(Text Box comment CAIRNGORMS NATIONAL PARK AUTHORITY Paper 9 Annex 10 29/10/10 ) Kincraig H1 Development Brief Supplementary Planning Guidance Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief Published by the Cairngorms National Park Authority © CNPA 2010.All rights reserved. www.cairngorms.co.uk SPG/10/03/DB Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief Planning in the Cairngorms National Park Planning in the Cairngorms National Park is unique. It involves the Cairngorms National Park Authority (CNPA) working alongside the five local authorities which operate in the Park Đ Aberdeenshire,Angus, Highland, Moray and Perth & Kinross. Due to the expansion of the National Park in October 2010, to take in part of Perth & Kinross, different planning policies apply there. The following paragraphs set out what planning policies apply in the National Park, and how planning applications will be dealt with. Planning Policies The Cairngorms National Park Local Plan, and this Supplementary Planning Guidance (SPG), covers the Aberdeenshire,Angus,Highland and Moray parts of the National Park only.This SPG sets out detailed advice to help you meet the requirements of the policies in the Cairngorms National Park Local Plan. It is recommended that it is read in conjunction with the policies in the Local Plan and other relevant SPG. The Cairngorms National Park Local Plan and this SPG does not cover the Perth & Kinross area of the Park.The Perth & Kinross Highland Area Local Plan, or the Perth & Kinross Eastern Area Local Plan, and any associated SPG, apply. Please see www.pkc.gov.uk for further information. Planning applications All planning applications submitted within the Cairngorms National Park must comply with the relevant Local Plan and SPG (see paragraphs above on planning policies for details). Planning applications should be submitted to the relevant local authority in the normal manner.The local authority ensures all the necessary information is supplied and registers receipt of the application.The CNPA is informed by the local authority and has 21 days to decide whether to call-in the application. Only applications which are of general significance to the aims of the Park are called-in.The CNPA determines called-in applications. In instances where planning applications are not called-in, the local authority will determine the application. Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief 1.0 Introduction 1.1 This site is allocated in the Cairngorms National Park Local Plan as being suitable for residential development of around 40 dwellings. It is designated as site H1. 1.2 The site is located within the settlement of Kincraig and is outlined in red in the location plan below (Fig 1). Figure 1 Kincraig location plan 2.0 Purpose and status 2.1 This development brief provides guidance on the main planning and design principles for development on the site and should be based upon the following: Ą The proposed development should consolidate the housing around the school, offering the opportunity to provide an enhanced, sensitive and well-defined settlement edge to Kincraig.The site provides opportunity to screen the adjacent modern housing with a more appropriate and cohesive form of development, including new trees; Ą As supplementary planning guidance, this development brief will be a material planning consideration in determining planning applications. It is intended to provide a clear indication of the requirements and expectations that the planning authority will take into account; 3.0 Site description 3.1 The site has a number of features, constraints and opportunities to take into account when considering potential development (see Fig 2, Constraints and opportunities plan, p7): Ą The site is approximately 5.34 ha (14.17 acres). It is bounded to the north-east by a dense coniferous plantation and to the south east by the main railway line from Perth to Inverness, which runs along the site boundary on a high embankment; Ą The north western boundary runs adjacent to the B9152, which forms the main road through the village. A modified burn flows along the south western boundary, beyond which lies a recently completed housing development; Ą The village primary school and some scattered housing of mixed age and architecture lie on the other side of the B9152 on rising land, together with the Baldow Smithy; Ą The land, currently used for grazing and cropping, slopes downwards from the highest level at the north eastern part of the site, towards a shallow ÔbowlŐ near the centre, beyond which it gently undulates. Although level with the site at the northern corner, the B9152 road does not follow the same contours.As the site dips to the south west, the road rises above it on a small embankment; Ą Both the railway embankment along the opposite boundary and the coniferous plantation to the north east, give the impression that much of the site is low lying and somewhat inward looking; Ą A particular feature of the site is the presence of a grassy uncultivated knoll with informal groups of birch trees, which occupies the eastern corner.This prominent feature adds considerable character to the site, providing a visual focus as well as reducing the impact of the railway embankment; Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief Ą The trees growing on the knoll are the only trees on the site.Within the wider landscape, a woodland consisting mainly of birch lies beyond the railway line; Ą A spring rises in the shallow depression towards the centre of the site, which combined with natural drainage, causes this area to become waterlogged. It is understood that the field drainage of this area to the modified burn may have failed, resulting in the current extent of waterlogged ground. 4.0 Site constraints and opportunities 4.1 The site has a number of development constraints but also potential opportunities. These are further illustrated on Figure 2, Constraints and opportunities plan, see p7. View from south west boundary across the site 4.2 Physical conditions 4.3 Ą Ground conditions, topography, surrounding planting and services are all significant factors.The existing birch woodland should be retained. Extensive tree planting along the south western boundary should provide visual screening of the adjacent housing area. Ą Other areas of tree planting and landscaping, coupled with amenity grassland, should allow for informal recreation space enhancing habitat and biodiversity of the site. Ą The adjacent housing development provides a number of through routes to the rest of the village; a small bridge across the burn could link the site to the rest of Kincraig; Ą The area of waterlogged ground with associated spring presents an opportunity for the creation of a feature pond/wetland, developed as part of a Sustainable Urban Drainage scheme, linked to a restored and naturalised burn. Ą The pond should be set in an area of amenity grassland, providing further informal recreation space and enhancing habitat and biodiversity.This space should be linked to the grassy knoll, retained as informal amenity space, by a green corridor along the south eastern boundary.This may also provide a circular walkway. Ą There are very good long views from the whole site to the hills to the north west and from higher areas of the site over the railway embankment to distant mountains. Low views are restricted on all boundaries apart from along the north western boundary, which presents a mainly pleasant foreground with buildings of mixed architecture on rising land.This important boundary will form the new village edge. Ą The majority of the site has good solar orientation, which should be maximised in the building design and site layout to achieve low energy housing.The site is also reasonably well sheltered from north-easterly to south easterly winds. Development opportunities Ą The development of the site presents an excellent opportunity for large and small scale developers to work together to bring forward the proposals.This gives the opportunity for a variety of house types and styles. In addition, the provision of serviced plots is encouraged. Ą The provision of a Priority Purchase Scheme (giving local people opportunities to purchase the plots/properties for a period of time, before they are placed on the open market) should be given careful consideration. There has been some success with this approach elsewhere in the Park. Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief 4.4 Natural heritage Ą Developers should make themselves aware of any natural heritage conservation and/or other interests within the site.Appropriate surveys and mitigation will be required (see Biodiversity, p10). Ą There are no statutory natural heritage designations (such as SSSI) on the site. 5. 0 Development requirements 5.1 Requirements for development of the site are set out in this section and partially illustrated on the Requirements plan (see p11).These requirements emerge from the planning policy framework and the specific constraints and opportunities of the site. 5.2 Developer contributions Developers should make themselves aware of likely development contributions required within the community, where the need arises to increase or improve public services, facilities or infrastructure due to the development. 5.3 Affordable housing A proportion of the total number of units on the site should be provided as affordable housing.The proportion sought will be between 25 per cent and 40 per cent depending on the type of affordable housing required and the economic viability of the development. Discussions should take place in the first instance with the planning authotiry and The Highland CouncilŐs Housing and Property Services to determine the requirements for this site. 6 5.4 Phasing A scheme of phasing must be agreed between the planning authority and the developer, reflecting the capacity of the site, the Local Plan housing land supply requirement and market, community and other relevant factors. 5.5 Density and diversity Ą A variety of house sizes and flexible design, that can help meet the changing needs of inhabitants over time, can provide long- term housing solutions, contributing to stable communities. Ą This site should include a variety of density of development and housing types. Ą Due to the topography, ground conditions and varying housing types, density should vary over the site.A new streetscape is to be formed along the B9152 and associated pedestrian pathway, with highest density housing towards the western end and medium density towards the east. Ą Medium density housing should be clustered around, and face, the central wetland and amenity space in an ÔintrospectiveŐ style. Low density housing should be sited on the higher ground at the north eastern end of the site, creating a new village edge. Housing density and location is illustrated in the Requirements plan (see Fig 3, p11). View from B9152 along south western boundary Kincraig H1 Đ Development Brief 2010 Kincraig H1 Đ Development Brief 2010 Figure 2 Constraints and opportunities plan Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief South eastern site boundary and grassy knoll 5.6 Community identity Ą A complex set of human needs forms community identity. Part of this is a sense of place and belonging. Good design of the places we inhabit contributes strongly towards this. Ą A high standard of development is expected and the existing character of Kincraig should be enhanced and complemented by the development. Ą Prominent views, from outside the boundaries of the development and within, should be identified and used to delineate public and private space. 5.7 Exemplary Development Ą Development should be of a good quality, sustainable design which befits that expected of a National Park. It should not a bland ÔsuburbanŐ design. Innovative, modern design, relating to its location, is encouraged. Ą Developers should recognise the significant opportunity to provide high quality, well designed development with a considered approach to densities, form and layout, including public green spaces. 5.8 Informed design Ą A site analysis should be undertaken, including existing microclimatic conditions, relationship to neighbouring buildings and countryside, use patterns of the site and transport analysis, including opportunities to enhance pedestrian and non-vehicular experiences.An explanation of the proposed developmentŐs relationship to the existing village should be included in a design statement; Ą Variety and richness of size and shape of houses and material use is required, ensuring that building shapes reflect the principles and proportions of traditional housing in the area.Alternating building heights are acceptable from 1 to 2 storey. Ą Shared external spaces or other landmarks act as markers in the development, providing orientation, social space and enhanced relationships to adjacent housing. Ą New development should not simply copy older buildings in the area. Existing form, building lines and massing should be considered and influence the proposed design. Ą Building clusters should be formed and focused on external amenity space. Amenity space should be designed to be useable. Ą Natural materials such as stone, lime render and timber, with slate or metal roofing finishes are preferred, but are not exclusive and should not preclude innovative design. Material choices should be clearly explained in a design statement. Ą Boundaries of the proposed development are particularly important; any which form the edge of a village are important to the identity of the settlement and should be Gardens, shared space and housing are of higher visual prominance than roads and car parking Example of potential streetscape layout Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief treated as key design elements. Good boundary treatments consisting predominately of stone walling, with hedge planting or limited timber fencing should be used on the site edges and for internal boundaries. Ą The boundary along the B9152 will form a new streetscape and act as a frontage. Buildings should be sited on the street edge or with a landscaped area between them and the street.Windows to public rooms must be provided in the street facing wall to create an active street frontage. Creation of a blank faŤade, presenting a solid unbroken wall to the street, should be avoided. Houses may be in line with each other or otherwise form a cohesive frontage. 5.9 Access and links Ą The rural nature of many of the settlements within the Cairngorms National Park should be recognised.The levels of public transport to access shops and services, often means that using a car is necessary. Ą It should be noted that no car access to individual properties will be allowed directly onto the B9152 from this frontage. Vehicular access to the site will be from the B9152 in the form of a simple priority junction located between 50 and 100 metres from the Baldow Smithy on the opposite side of the road. Non-vehicular access behind adjacent development Ą Well considered layouts and landscaping should avoid cars and roads dominating the frontages of buildings, or the layouts of development generally.They should be screened or at the back of building clusters. Ą The new development should be accessible, well connected and linked to the existing village.The footpath and cycle way network should be part of the landscaping infrastructure with through routes and connections to the wider road and path network encouraged, including core paths and Ôsafer routes to schoolsŐ. A bridge for pedestrian and cycle use should be erected across the improved burn in the southern corner of the site. This will link via non-vehicular routes, through the adjacent development to the footpath network in the village. 5.10 Sustainable build and energy requirements Ą The design of all development should seek to minimise requirements for energy, demonstrate sustainable use of resources and use non-toxic, low-embodied energy materials. Please see the Cairngorms National Park Sustainable Design Guide (www.cairngorms. co.uk) for further information. Ą Appropriate on-site renewable technologies should be used to strive towards zero or low carbon development. 5.11 Open space and landscaping Ą The site must include a comprehensive series of open spaces, all linked by the footpath and cycle network to peripheral green space and areas outwith the site boundary. Ą Developers should refer to the Cairngorms National Park Supplementary Planning Guidance on Open Space (www.cairngorms.co.uk) for the specific requirements for open space provision. Open spaces should provide for a variety of activities including: -equipped play areas -ball games and other informal play space -natural/semi-natural green spaces - structural tree planting - supporting shrub and herbaceous planting - high quality social spaces, such as areas of public art, allotment/community growing space or other public space. Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief Ą The site should allow for peripheral planting to screen and frame views into and out of the site as well as a comprehensive tree structure across the whole area including street and garden trees.These should be integrated into the structure of trees in the open spaces. Ą The peripheral planting areas should be a minimum of 15m wide. Where shelter is required from prevailing winds they should be planted with a high proportion of trees supported with shrub planting. Internal areas should be an appropriate width to allow them to be sustainable and robust. In general a minimum of 10m around open spaces and 5m in others should be suitable. Planting should be largely native species. Ą Further natural green space should be retained to conserve and enhance existing biodiversity. 5.12 Biodiversity Ą Tree species suitable for the Cairngorms National Park include: birch (silver and downy), Scots pine, aspen, alder (glutinosa), rowan and bird cherry. Shrub species include; juniper, blaeberry, heather, broom, gorse, hazel, holly, wild honeysuckle and willow (goat and grey). Each species should be planted according to its normal ground conditions. Ą A survey of the biodiversity on site will be required (please refer to the Cairngorms National Park Supplementary Planning Guidance on Natural Heritage www.cairngorms.co.uk).This must include the ecological role of the site within the area such as foraging area and route ways, as well as other habitat networks. Ą The development must allow for the enhancement of biodiversity in its layout and in particular the open space and footpath/cycle network.The design of individual dwellings should consider the inclusion of bird and bat nesting boxes and spaces. Ą The grassy knoll should be retained and Site boundary with B9152 enhanced with native species planting. Ą The ÔgreenŐ network should be integrated with the shelter belts around the site, the retained grassy knoll and the area surrounding the feature pond/wetland. Ą In association with drainage improvements, moves to restore the modified burn to a more natural form would have significant biodiversity, landscape and hydrological benefits.The inclusion of a six meter wide buffer strip, from the bank to the burn, is encouraged. 5.13 Services and drainage Ą The developer should satisfy themselves that sufficient capacity exists in all services required to support development on the site. Ą Permeable surfaces are to be used throughout the site to reduce the impact of rainwater runoff. Additional rainwater runoff mitigation measures, such as green roofing or rainwater harvesting, are encouraged. Ą As previously described, in consultation with SEPA and SNH, a Sustainable Urban Drainage scheme should be provided for the site in the form of a feature pond/wetland, linked by a swale to the burn. Sight lines to the pond should be kept clear and the side slopes be gentle, not exceeding 1 in 8. A few specimens of native willow or alder should be planted, with other planting limited to the low reeds, rushes and possibly water lilies. 6.0 Submitting a planning application Kincraig H1 Đ Development Brief 2010 restoration of burn to a more natural form and provision of buffer strip Kincraig H1 Đ Development Brief 2010 restoration of burn to a more natural form and provision of buffer strip Figure 3 Requirements plan (for indicative purposes) Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief 6.1 In preparing a proposal for the site, the developer is advised to hold pre-application discussions with the planning authority. Compliance with this brief should not be interpreted as ensuring automatic approval of a proposal. Any application will be judged on its merits. 6.2 Planning applications must be submitted in the first instance to The Highland Council. It is likely that the CNPA will call-in the application to deal with once notified of its registration. 6.3 Public consultation During the preparation of development proposals for the site and prior to submission of a planning application, public consultation should be undertaken with the local community, recognising the requirements of the Planning Etc (Scotland) Act 2006. The issues raised and responses should be documented and incorporated within the planning application. 6.4 Surveys to support planning applications In order to inform appropriate development of the site, the following surveys should be submitted: -Stage 1 ground conditions survey -Drainage and flood risk assessment -Ecological and biodiversity survey 7.0 Policy context A series of national, strategic and local policies and guidance are in place.These provide the core documents against which any planning application will be assessed.These include: National Planning Guidance Ą The consolidated Scottish Planning Policy 2010 and its thematic sections Ą Best practice is set out in Planning Advice Notes.These cover a variety of topics and are available at www.scotland.gov.uk Ą ÔDesigning Places: A Policy Statement for ScotlandŐ, Scottish Government Ą ÔDesigning Streets: A Policy Statement for ScotlandŐ, Scottish Government The Cairngorms National Park Plan Ą The Cairngorms National Park Plan provides an overarching context for development planning and management within the Cairngorms National Park and is a material consideration in determining planning applications. Ą The National Parks (Scotland) Act 2000 sets out the four aims for the National Park and the CNPA has a statutory function to achieve these in a collective and co-ordinated way: a) To conserve and enhance the natural and cultural heritage of the area; b) To promote sustainable use of natural resources of the area; c) To promote understanding and enjoyment (including enjoyment in the form of recreation) of the special qualities of the area by the public; d)To promote sustainable economic and social development of the areaŐs communities. Ą The Cairngorms National Park Plan sets out a vision, a number of guiding principles and Kincraig H1 Đ Development Brief Kincraig H1 Đ Development Brief strategic objectives to secure delivery of its Cairngorms National Park Authority - Planning aims.These provide a framework for delivery Ballater office, tel: 013397 53601 in the Local Plan. The Highland Council - Planning The Cairngorms National Park Local Plan Badenoch and Strathspey office, tel: 01540 661700 The site is identified for housing development within the Settlement Proposals section of the Cairngorms National Park Local Plan. Development proposals must comply with the requirements stated in this section and with all relevant Local Plan Policies. Supplementary Planning Guidance In addition to this development brief, the CNPA is developing other supplementary planning guidance, which should be complied with in any development proposals.These include the following: -Sustainable Design Guide -Renewable Energy -Developer Contributions -Natural Heritage -Open Space -Affordable Housing -Water Resources -Core Paths Plan 8.0 Useful contacts Cairngorms National Park Authority 14 The Square Grantown-on-Spey Moray PH26 3HG Tel: 01479 873535 Fax: 01479 873527 Email: enquiries@cairngorms.co.uk Albert Memorial Hall Station Square Ballater Aberdeenshire AB35 5QB Tel: 013397 53601 Fax: 013397 55334 © CNPA 2010.All rights reserved. www.cairngorms.co.uk For a large print version of this publication, please contact the Cairngorms National Park Authority on tel: 01479 873535. It can also be viewed on our website and is available in other formats on request. SPG/10/03/DB Design: Sabato Printed on Neusiedler paper by Mondi. FSC certified.