting as Planning Authority prior to the 
building first being brought into use. 


Andrew Tait 

planning@cairngorms.co.uk 

18 July 2007 

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.