Consultation April-July 2013
planning
Cairngorms National Park Proposed Local Development Plan Supplementary Guidance Cairngorms National Park Proposed Local Development Plan Public Consultation Monday 15 April – Friday 5 July 2013
Proposed Local Development Plan The Cairngorms National Park Proposed Local Development Plan (LDP) has been prepared by the Cairngorms National Park Authority (CNPA) in accordance with the Planning etc. (Scotland) Act 2000 and the National Parks (Scotland) Act 2006. The proposed LDP sets the blueprint for development in the Cairngorms National Park for the next five years, and also gives an indication of where development might happen in the longer term.
The proposed LDP is placed on deposit for consultation, along with supplementary guidance and additional documents, from Monday 15 April 2013 to Friday 5 July 2013.
Supplementary Guidance The proposed LDP includes a suite of supplementary guidance which provides additional detail on a number of topics. Consultation on this guidance is being carried out in conjunction with the LDP.
Core Paths Plan We have included the new Core Paths Plan in the supplementary guidance. Unresolved objections to this part of the supplementary guidance will be passed to the Scottish Government and may be the subject of public inquiry.
Accompanying documents These documents include an Action Programme, which sets the framework for the delivery of the Plan, and a number of formal assessments and appraisals.
Where you can view the documents All documents are available to view on the CNPA website, at the CNPA offices (Ballater and Grantown-on-Spey, see addresses below) – and at a number of council offices within the Park. Comments forms are also available at these locations and on our website.
Albert Memorial Hall 14 The Square Station Square Grantown-on-Spey Ballater Moray Aberdeenshire AB35 5QB PH26 3HG [email protected] [email protected] Tel: 013397 53601 Tel: 01479 873535 Fax: 013397 55334 Fax: 01479 873527 www.cairngorms.co.uk
Published by the Cairngorms National Park Authority © CNPA 2013. All rights reserved. PLDP/13/00/2 Front cover photo – Tomintoul
2 How to comment Representations to the content of the Plan, the supplementary guidance and the assessments which accompany it, can be made in writing, via our website or by email. Please state clearly the modification(s) you wish to be made to the documents and use a separate form for each issue and each modification. Comments must be received by 5pm on Friday 5 July 2013. FREEPOST (RSHS-BHKL-KXHS) Cairngorms National Park Authority Albert Memorial Hall, Station Square Ballater AB35 5QB Email: [email protected] www.cairngorms.co.uk
Scottish Ministers have suggested that representations to the Plan should be concise (no more than 2,000 words plus limited supporting productions) and you should fully explain the issue you wish to be reconsidered. There is no automatic opportunity to expand your representation later in the process, so please carefully consider the information submitted at this stage.
If we are unable to resolve objections to the Plan, these will be forwarded to a Reporter, appointed by the Scottish Government, for examination. They will amend the Plan as they see fit.
Please note: the above process does not apply to supplementary guidance – it is for the CNPA to amend and approve after consideration of comments and objections recieved.
The next steps 1. Consultation on the proposed Local Development Plan April – July 2013 2. Consideration of representations 3. Pass unresolved representations to Scottish Ministers 4. Examination of the Proposed Plan/Inquiry into the content of the Core Paths Plan 5. Publish report on the findings of stage 4 6. Publish modifications as required 7. Adopt the Plan
If you have any queries regarding completion of the comments form, or require further assistance, please contact the Development Plan team at the CNPA Ballater office: Tel 013397 53601 Email: [email protected]
Data Protection Details provided will only be used for purposes associated with the Local Development Plan. You may request to see personal information held by the CNPA at any time. Information will be shared with the Scottish Government Department of Planning and Environmental Appeals and may be published on our website. We will not publish address details but may publish the name of the person who has completed the form. By completing and submitting the form, you are consenting to the above.
3 4 Contents
Contents
1 Introduction 7 2. New Housing Development 8 3. Supporting Economic Growth 16 4. Sustainable Design 19 5. Natural Heritage 26 6. Landscape 42 7. Renewable Energy 53 8. Sport and Recreation 58 9. Cultural Heritage 60 10. Resources 66 11. Developer Contributions 80 12. Development Briefs 87 Dulnain Bridge 90 Grantown-on-Spey 94 Kincraig 98 Newtonmore 102 13. Core Paths Plan 106
glossary 152
5 Cairngorms National Park Proposed Local Development Plan
Introduction
Laggan
6 1 Introduction
Introduction 1
1.1 Supplementary guidance now has greater weight and forms part of the Local Development Plan. The supplementary guidance provides more detailed information on specific issues, proposals and the information you must include as part of your planning application to allow the planning authority to assess if your proposal meets the standards set out in the policies.
7 Cairngorms National Park Proposed Local Development Plan New Housing Development –
2 Supplementary Guidance
Policy Requirements Information required
Housing development • Select a site within identified settlement boundary in settlements • Include a statement confirming that the design makes best use of the site selected Housing development • Confirm the number of buildings which make up the group in existing rural groups • Ensure a design which enhances and reinforces the character of the existing group Other housing in the • Details of operational and viability needs of the business which justify a countryside new house • Justify the need to locate the house on the site selected 100% affordable housing • Provide information which demonstrates the need and location for the development Affordable housing • Provide information which demonstrates the need and location for the provided using cross development subsidy • Provide financial information which supports the amount of open market units included Alterations to existing • Ensure a design which protects the character of the existing house and its setting houses (any location) • Retain garden space appropriate to the size of the extended property • Retain appropriate access and parking provision appropriate to the size of the extended property Conversions • Provide a structural survey showing that the proposed works can be fitted into the existing property without the need for demolition • Ensure a design which complements the original in terms of style and character Replacement houses • Provide a structural survey confirming the existing house is unsound and incapable of rehabilitation; or is of non-standard construction • Justification for the site selected if not including the original footprint Housing for gypsies • Demonstrate the need identified in the relevant housing strategy and travellers and • Justification for the site selected considering the impact on neighbouring travelling showpeople land uses
8 2 New Housing Development – Supplementary Guidance
Meeting the requirements of the policy 2.1 Most large scale housing development 2.4 Each building group has its own individual proposals should be located on sites identity. Where both natural and man- allocated in the Plan or within strategic made boundaries exist, natural boundaries settlements as identified in the Local take precedence over man-made Development Plan. We will also consider boundaries when defining the extent of housing proposals on other windfall a building group. You should ensure that sites. These are generally smaller sites your development fits with the group which provide good opportunities and adds to the cohesive pattern of built for single or smaller scale housing form within its landscape setting. Your developments. Existing houses may also development must not extend the existing be extended or altered to create the group by expanding into previously living space required by the occupant. undeveloped fields; particularly where a definable natural boundary between the existing group and the field exists. Housing in settlements 2.5 Where a group consists of a row 2.2 Your development will be within the of houses fronting a road, infill or settlement boundary set out in the additions using gaps of an appropriate Local Development Plan. It must be size may provide opportunities for designed to ensure the character of new dwellings. New houses in such the settlement is reinforced, making cases should be of a scale appropriate best use of the land available. to the others in the vicinity. 2.6 Your application must include a Housing development in description of the group which you existing rural groups are adding to, detailing the number 2.3 You must be sure that the site is within of buildings in the group and an a rural building group. The group explanation of how your development must include three or more buildings, adds to the relationship between the one of which must be an existing buildings. You must not extend the house. We do not include ancillary boundaries of the group past any existing buildings to the existing house in this defensible boundary or feature. calculation. These include kennels, 2.7 In calculating the size of the group, outbuildings, garages and sheds. you must not increase its size by more than one third during the Plan period. This includes extant permissions which are yet to be completed.
9 Cairngorms National Park Proposed Local Development Plan
Other housing in the countryside 2.8 If your development proposal is existing built form. You should also located outwith a settlement boundary, ensure that the settlement hierarchy and is not within a rural building is not eroded. This includes adequate group then you must consider: consideration of alternative locations • why the proposal is needed for, or for your development, particularly improves, the operational and economic where there is an existing building viability of an active business. This group in close proximity to your business must demonstrate a valid proposed development site. locational need to be in the countryside. This includes land management operations, and tourism and recreation Contributions towards affordable pursuits; or housing provision • whether the site is on rural brownfield 2.11 All residential development must land; and make a contribution towards • how it conserves the existing pattern of affordable housing provision. The development. It should not erode the Development Appraisal Toolkit will be settlement hierarchy, and should not used as the basis for negotiations. create a new form of development in the landscape which is at odds with existing 2.12 This toolkit provides an assessment built and landscape character. of the economics of the residential development and allows a comparison You must include information to of the economic implications of different support the need for the house in the location chosen. amounts and mix of types of affordable housing. You must be prepared to provide 2.9 We will consider the contribution the the necessary information to allow the house makes to the business it is to results of the toolkit to be generated. support. This can be either a new business venture or an existing one. However, 2.13 In the case of applications for Planning you must be clear in the information Permission in Principle where the finalised provided that the business will rely layout and content of a development on the house to ensure its economic proposal may not be known, then a rate success. In the case of a new business, for the site, normally on a rate per house we will require the business element of unit or a rate per sq m for commercial the proposal to be in place prior to the premises, based on its location will be construction and completion of the house. used. This will form the basis of a Planning Obligation, so that the planning application 2.10 In the design of the development you may be determined and a decision notice must show how your proposal helps issued following completion of that conserve the existing built form in obligation. All applications for full planning the area. You should not propose a permission for housing development development which is at odds to the must be accompanied by details of the
10 2 New Housing Development – Supplementary Guidance
number of affordable units, how this has housing in the relevant secondary school been calculated in accordance with the catchment area. In the first instance, this Development Appraisal Toolkit, and details will be sought in the same settlement. of who will provide the affordable housing 2.18 The value of the financial contribution units – whether this is a private developer, will be specifically related to the value of registered social landlord or other party. the site being developed. The guide for 2.14 If a developer knows that the site this financial contribution is £25,000 per on which they are seeking planning unit for developments of three or more permission is included in either a Council houses. This may however vary due to or Registered Social Landlord investment the location and value (higher value sites programme, evidence of this must be requiring higher contributions) of the submitted with the planning application. development, or the specifics of the site. 2.15 If significant extraordinary development 2.19 Where a development is of only one costs occur at a later stage which could or two houses, it is not reasonable to not have been known at the start of the expect such a large contribution to be development, a pragmatic approach will made. Therefore, a percentage of the be taken to the payment of contributions. £25,000 benchmark will be paid. In these Supporting evidence will be required. cases the following will act as a guide: 2.16 Developments of four or more One house dwellings will be expected to provide 5% of the £25,000 benchmark = £1,250 a benchmark of 25 per cent affordable units within the development. However, Two houses if it can be demonstrated that an offsite 10% of the £25,000 benchmark = £2,500 contribution would better meet a 2.20 Where assessments demonstrate that community’s housing needs, then an the provision of affordable housing is alternative solution will be negotiated more suited on a different site, this with the developer. This may include a will be considered. A proposal that cash payment towards the provision of incorporates an element of offsite affordable housing at another location. provision of the affordable housing will 2.17 Where proposals are made for the only be granted planning permission development of less than four open when details of methods of delivery market dwellings, a financial contribution have been agreed. The development will be sought that will be put towards of both sites will be subject to a legal the delivery of affordable housing in agreement to ensure that the affordable another location. This finance will be housing element of the development ring-fenced for the provision of affordable is built within an agreed timeframe. housing. The contribution will be put towards the provision of affordable
11 Cairngorms National Park Proposed Local Development Plan
Affordable housing developments 2.21 We support all 100 per cent affordable • details to confirm the residents of housing developments where this the new development are in housing meets a local need. Applicants and need. You may be asked for detailed those eligible for any form of affordable financial information. This information housing must be taken or nominated will be considered in confidence by the from the housing waiting lists of the local independent assessors and will not be passed to the planning authority; housing authority, housing associations or from another organisation with • details to confirm the residents of the an allocations policy appropriate to new development have a need to live in the locality chosen; the Cairngorms National Park. • how the development is meeting a 2.22 Developments must meet an identified recognised need for affordable housing in need within the local community. This the area; need will be shown through local • explanation of why existing properties assessments, formal information from the or sites which are for sale on the open local housing authority, or by any other market do not meet the need identified. robust information available. Affordable Personal preference is not considered to housing is broadly defined as housing at be a valid material consideration; a reasonable quality that is affordable to • floor plan details to allow comparison people on modest incomes. It may take with Scottish Government benchmarks the form of social rented accommodation, on house size standards; mid-market rented accommodation, • comparison costs to justify the shared ownership, shared equity, affordability of the new development discounted low cost housing for sale against the cost of existing housing stock; including plots for self build, and low-cost • information from the relevant authority/ housing without subsidy. For proposals Registered Social Landlord to confirm to gain permission, the affordable the development will result in a element must fall within this definition. reduction in their waiting list. 2.23 Independent assessments will be made Affordable housing provided using of the required information to ensure cross subsidy from other housing the affordable development is required 2.24 We also support affordable housing by the applicant, is of an appropriate size, which includes an open market element. and is in a location which is justifiable. You This open market element can provide must provide the necessary information an important subsidy to securing the to allow an independent assessor to affordable element. As with proposals carry out an assessment in a timely way for 100 per cent affordable housing which does not delay the process of development, we will use independent determining the application. This includes: assessors to carry out an assessment to ensure the affordable element of
12 2 New Housing Development – Supplementary Guidance
the development is required by the • a design which is cohesive and creates applicant, is of an appropriate size, and is a new or adds to an existing group of in a location which is justifiable. You must buildings. There should be no discernible provide the necessary information to difference in the appearance of the allow an independent assessor to carry affordable and open market elements. out an assessment in a timely way which does not delay the process of determining Alterations to existing houses the application. The information required 2.27 When designing an alteration or extension is set out in the above paragraph. to an existing building particular care 2.25 You should initially seek public funding should be given to ensuring that the to meet the burden of development proposed alteration complements costs. In the event that this is not the appearance and character of the available you may then consider existing building and its surrounding including an element of open market area. This means that you must consider development to subsidise the affordable the massing, proportions, materials and element of the development. general visual appearance of the existing building, its neighbours and the wider 2.26 We will require evidence that any open area. You must ensure that the proposed market element is the minimum required alteration does not have a significant and to fund the affordable element. All unacceptable detrimental effect on the affordable houses must meet a local need. residential amenity enjoyed by adjoining In your application you must include: householders. This means considering • information to justify the need for all where windows are placed and how levels affordable housing. Refer to the local of daylight will be experienced throughout housing authority to gather most up to daily and annual cycles. You must also date information. Any other community ensure that adequate outside space is based studies may also be considered; maintained for private garden ground, • where you include an open market parking and access to the property. element, information to demonstrate that public funding or other forms of finance are not available; Conversions • information to demonstrate that the open market element is the minimum 2.28 Conversion of non-domestic buildings required to close the funding gap. This into housing not only brings buildings back should include information on the costs to life but it also provides opportunities of land purchase and construction of the to conserve our built heritage and affordable element. It should not include help to maintain the character and the cost of the land nor any part of the distinctiveness of places within the Park. construction of the open market element;
13 Cairngorms National Park Proposed Local Development Plan
2.29 The conversion and renovation of the should be designed to maintain the style buildings must be as faithful as possible and character of the original building to the existing scale, character and in terms of form, scale, materials and materials. Additions and alterations detailing, where they contribute positively should generally be limited to those to the context and setting of the area. necessary to achieve Building Standards, This means that you must consider the the efficient use of space and an building, its setting and original design appropriate and coherent design concept. details carefully in your proposal to ensure that the converted building 2.30 You must consider how you will achieve remains in harmony with its setting. adequate private garden space for the proposed domestic use of the 2.33 You will need to demonstrate that: converted building. Where the landscape • the building is no longer required for its setting is appropriate, and established original use, and that it is unlikely to have boundaries such as walls and hedgerows a commercial or economic future in its relate well to the site, you may need to current form; and consider adjacent and intervening land • the development proposal maintains the for ancillary purposes, particularly to original character of the building. achieve adequate private garden space. 2.31 Where existing agricultural buildings are Replacement houses being converted away from agricultural 2.34 Before we will consider a development use, you must provide information on proposal for a replacement dwelling any consequent need and proposals for you will be required to investigate the siting new agricultural buildings to replace feasibility of re-using or renovating the those which are redundant. Such buildings existing dwelling. Only once this has been should not conflict with the residential shown to be unfeasible will we consider use of the redundant buildings. If existing a proposal for demolition of the existing agricultural uses are to be retained in building and construction of a replacement buildings close to the proposed residential dwelling. In the case of surviving uses, you will need to demonstrate that traditional ruins, these should be used to conflict or nuisance will not occur. form the basis of a renovation project 2.32 We will consider conversion of traditional appropriate to the setting, rather than and vernacular buildings to be appropriate considering their complete replacement. where the building is no longer required 2.35 The replacement house should be for its original use, and it is unlikely similar in scale to that which it replaces to have a commercial or economic and the setting of the new house future in its current form. You must set should be similar to that of the existing out the case for this in your planning house in terms of orientation and submission. Your conversion proposal distance from road unless individual
14 2 New Housing Development – Supplementary Guidance
site conditions suggest that another • incorporate existing buildings and/ position (within the site boundaries) or materials where possible. If such would create a better landscape fit. materials are not to be incorporated into the proposed dwelling then you 2.36 If the proposed new house does must demonstrate (again through a not occupy the footprint of the qualified structural engineers report) previous house, that footprint will why these materials cannot be salvaged not be accepted as a site for a and re-used on-site. future house-building proposal. 2.37 Your proposal will need to demonstrate Housing for gypsies and travellers that the existing house is located within and travelling showpeople an established site with a good landscape 2.39 If your development is for housing setting and landscape fit; has site specifically to meet the needs of boundaries capable of providing a suitable gypsies and travellers and travelling enclosure for a new house; and is in other showpeople you should consider respects acceptable in planning terms. site selection carefully. You must also 2.38 Your development must: demonstrate that the development is needed, and has been identified as • ensure that the original building is not a such by the local housing authority. listed building; • demonstrate that the original is incapable 2.40 In designing the development you of rehabilitation, being demonstrably should consider the impact on unsound structurally or is of a non neighbours, and the needs of the standard form of construction. This will residents, both in terms of access and usually be in the form of a qualified amenity. Screening may be required structural engineers report and financial depending on the nature of the site. appraisal; • be designed in such a way that the new 2.41 In your application you must include: development to incorporates the original • information on the need for the footprint of the building to be removed. development; The only exception to this is where an • clear justification for the site selection alternative location close to the original which matches the identified need. would minimise any negative effects which exist or would result from the new development. If the proposed new house does not occupy the footprint of the previous house, that footprint will not be accepted as a site for a future house building proposal;
15 Cairngorms National Park Proposed Local Development Plan Supporting Economic Growth –
3 Supplementary Guidance
Policy Requirements Information required
Retail development • Demonstrate sequential approach to site selection • Detailed explanation of impact on neighbours and affected settlement/ centre • Exceptional circumstances must demonstrate social or community need for the proposal – include any cumulative impact in this case
Tourism and leisure • Demonstrate the physical impact of the proposal including on the development surrounding area • Detailed explanation of the positive contribution which will occur as a result of the proposal • The seasonal elements of the proposal
Other economic • Demonstrate compatibility with the surrounding businesses development • Detail how your proposal will support local and broader economic vitality and viability Reduction of economic • Justification that there will be no adverse impact on the local economy opportunity or visitor experience based on economic viability and lack of need for the existing business or facility
16 3 Supporting Economic Growth – Supplementary Guidance
Meeting the requirements of the policy Retail development Tourism and leisure development 3.1 Retail development will normally be 3.3 The tourism and leisure sector is vital to expected to locate in identified settlements. the wider economy of the Park, with both In the first instance you should consider direct and indirect benefit. The impact locating your proposal within the village of your proposal on these benefits is a core. If this is not appropriate for your key factor in the consideration of the business needs, you must demonstrate why acceptability of adding to or changing this is the case. You should then consider the range of facilities. Your proposal must looking for a suitable site elsewhere therefore add to the range and quality of within the settlement boundary. Outside facilities and opportunities which exist. settlements you must explain why you 3.4 The proposal must demonstrate how have selected your site, and demonstrate it achieves best practice in terms how your proposal supports the wider of facility development and future economy of the local community. management. It must have no adverse 3.2 Your application must include a statement impact on the environment, both on explaining the sequential approach to site site and on the neighbouring area. selection which you have followed. You must 3.5 In the case of large developments, a also demonstrate that your proposal will future management plan may be required have no adverse impact on neighbours or to clarify the sustainable credentials of the economic success of local settlements. the proposal into the future. A visitor management plan may also be required. The level of detail provided in the Visitor Management Plan should be appropriate to the scale of the proposed development. As a minimum it should include the following: • how the proposal has been designed to extend the tourist season; • how the proposal will improve the availability of facilities for local communities; and • what arrangements have been put in place for the long-term maintenance of the completed development.
17 Cairngorms National Park Proposed Local Development Plan
Reduction of economic opportunity 3.6 It may also include the following: 3.10 Supporting local communities is also • access arrangements to/from/within the key to the economic sustainability of proposed development site; the Park as a whole. The established • proposed parking arrangements; hierarchy of settlements set out in the Local Development Plan will be • signage to and within the proposed protected and development proposals development site; must not undermine this hierarchy. • additional facilities such as toilets, reception and storage facilities; and 3.11 Over time it is inevitable that circumstances • the impact of the development on may change and lead to applications to adjacent sites and/or facilities, and any change the use of existing economic management requirements required to developments. In considering the closure mitigate any negative impacts. of such economic enterprise, we will first consider the impact it has on local people and the need to protect local centres which Other economic development service their needs. Where possible these 3.7 For other forms of economic development centres will be protected to ensure a viable your proposal must, primarily, support hierarchy of settlements is maintained. the economy. This can be achieved by: 3.12 The loss of an existing business or tourism • adding to or extending the range of facility will only be considered acceptable economic opportunities or facilities in a where it is no longer needed where it is community; not economically viable and where the • by improving the quality of existing loss will have no adverse impact on the facilities; or local economy. You must explain how your • extending the range of facilities including proposal to reduce existing economic extending the time frame over which the opportunity meets these criteria. facilities are popular (non seasonal). 3.8 Your proposal must be compatible or complementary to existing businesses in the area. You must demonstrate how your proposal achieves this. It must support the vitality and viability of the local and wider economy. It may also help broaden diversification of the economy in a way which meets all previous criteria. 3.9 The impact of your development on the wider economy is an important consideration. Permission will only be granted where you can demonstrate that your proposal supports and promotes sustainable economic development.
18 4 Sustainable Design – Supplementary Guidance Sustainable Design –
4 Supplementary Guidance
Policy Requirements Information required All developments
Minimise effects on • Details in layout of development to show how you are taking advantage climate change of solar gain • Details of energy efficiency measures included in the design and method of construction – including use of power and water Sympathetic to local • Details of the existing topography and vernacular built form found in the vernacular, local surrounding area distinctive and • Reasoned justification for your site selection to show how your proposal traditional pattern and is in sympathy with local vernacular/character character Use complementary • Details of all construction materials to be used in all external parts of the materials proposal including assessment of local materials found in surrounding area
Make sustainable use of • Layout details which demonstrate minimisation of use of land resources • Details of design and materials used which maximise energy efficiency – include energy, waste, water • Details of any recycled materials to be used Facilitate recycling • Inclusion on layout plan to show where recycling facilities are to be sited
Promote sustainable • Details in layout of options to store bicycles transport • Assessment of how your development links to the public transport network • Assessment of efforts made to reduce the need to travel for users of the development
Improve provision of • Layout details of open space associated with development and open space information of links to public open space Maximise opportunities • Annotated site map of existing paths surrounding the development site to link to existing paths • Details of methods to link to these • Demonstrate compliance with the Core Paths Plan
19 Cairngorms National Park Proposed Local Development Plan
Policy Requirements Information required All developments continued
Protect amenity of • Assessment of impact of development on all neighbours neighbours • Methods of accessing the site both during construction and on completion Provision of private • Site plan to indicate amount of open space sufficient to meet the needs amenity space of the form of development • Details of parking arrangements for users and visitors Enhance biodiversity • Measures taken to enhance opportunities for wildlife and biodiversity
Replacement buildings
Unsuitability of • Full structural survey or confirmation of method of construction existing building
Not a listed building • Confirmation that the building is not listed
Use of original footprint • Site plan to indicate the part of the original footprint to be incorporated; or • Reasoned justification for alternative site
Conversions
Existing use • Economic justification to clarify efforts made to retain the original use
Design requirements • Description of how your proposal reflects the design of the original building
Alterations Design requirements • Description of how your proposal reflects the design of the original building Maintenance of private • Site plan to indicate existing and proposed open space amenity space • Details of current and proposed parking arrangements
20 4 Sustainable Design – Supplementary Guidance
Meeting the requirements of the policy 4.1 All development must adopt a sustainable 4.5 Ancillary buildings can also be used approach to design in order to minimise to create a sense of enclosure, and long-term damage to the natural improve shelter for the development. environment and to support the social 4.6 Incorporating small scale renewable and economic fabric of the Park. To energy or low carbon energy systems into ensure this, a design statement must developments or individual buildings can also be included as part of your application make a contribution to reducing greenhouse which addresses the following issues. gas emissions. Community heating schemes should be considered where appropriate Minimise effects on climate change – this can be for as few as two buildings as well as larger scale mixed use developments. 4.2 Rising energy costs and a global acceptance that we all need a more considered approach to climate change Sympathetic to local vernacular, mean we must ensure the impact of new local distinctive and traditional development is minimised through design. pattern and character Whilst we have overcome some of these 4.7 What we build today will still be here challenges with technology, we need to long after we are gone, if it is well think about designing out the need for designed and built well. This means artificial heat and light. This will result ensuring that all new development in development which is more efficient makes a positive contribution to its and reduces carbon emissions, but also location. Buildings which are responsive helps reduce the cost of bills, making the to context and local distinctiveness and building more financially efficient to run. which understand the local landscape 4.3 Designing with the climate in mind, so can be designed to work with, rather the building can benefit from solar gain, than against, the natural environment. daylight and natural ventilation whilst 4.8 Each site should be looked at as a providing shelter and comfort can have series of spaces which relate to the a significant impact on energy demand existing topography and surroundings. thereby helping to minimise potential These spaces then dictate where carbon emissions from using a building. access, landscaping and buildings fit 4.4 A simple way to reduce energy demand together within an overall framework. is through the use of passive solar gain. 4.9 Buildings should be sited to reflect the Keeping the main glazed orientation of the gradient and topography of the landscape building to within 30 degrees of south will and the scale of the landscape features. maximise the potential for the sun to heat Traditionally, buildings were located within and light the building. You should also ensure the natural contours of the landscape. that the internal layout takes advantage Existing ground levels should be maintained of solar gain – this may be achieved for wherever possible in order to avoid example by placing the most used rooms the development appearing intrusive on the south side of the building. and more exposed to the elements.
21 Cairngorms National Park Proposed Local Development Plan
Use complementary materials 4.10 Flexibility is also important in sustainable 4.15 New development should reflect the design – buildings which are built to be traditional materials and workmanship adaptable to future uses will provide evident in the Park, and take on board a good long-term financial and social innovation, contemporary design and investment. The way we live and work is modern methods of construction. changing, as is the way we access services In choosing the materials for your and community facilities. Addressing development you will need to strike a this in the design and location of new balance between sourcing materials locally development is essential to maintaining and and bringing in specialised products which enhancing the Park’s varied and distinctive will optimise the sustainability and long- communities. Buildings should therefore term performance of the development. be fit for purpose but able to function 4.16 Whilst new developments do not need effectively, even when our lifestyles change. to copy past styles, the imposition of 4.11 You should therefore demonstrate standard off-the-shelf designs (found how your proposed development is across the country) will increasingly erode sited and designed to allow for future the unique characteristics for which the changes to internal layout or external Park is renowned. New development extensions which will result in a longer, within the Park should therefore be more useful lifespan of the building. Using designed with its setting firmly in mind. construction techniques which enable 4.17 You should demonstrate that your significant changes to be made easily development will include low impact to the building will help to extend the building materials. This may include building’s use – for example non-structural recycled or previously used materials, for partitions which can be easily removed example secondary aggregates, or new or re-positioned to create new spaces. materials which have used minimal energy 4.12 Some buildings are deliberately built for in their production and transportation short-term use. In this case the building to the site such as local timber. should be designed to enable effective re-use or recycling of its components. Make sustainable use of resources 4.13 Flexible design should also allow for 4.18 All new development should incorporate home working, whether in traditional the most sustainable systems of energy, industries and supporting services or water and waste management to reduce from new opportunities which are pressure on the infrastructure within the possible with the increasing range of Park. Most importantly this means reducing communication technology now available. use of resources through the design of the 4.14 Within the development site you must development, and minimising reliance on include information on access, egress of resources during the life of the building. vehicles, amenity space and other open 4.19 Using development land efficiently is an space. important part of this. You should therefore site and design your proposal in a way which does not waste the land available.
22 4 Sustainable Design – Supplementary Guidance
Facilitate recycling 4.20 Scotland’s Zero Waste Plan seeks to 4.25 If a new or improved made-up public minimise waste in general and reduce the road is required then the proposed amount of waste going to landfill. development must not be occupied until Developers are therefore required to the road is constructed to a standard provide for the segregation of waste and which satisfies the relevant roads authority. space should therefore be provided for the We therefore recommend that you storage of appropriate waste containers. You discuss the access requirements for should also consider options to carry out the proposed development at an early composting within the development site. stage with the relevant roads authority to ensure that the appropriate design Promote sustainable transport criteria are addressed in your proposal. 4.21 New development usually creates the Improve provision of open space need to travel, including the delivery of materials to a construction site or the 4.26 Where your proposal impacts on existing need for residents to travel to reach public or other open space, you must services and community facilities. consider how best to link to this, and take all opportunities to improve existing 4.22 New development should be located to provision. This may include designing allow people to use existing sustainable your proposal to allow easy access to transport initiatives (both motorised and existing space; protecting that space from non-motorised initiatives), and to create new adverse impacts as a result of the new multi-use links where appropriate. It may also development; and where possible, adding be possible to create a design which helps to existing provision with any land which reduce the need to travel – for example is not required by the development. incorporating features to allow home- working. You should also consider innovative 4.27 In the case of residential development, options, for example through ‘community a typical standard of 20 per cent of cars’ and car sharing, or making it easy for the overall site area will be required users of the development to recharge for open space. The actual types and electric vehicles at convenient points. mixtures of open space for a particular development will depend on the potential 4.23 When considering approaches to transport and needs of the site and the most for any development, personal travel appropriate way of complementing should be placed in a hierarchy which or improving what already exists. puts motorised modes of travel after walking, cycling and public transport. Your 4.28 The required open space should be proposal should also include adequate carefully designed to ensure that it is consideration of means to store cycles, integral to the overall design concept. either within the building, or within the This should include ensuring that it amenity space associated with it. complements existing landscape character, is accessible and incorporates appropriate 4.24 We will require a Transport Assessment provision for children and wildlife. where transport impacts of the development are considered significant.
23 Cairngorms National Park Proposed Local Development Plan
Maximise opportunities to link to existing paths 4.29 You must demonstrate how you have height and orientation of other proprieties, considered how you will link your visibility from public spaces and the existence proposal to the existing path network. of boundaries and potential for screening. This should include an assessment of the 4.32 To enable a reasonable level of privacy current network, the distance of your and amenity to be achieved you should site to it, and the means by which users ensure that your proposed development of the development would access the is located within a reasonable distance of existing paths, including any external links the existing properties within a building from the site. You must demonstrate group. The space between the new that your proposal is consistent with the development and existing proprieties Scottish Outdoor Access Code and the should complement and be guided by Cairngorms National Park Core Paths the spacing between existing properties Plan. This includes linking to the adopted within the group. In the case of residential Core Paths network. New development development, a minimum 18m privacy zone should not restrict future opportunities should be maintained between windows for the extension of the path network. of principle rooms when directly opposite. This distance can be reduced when the Protect amenity of neighbours windows are at an angle to each other. 4.30 A new building should be a good neighbour 4.33 Where this distance cannot be met then to existing buildings in two ways. Firstly, overlooking may be reduced by the erection its siting should take account of and be of screening such as walls or fences, use of sympathetic to the existing layout of other obscure glazing to windows and doors, or buildings in the area. Secondly, the new using high level windows or roof lights. building should not detract from the setting, 4.34 These distances may also not be aspect or privacy of existing buildings. appropriate if your proposed development This is particularly important where is set where dwelling frontages are already housing development is proposed near exposed to public view. Any new to existing farm buildings which are in use development in such settings should follow because of possible problems of nuisance. the established line and spacing of existing It is important that new development dwellings to complement its setting. is compatible with existing uses on and adjacent to the proposed development site. 4.35 Overlooking and overshadowing of adjoining gardens can also impact on 4.31 You must consider the impact of the privacy and enjoyment of amenity. You proposed development on the existing and should take this into account when deciding surrounding properties particularly in terms on the location of your proposed dwelling of overlooking and loss of privacy. Whilst the on the development site. Access to sunlight majority of residential properties are is an important consideration and differs overlooked to a certain degree the extent according to the time of day and year. of this depends on a range of factors. You Your development proposal should not should consider these factors in your result in a significant loss of sunlight to development proposal, ie the proximity, existing buildings at any time of year.
24 4 Sustainable Design – Supplementary Guidance
Provision of private amenity space 4.36 The amenity space associated with your parking spaces for the development. Where development should be sufficient to meet access is direct on to a classified road a the needs arising from the specific turning space will also be required within development proposal. It should be integral the site and a lay-by may be required for to the design of the built elements of the visiting service vehicles where the public proposal, and should not be designed as an road might otherwise be obstructed. afterthought. 4.42 Where an access is to serve five or more 4.37 New houses in building groups and in infill houses, the standard of access must be situations must be sited and designed to constructed or upgraded to that of a public provide adequate curtilages, to ensure both road. As part of this standard, street lighting an appropriate ‘fit’ with the group and the will normally be required. However, your provision and maintenance of an adequate development proposal should seek to level of residential amenity for the existing minimise light pollution and other visual and new dwellings. impacts from lighting infrastructure. 4.38 In the case of housing development, the 4.43 For all housing developments you must amount of private outdoor space provided demonstrate that your design provides should reflect the size of the proposed for amenity and neighbourliness. It dwelling. As a guide for a 3-bedroomed must accommodate appropriate public dwelling, 70-90 square metres is required; open space and private amenity space for a 2-bedroomed property 40-60 square including garden ground, space for metres will be required. drying clothes and storage of refuse and recycling bins. It must also include the 4.39 The design and landscaping of the amenity required parking and turning areas. space can also help ensure a good fit with the landscape, and can improve shelter on exposed sites. Enhance biodiversity 4.40 It must have a site sufficient to provide 4.44 There are often opportunities in, on and adequate parking and manoeuvring of around a development site to enhance vehicles to allow forward facing egress from biodiversity. Some can be quick and simple, the access. The amount required will be others more complex and require design dependent on the nature of the and construction. Ideas range from the development. You must therefore ensure provision of a pond on site to creation of that you have considered this prior to the permanent nesting for bats, birds and submission of any application, and invertebrates. incorporated the requirement into the overall design of the site. 4.45 Your proposal must consider how best to exploit the opportunities which come 4.41 In the case of housing developments, each as a result of the development, and what single house should have a minimum of two measures are to be included to further car parking spaces. A garage will not be biodiversity. accepted as contributing to the number of
25 Cairngorms National Park Proposed Local Development Plan Natural Heritage –
5 Supplementary Guidance
Policy Requirements Information required
Principle 1 – • A description of the natural heritage on the site and possibly the Ensure no net loss of surrounding area, including its significance and value natural heritage value • A survey which considers as a minimum: Site designations Protected species Other priority species Landforms and geodiversity Soils and soil carbon Connectivity of habitat and fragmentation Invasive non-native species Bio security • An assessment of any effect the proposed development will have on the natural heritage • If adverse effects are found within this assessment, details of mitigation or compensation measures to avoid or minimise these effects, including management and maintenance information • An assessment of any residual effects.
Principle 2 – • Identify any opportunities to enhance the natural heritage of the Enhance existing natural development site heritage value
Principle 3 – • A monitoring and maintenance programme Manage and maintain natural heritage value
International and • Supply sufficient information to allow the planning authority to carry National Designations out a Habitats Regulation Appraisal • Comply, where relevant, with criteria set out regarding necessary mitigation associated with recreational disturbance to capercaillie caused as a result of your development • Comply, where relevant, with criteria set out regarding necessary mitigation associated with water flow and quality and the impact of development on otters
26 5 Natural Heritage – Supplementary Guidance
5.1 We assess all planning applications against Step 1 – protect the impacts which the proposed 5.4 Development should result in no net loss development will potentially have on the of the natural heritage interest of the Park. natural, cultural and earth heritage This includes natural heritage interests that resources of the Park. You will therefore may be outside the boundaries of the need to consider the impact of your development site. Your development proposed development on the natural proposal should therefore be designed to heritage as an integral part of your design protect existing natural heritage features and planning processes. Your planning within the development site and its application should include information on surroundings. how your development proposal has been designed accord with the three natural 5.5 We will require clear justification as to why heritage principles set out below. any development cannot meet Step 1 of the first principle. Without such justification a proposal will be recommended for refusal. How to meet the requirements of the We will assess the validity of such policy justifications in line with all current policies. 5.2 We will assess your planning application Step 2 – minimise and mitigate using the three principles set out in the 5.6 In any situation where loss of, or damage to, checklist which must be addressed in turn. natural heritage interest is unavoidable from You should provide evidence of how your a proposed development then the loss or proposal meets all three principles. If you damage must be minimised as far as cannot achieve any of the three steps for possible through appropriate design. Where Principle 1 your development proposal will loss of or damage to the natural heritage is not be considered appropriate. The still unavoidable then this loss must be fully sequence by which we will apply the mitigated on the development site. hierarchy is shown in Figure 1 (p29). Step 3 – compensate 5.7 If full mitigation is not possible on-site Principle 1 – ENSURE NO NET LOSS then it must be achieved using off-site compensation. Where full mitigation or 5.3 There is a presumption that all compensation measures are not possible, development should meet Principle 1. financial compensation will be required. It comprises a hierarchy of three steps This will be used to benefit natural on which you should base your decisions heritage within the Park. Calculation of regarding development design and site compensation will take into account layout considerations. All development the quality of outcomes over time. should meet the terms of Step 1. Only The calculation will be based upon the where evidence confirms this is not method set out in the Supplementary possible should you consider trying to Guidance on Developer Contributions. achieve the requirements set out in Step 2. Any new habitat created as compensation If this is not possible evidence must be shall be permanently set aside for provided to explain why it is necessary that purpose. This will be achieved to use step 3. through use of legal agreements.
27 Cairngorms National Park Proposed Local Development Plan
Principle 2 – ENHANCE Principle 3 – MANAGE 5.8 You must then assess the potential to enhance 5.11 Essential to the success of any mitigation, the natural heritage as an integral element of compensation, or enhancement the design of your development proposal. scheme is routine management and maintenance. We require you to put 5.9 Many habitats and species within in place an agreed monitoring and the Park whilst not benefiting from maintenance programme. This must protection through a designation are include monitoring to identify whether important to the overall biodiversity and the proposed scheme has been successful ecosystems of the Park. We encourage and mechanisms whereby should it be enhancement and restoration of such shown that the scheme is not successful habitats, habitat networks and species that appropriate action will be taken in a in line with the first aim of the National timely manner to rectify the situation. Park to conserve and enhance the natural and cultural heritage of the area. 5.10 As well as providing important natural Precautionary principle heritage benefits, this approach will often 5.12 In line with the first aim of the National also contribute towards a high quality, and Park, we will apply a precautionary aesthetically pleasing development. ou must approach to the assessment of impacts therefore demonstrate how you have upon a site. Where there are gaps in sought to conserve and enhance the knowledge or uncertainty about mitigation existing natural heritage value of the or compensation proposals then we may development site and its connections with ask you to provide additional information. its wider surroundings. 5.13 The level of information which we require will depend on the significance of the proposal. For example, in some instances a professional survey may be required. For European protected species, surveys must be submitted along with applications for planning permission in principle, as well as full planning permission. It is strongly advised that other required surveys are submitted with the application in order to avoid delays in the determination process.
28 5 Natural Heritage – Supplementary Guidance
Is there loss of or damage to natural heritage as a result?
Yes Has loss been minimised?
Yes No No Can remaining loss Redesign development Normal design be mitigated on-site? proposal considerations apply
Not possible Partially possible Fully possible Is compensation at an Scope of on-site mitigation Mitigation proposals off-site location possible? and off-site compensation assessed and agreed with assessed and agreed with the planning authority the planning authority
Yes Level of off-site Level of off-site compensation compensation assessed by and assessed and agreed with the agreed with the planning authority planning authority
No Compensation possible Compensation Contribution to Level of off-site not possible Environment Fund assessed compensation assessed Contribution to by and agreed with the by and agreed with the Environment Fund assessed planning authority planning authority by and agreed with the planning authority
Figure 1: Principle 1 Hierarchy of steps to be applied
29 Cairngorms National Park Proposed Local Development Plan
How to compile the required survey evidence 5.14 You are required to submit evidence Chartered Environmentalists. Surveys for with your planning application which other natural heritage interests, such as demonstrates that you have identified the geology, geomorphology and soils, must also habitats and species on and adjacent to be undertaken by a suitably qualified and/or the development site and have assessed experienced person. Surveys should be the effects of the proposed development carried out according to current best on the natural heritage. In order to do this practice for the habitats or species being and when preparing a planning submission, surveyed. For some species a licence will be you may follow the following approach to required from Scottish Natural Heritage ensure you comply with this requirement. (SNH). An IEEM accredited surveyor will be able to advise you on this. For more details, please see: www.snh.gov.uk Step 1: Survey and assess impacts 5.19 Surveys should be structured around the 5.15 Conducting an initial site audit will help you Cairngorms Nature Action Plan which to determine the scope of any formal identifies priority habitats and species. A list surveys and assessments that will be of priority species and habitats in the Park required to describe the natural heritage can be found at www.cairngorms.co.uk. on the site and surrounding area, including For developments on or close to its significance and value. Table 1 (p35) designated sites, the notified and qualifying provides an example template for an initial features must be clearly identified as key site audit which may help identify the detailed issues. survey and assessment information required to support your planning application. 5.20 It is expected that surveys for various species and habitats may be required 5.16 You should look at existing sources of over a number of seasons, and possibly information in the first instance. These up to one year before applications can include: (SNHi) www.snh.org.uk/snhi be considered, for example to reflect the www.nesbrec.org.uk lifecycle of fish. Therefore it is strongly 5.17 Ensuring that the survey for a particular recommended that surveys required are species is carried out at the right time of agreed with us in advance of carrying them year is crucial to ensuring that appropriate out. This will help you to ensure that you information can be collected. Table 2 (p37) are able to provide the necessary natural shows the best time of year to carry out heritage information with the minimum surveys for important species in the Park. of survey work. It will also eliminate or These must be completed at the times of limit the need for more surveying at a year shown. later stage and consequently reduce time taken in determining the application. 5.18 We recommend that biological and ecological surveys are carried out by 5.21 Site surveys should consider the members of the Institute of Ecology and following eight issues as a minimum: Environmental Management (IEEM) and
30 5 Natural Heritage – Supplementary Guidance
1. Site designations 5.22 There are a number of designated sites in 5.26 In addition to European Protected Species, the National Park that carry UK and development must avoid adverse impacts European natural heritage designations. upon species listed in: SNH hold up to date information on the • Schedules 1, 5 and 8 of the Wildlife and boundaries of these designated areas. Countryside Act 1981 as amended; www.snh.org.uk/snhi • Annexes II and V of the EC Habitats 5.23 Information and assessments for designated directive; and sites, or developments close to one, must • Annex I of EC Birds Directive. pay particular attention to notified and 3. Other priority species qualifying interests of their designation. Other natural heritage interests also need 5.27 Within the Park there are a range of to be considered. Good information is habitats that are nationally and/or locally essential to assess the development. This important, but that are neither European information must be submitted when you Protected Species nor notified features of lodge your application. designated sites. These priority habitats and species will be given greater weight by the 2. Protected species planning authority when determining an 5.24 UK and European legislation protects a application. Examples include lowland heath, number of species found in the Park. The native pine forest mixed birch and aspen presence of these species will affect the woodland, red squirrel, lapwing, level of information required, how the oystercatcher, osprey, capercaillie, salmon, application is considered and the criteria by fresh water pearl mussel, crossbill and which decisions are made. crested tit. Your survey must pick up any impact made on these priority species. 5.25 Where a European Protected Species is present on or adjacent to the site, the 4. Landforms and goediversity planning authority must have survey 5.28 The Park has the largest collection information and details of mitigation of different glacial landforms outside measures before it is able to make a arctic Canada some of which are decision. European Protected Species (EPS) within designated sites. Some sites are found in the Cairngorm National Park are: designated as a Site of Special Scientific • bats – nathusius, soprano and common Interest or a Geological Conservation pipistrelle, Daubenton’s, Natterer’s and Review site, and in these circumstances brown long-eared a full assessment will be required. This • Scottish wildcat should include survey, assessment and • great crested newt mitigation measures. Further information can be found at www.snh.org.uk/ • otter snhi and www.jncc.gov.uk. For large • Killarney fern development and extraction applications, • slender naiad applicants are advised to employ a • floating-leaved water plantain qualified geologist or geomorphologist • yellow marsh saxifrage to prepare the required information.
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5.29 The planning authority will take these and consequently a waste management landforms and other geological features exemption from SEPA may not apply. into account when determining applications. 5.34 Further guidance, in relation to peat can 5. Soils and soil carbon be found in SEPA’s Regulatory Position 5.30 The Park contains a diversity of soils and Statement – Developments on Peat, and the principles applied to biodiversity apply early consultation with SEPA should be equally to soils. Developments on peat soils undertaken on sites which contain peat in particular will require a soil survey and soils or potential Groundwater Dependant assessment. Mitigation and residual effects Terrestrial Ecosystems. Guidance in following all potential mitigation measures identification of peat bogs can also be must also be identified within the found in a Functional Wetland Typology assessment. This may include removal and for Scotland – see www.sniffer.org.uk temporary storage of soils where long-term 6. Connectivity of habitat and fragmentation damage is likely to occur. 5.35 Habitats are often linked to each other 5.31 Soils must be assessed for: and are usually of greater ecological value • functional role in supporting habitats and as a consequence. Developments should species; maintain existing connections and seek to • rarity of their intrinsic physical, chemical create more wherever possible. and biological features; Fragmentation of existing habitats and • contribution to ecosystem services such habitat networks must be avoided. The as water purification, flood mitigation and assessment of a site must include analysis carbon storage; and of the connectivity. • peat depth and basic peatland 7. Invasive non-native species characteristics, where appropriate. 5.36 The Park has populations of some invasive, 5.32 You should adopt an approach which non-native species, which include: Japanese minimises disturbance or disruption to knotweed (Fallopia japonica), giant hogweed peatland areas and other organic soils (Heracleum mantegiazzanum) and where possible, as these soils are valuable Himalayan balsam (Impatiens glandulifera). for carbon storage and habitat support. 5.37 If a survey shows these or other invasive 5.33 By adopting this approach of minimising non-native species are present on a site, disruption to peatland, the volume of the developers must remove them and excavated peat can be minimised and the ensure that they do not spread from the commonly experienced difficulties in site. There are also a number of invasive dealing with surplus peat waste reduced. non-native species in Scotland which are The generation of surplus peat waste is a not currently in the Park. You must ensure difficult area which needs to be addressed no invasive non-native species are from the outset, given the limited scope introduced into the National Park as a for re-use. Landscaping with waste peat consequence of development works. (or soil) may not be of ecological benefit This commonly occurs through soil
32 5 Natural Heritage – Supplementary Guidance
Step 2: Factor in constraints and opportunities contaminated with seed or root material. 5.42 The information provided in the survey Where large volumes of soil are moved or must be assessed against the possible introduced to a site, you may be required effects of the development on the natural to submit a soil management plan to guard heritage interests identified. If adverse against this possibility. effects are found, the assessment must include details of steps to be taken to 5.38 Japanese knotweed, giant hogweed and minimise and mitigate any damage arising. Himalayan balsam are regarded as The assessment must also consider any controlled waste. It can be controlled or leftover effects to be addressed. disposed of on-site but if plant, material or soil polluted with this species is sent for 5.43 Opportunities for natural heritage disposal elsewhere it must be accompanied enhancement or restoration should be by appropriate Waste Transfer sought at this stage. You are encouraged to documentation and disposed of in a identify as part of the supporting licensed, lined landfill site. Developers information submitted with your application, should seek advice on the disposal of these steps to be taken to restore or enhance the plants from the Scottish Environment existing natural heritage value of the site. Protection Agency (SEPA), see www.sepa. 5.44 Most developments are suitable for the org.uk and www.netregs.gov.uk. incorporation of a range of measures for 5.39 If a development is responsible for the positive effects on the natural heritage. We introduction of an invasive non-native expect to see such measures incorporated species either within or outwith the site, the and we welcome early discussions on your developer will be required to remove the proposals. Examples include the species and dispose of material. You must incorporation of swift nest spaces or bat set out how you intend to do this in roost sites, use of local provenance trees information supplied with your planning and seeds or maintaining and enhancing application. wildlife corridors through sites and buffer strips around developments. 8. Bio security 5.40 There are particular bio security issues associated with proposals close to standing Step 3: or running water. Applicants must take care Plan for monitoring and management not to introduce invasive non-native species 5.45 All mitigation, compensation and such as plants or parasites. enhancement measures, whether on-site 5.41 Equipment and machinery should be or off-site, will need ongoing management. cleaned away from the water course, You should draw up schemes for especially if it has been used in another monitoring and management and include water body within 14 days or has recently these with the development proposal. been used overseas. You must set out how This might for example include landscape you intend to deal with this issue in management plans. information supplied with your planning application.
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Examples of developments and requirements for natural heritage guidance 5.46 The following examples explain what information is required by the planning authority in support of your planning application. They are not exhaustive, but simply reflect frequently received applications for development.
Domestic extensions, Bat survey for example conservatories, outhouses, etc Conversions of old or abandoned buildings Bat survey, barn owl survey including barns and steadings Conversion of loft space or change to roofs Bat survey Housing development on greenfield site Phase 1 survey, notable species and mammal survey Other surveys which may be necessary Reptile depending on the nature of the site, Amphibians the development, and its setting Invertebrates Nesting birds
34 5 Natural Heritage – Supplementary Guidance
Table 1: Initial site audits required If yes, then: Consult SNH and the planning authority more information. for Consult SNH and the planning authority more information. for Consult the planning authority to determine under what and the might be acceptable development if any, circumstances, ecological data required. on the site and Assess ecological impact of development mitigation. and identify possible adjacent areas of habitat, If yes, then: CNAP species badgers, red squirrels, Survey bats, for: Assessment Phase II habitat surveyUndertake: and Ecological CNAP species salmon, Survey water voles, otters, for: Assessment Ecological Impact Undertake: Survey CNAP species for: Assessment Ecological Impact Phase II habitat survey, Undertake: Survey CNAP species for: Phase II habitat surveyUndertake: areas and on vegetated Ecological Impact Assessment Survey CNAP species for: Assessment Ecological Impact Phase II habitat survey, Undertake: CNAP species nesting birds, barn owls, Survey bats, for: Yes/no Yes/no ction P lan (CNAP) ATS FROM FROM ATS A airngorms N ature Does the site include all or part of a statutory SSSI? SAC, eg SPA, designated site, SSSI SAC, eg SPA, Is there a statutorily designated site, the development? be impacted by that may nearby Does the site include all or partimpact on a nearby, of, non-statutory site? eg a local wildlife designated site, Does all or part of the site formcorridor a wildlife linking or more other areas of ecological value? two Does the site include any of following habitats? LIST PRIORITY HABIT C EXAMPLE – woodland ditches streams or wet EXAMPLE – rivers, or bog EXAMPLE – wetland EXAMPLE – mountain plateau EXAMPLE – moorland EXAMPLE – buildings/barns
35 Cairngorms National Park Proposed Local Development Plan
Table 2: Survey calendar for natural heritage interests in the Cairngorms National Park
This survey calendar is a general guide only. KEY The timing of surveys can be affected by weather and may be specific to location (particularly Optimal survey period vegetation surveys). Certain bird species, for Sub-optimal survey period example raptors or waders will require species specific surveys at defined times of year. Surveys Unsuitable survey period should be conducted during suitable conditions, ie otter surveys undertaken during normal or low flow and not when water is high.
36 5 Natural Heritage – Supplementary Guidance
Wintering bird survey Unsuitable surveyUnsuitable period Hibernation roost survey Phase 1 habitat survey only October N December ovember Migrant bird survey September
only July a ugust Larvae surveys Activity surveys June Activity/refugia surveys
Phase 1 and NVC survey
May Breeding bird 2/3 emergence/re-entry surveys Activity surveys Summer and maternity roost surveys survey required to Surveys can be conducted throughout the year Surveys can be conducted throughout the year Surveys can be conducted throughout the year Surveys can be conducted throughout the year or population Torching, netting Torching, and egg searches Habitat Suitability Assessments undertakenHabitat Suitability throughout the year Habitat Suitability Assessments undertakenHabitat Suitability throughout the year Habitat Suitability Assessments undertakenHabitat Suitability throughout the year March pril a Breeding bird + migrant bird survey
February survey only Hibernation roost survey Phase 1 habitat January Wintering bird species birds water vole surveys newt determine presence/absence estimates
red squirrel pine marten Scottish wildcat badger otter Species vegetation great crested mussels reptiles fresh water pearl bats
37 Cairngorms National Park Proposed Local Development Plan
Requirements for applications affecting an International or National Designation (Natura 2000) Site 5.47 Specific issues must be addressed where These are impacts on river SAC sites and your application has, or may have, an impacts on SPAs with capercaillie as a result impact on a Natura site. These issues are of recreational disturbance. Both these specific to the relevant site, the reason for types of Natura site and their qualifying its designation and its qualifying features. interests extend throughout much of the Park where development is likely to occur. 5.48 Natura Sites are: The impact of development can in certain • Special Area of Conservation (SAC and circumstances be mitigated to ensure no pSAC) – a European designation which adverse impact on the integrity of Natura protects natural habitats and wild flora site/s. Your proposal must therefore comply and fauna other than birds with the mitigation measures set out • Special Protection Area (SPA and pSPA) here, in addition to any other measures – a European designation which protects required to ensure no adverse impact wild birds on the qualifying features of the site. • Ramsar Site – an international 5.51 A suite of possible mitigation measures designation which protects wetlands and to address these potential impacts has is given equivalent protection as Natura been devised to assist developers provide as a matter of policy the necessary information to allow the How to comply with the requirements determination of their application. To of the policy comply with the policy you must provide 5.49 Almost half of the area of the National the following information and meet the Park (49 percent) is covered by Natura requirements of the criteria listed. designated sites. Many developments have potential to affect them, both directly as a result of site specific impacts, and indirectly as a result of impacts as a result of development on the qualifying features beyond the boundary of the designated sites. You must ensure that you consider all possible impacts as a result of your application. 5.50 While each designated site has its own particular qualifying features, there are two issues which affect many sites and therefore communities as a result of their wide ranging and, often, off site, impacts.
38 5 Natural Heritage – Supplementary Guidance
Impact on the river SAC sites 1. pollution and Siltation from construction 2. Requirement for Sustainable Urban Drainage sites Scheme (SUDS) 5.52 Contamination of protected water 5.54 The use of hard impervious surfaces within course can arise from chemical development is likely to increase the speed pollutants or particles washed that rainfall enters watercourses. This can into it from construction sites. increase flood events causing damage to river habitats. This rainfall may also bring 5.53 Mitigation required: that site operations particles from these surfaces which may are managed in a way that the likelihood is cloud water and reduce its quality. removed. This should be achieved through safe handling of potential pollutants and 5.55 Mitigation required: A Sustainable Urban provision of interceptor drains, filters and Drainage Scheme (SUDS) must be other measures on site. These measures implemented that will intercept water must be set out in a construction method and either allow increase infiltration rates statement (CMS) and this must follow by using porous surfaces or slow runoff recognised guidelines and best practice. The rates through storage mechanisms. CMS must clearly demonstrate that risks 3. Pollution from waste water to water courses and ground water are eliminated through application of good site 5.56 Waste water from development management in accordance with accepted contains a number of chemicals best practice and guidelines. Development that could pollute water courses. may not commence until it has been Phosphorous is harmful to freshwater demonstrated to the planning authority pearl mussel at levels above 0.03mg/l that the measures in the CMS have been 5.57 Mitigation required: All waste water adopted for onsite management. Where from developments must be treated at required through statute controlled activity waste water treatment works to remove regulations (CAR) must be complied with. harmful levels of pollutants. There must be capacity within water treatment works for the volume of material generated by developments and the facilities needed to remove pollutants to a level where there will be no adverse effects upon the integrity of Natura sites. Development may not commence until it has been demonstrated to the planning authority that there is sufficient capacity in local waste water treatment works in terms of capacity and ability to remove pollutants to recommended standards at the time of approval
39 Cairngorms National Park Proposed Local Development Plan
Impact on SPAs with capercaillie as a result of recreational disturbance 4. Water extraction 6. Disturbance to capercaillie 5.58 Water for developments will be supplied 5.62 Capercaillie are particularly sensitive from public or private systems. The increase to disturbance caused as a result of in water extraction may reduce water people recreating in pine woodland level in protected water courses and this where their ground based lifestyle makes may affect the integrity of the site, through them particularly vulnerable to dogs. changes in temperature, water level 5.63 Mitigation required: the mitigation measures itself, or other effect of a reduced flow. must address the criteria set out below. 5.59 Mitigation required: the water supply Your application must meet all criteria. must be available for the development Criteria 1: Current and estimated from known sources and these must recreational use and provision have a demonstrated capacity to supply the required water without adverse The mitigation proposals should be effects that would affect the integrity of based on a detailed and evidence-based the Natura site. If the capacity has not understanding of current recreational been demonstrated then development use of the area, (both spatially and over will be refused until it is in place. time) in terms of numbers, distribution, behaviour and reasons and take account 5. Disturbance to otter of the predicted future recreation demand 5.60 Otters may be disturbed by construction arising from the proposed development. activity, noise, lighting and other features of Criteria 2: Capercaillie population and the development design or by activity from site issues the development following its construction. The mitigation proposals should be 5.61 Mitigation required: a full survey is based on a detailed and evidence-based undertaken, in accordance with recognised understanding of current capercaillie methodology, to determine if there are population within the affected sites. It must otters in the vicinity of the development also have detailed information on site or its provisions. An appraisal will be condition and any specific issues that may required of the construction activity, design affect the way the species uses the sites. and use of the development to see if there would be any effect upon otters. Criteria 3: Best practice Any identified effects must be eliminated The mitigation proposals should be through modifications to proposals and built on best practice agreed as agreed detailed within a species protection with the local planning authority plan. Survey, appraisal and SPP must be and Scottish Natural Heritage. submitted with planning application. Criteria 4: Location and time-specific The mitigation proposals should be designed to avoid an increase in disturbance throughout different times of the day and year, alongside adequate consideration of current and likely future levels and patterns of recreational use.
40 5 Natural Heritage – Supplementary Guidance
Criteria 5: Deliver targeted site specific Criteria 8: Phasing mitigation For developments of more than 50 units Development proposals should put a phasing approach should be adopted. forward a detailed package of mitigations The delivery of subsequent phases will that address the issues raised in criteria be conditioned upon the successful 1-4. They must clearly demonstrate that delivery of mitigation proposals for the the combination of mitigations will ensure previous phases. The criteria for success that there is no adverse effect upon the will be part of the Appropriate Assessment integrity of any Natura site. The measures and conditioned to any approval. The for mitigation are likely to include: mitigation proposals should identify how • awareness raising through ranger mitigation measures will be effective at activity, leaflets, signage and media the appropriate time in line with the communications construction and development phasing. • provision of alternative footpaths, other Criteria 9: Monitoring, review and routes or green space adaptive management • path removal to increase core refuge The mitigation and management measures areas must be monitored and reviewed in a • habitat improvement manner agreed with the local planning • habitat expansion authority and Scottish Natural Heritage to • screening within woodland areas ensure effectiveness for the lifetime of the development and a mechanism put in place • specific measures for increase dog to take further management measures control to reduce disturbance if necessary. Criteria 6: Community engagement and Criteria 10: Co-ordinated action support Mitigation measures must demonstrate The proposals should demonstrate awareness of other developments effective engagement with the and projects, proposed, submitted for community and recreational users permission and approved but not yet built, and a sufficient degree of support to that may affect the same designated sites ensure the proposals are effective. and to ensure that in-combination effects Criteria 7: Practical enforcement are included. Any conflicts in effectiveness The mitigation proposals should or delivery must be managed within demonstrate that the measures will be the mitigation measures to ensure no practically enforceable and maintained adverse effect upon any sites integrity. for the lifetime of the development Criteria 11: Proportionality The evidence base, information and subsequent mitigation measures must be proportionate to the level of potential effect and the size of the development.
41 Cairngorms National Park Proposed Local Development Plan 6 Landscape – Supplementary Guidance
Policy Requirements Information required
Presumption against • Site survey to establish the landscape character development which • Demonstrate how the impacts of the proposal have been minimised does not complement through appropriate siting and design and enhance the landscape character • Statement of how your proposal maximises opportunities to reinforce and special qualities the existing pattern of development and fits with the existing landscape character • An assessment of the cumulative impact of your proposal when viewed with other development in the locality • A review of the design and materials to be used to demonstrate how you complement and enhance the landscape
Have no negative • A statement of the wildness band your site falls within impact on the • An explanation of the how you intend to avoid any impact on the experience of wildness sensitivities of wildness found there • What measures are in place to minimise any light pollution • How you will access the site
Development with • A statement of why the identified adverse effects cannot be overcome significant adverse • A reasoned justification of why the social or economic benefits are of effects must national importance demonstrate social or economic benefits of national importance
Developments with • Construction method statement significant adverse • Landscape proposals plan in accordance with BS EN ISO 11091:1999 effects must • Details of plant, materials and ground preparations demonstrate how those effects are minimised • A landscape management plan normally for a five year period and mitigated through • Details of any off-site mitigation measures and reasoned justification for appropriate siting, the need for such off-site solutions layout, scale, design, and construction
42 6 Landscape – Supplementary Guidance
Complementing and Meeting the requirements of the policy enhancing the landscape 6.1 We will assess your planning Step 1: Choosing an appropriate location. application on the basis of the four key 6.4 You should undertake and submit a site considerations set out in the checklist. survey and analysis to demonstrate how the impacts of the proposed development 6.2 A well-chosen site and good design will have been minimised through appropriate reduce the potential for negative impacts. siting and design. The site survey should If there are any remaining negative impacts identify and assess the following: we will consider how you propose to deal with these firstly through on-site • site context, eg adjacent land use, minimisation and/or mitigation, and orientation of the site, ie north point or where this is not possible through off- grid lines, boundary trees, views; site landscape enhancement works. • soil type, (eg clay, sandy, acid) or other 6.3 We encourage innovative design but surface material; this requires existing features of the • topography (ground levels, often shown site or local area to be given adequate as contours or spot heights), including consideration and recognition. In assessing existing and proposed levels, and the landscape implications of planning information on any surplus materials to applications we take account of the site be taken off-site or fill material to be context and proposed layout. Fundamental imported; to this we will consider how your • drainage, existing and proposed, natural proposed development complements and/or artificial; and enhances the landscape character • the location of services, eg public sewer, and special qualities of the Park, and in electricity, gas, any existing or proposed particular the setting of the proposed underground or overhead services which development. The special qualities are could affect existing or proposed planting set out in the National Park Partnership including power, communications, water, Plan. It is especially important for any sewerage and lighting proposals; development to fit in with its surroundings. • other significant factors eg features of nature conservation or archaeological interest; • planning designations, eg Tree Preservation Orders, Designated Landscapes, Wildlife Sites. 6.5 Collection and assessment of this information will help inform the design of your development proposal.
43 Cairngorms National Park Proposed Local Development Plan
6.6 You should identify how the location of elements or a preferred side of the road your development takes advantage of for development? opportunities to reinforce the existing • Are there any breaks in slope which pattern of development and its relationship could be used to help the development to landscape character – for example, by sit in the landscape? Do you intend to locating your development where there is a make any changes in landform or level continuing tradition of built elements in the which would help this? Try to find a landscape you can introduce something that site where the need for excavation is looks as if it ‘should naturally be there’. Your minimal and where you can place the design should also include information on development where it responds to the how you have addressed any aspect of your existing ground levels, drainage and proposed development (buildings, access shelter without the need for cut or fill, or tracks, light pollution, noise etc) impacting the removal of character-defining trees. on the sense of wildness. It should also • Is the site of sufficient size and are include how you have minimised the impact there any landscape features – such of the development on the wider setting. as hummocks, low hills or woodland Step 2: Responding to local landscape character – which could provide setting and and setting shelter and allow your development 6.7 If your proposed development is well- to settle into the landscape? Are sited it will respond to both the natural there any existing trees and will and cultural patterns in the landscape. these be retained or removed? You should look at the distribution of • Would additional planting or other built development in the surrounding enhancement works create a better landscape and think about whether setting or shelter? Are there other there is a consistent pattern of spacing, screening factors on site eg buildings, relationship to landform (buildings trees or other structures within or always on glacial mounds at the side outwith the site which would add to the of the strath for example), or access setting? (developments all on one side of the road 6.9 The site considerations should include all for example) that you could add to. aspects of your development (buildings, 6.8 In designing your development access tracks, light pollution, noise etc) proposal you should consider: and the impacts assessment should • Whether there is an existing settlement include any impact on the sense of pattern? If so what is it? wildness and on the wider setting. • What are the opportunities for 6.10 There are some landscape characteristics reinforcing the existing pattern of and natural and cultural features in the development and its relationship to the landscape that are very important to landscape? people. The setting of these features • Looking at the existing settlement is usually also very important. pattern, is there a preferred aspect, orientation, elevation, scale of built
44 6 Landscape – Supplementary Guidance
6.11 You should consider the impacts of your 6.14 The design of buildings and other structures development as it will be seen by other in the Park was historically a response people, for example from locations such to the site, to the materials and tools as roads, footpaths, hilltops, viewpoints and available and in some cases was a style settlements and avoid adversely affecting: adopted by an estate or landlord. Whilst • natural landforms closely related to we may look to those designs in the way routes and access such as a bealach, or they relate to the site, and in their use of prominent crags/gorges; materials, today’s requirements differ from • key views especially those from those of the past and new materials and settlements, public roads and footpaths; new construction solutions are available. • sites of historical significance and their 6.15 You should therefore think about: settings. • how your development proposal reflects 6.12 You will also need to consider whether the massing, proportions and orientation there are any cumulative and/or sequential of nearby buildings; impacts from your proposed development. • how the development will be seen in the Developments may be seen together in a context of nearby development. single view (cumulative) or individually as a 6.16 The choice and quality of the design series along a routeway (sequentially). An of elements that extend out beyond individual development may not in itself the main building or facility, including have any significant effect on the landscape access, boundaries, gateways, vegetation of the area. However, when combined management, tree and woodland with a number of other developments planting, are also important in order or existing features the effect may be a to produce a development which reduction in the quality of the landscape. So will complement and enhance the you should think about your development character of the Park landscapes. in relation to other developments in an area. This includes any in-conjunction 6.17 These elements form the interface effects when considered with any extant between the existing landscape setting permissions which have yet to be built. and the proposed new development and will help to integrate it, mitigate any Step 3: Producing a sensitive design (a good fit) adverse effects, and provide the potential 6.13 The choice of site and working up of for an overall enhancement. You should a design should go hand in hand, one take design cues from your site and being inspired by the other. The shape surroundings. For example if dry stone or form of the development, as well as walls are a feature consider extending the size and the materials used should these to form the boundary. If clumps relate to the site, and the cultural context. of birch trees are characteristic retain You should also identify how the design what you can on the site and plant some and materials will complement and additional ones to frame the access. enhance the landscape of the Park.
45 Cairngorms National Park Proposed Local Development Plan
Impact on wildness 6.18 Wildness is made up of four key attributes: 6.22 There are other potential effects. These • perceived naturalness may include noise from construction • ruggedness traffic or night time lighting. In addition, developments in one band may have • remoteness servicing requirements within an • lack of modern human artefacts adjacent one, for example an access 6.19 These vary throughout the Park and track or electricity or water supply. so the extent to which wildness is 6.23 An individual development may not in itself experienced within the Park varies have any significant effect upon the wildness from location to location. The attributes of an area. However, when combined with a have each been mapped within the number of other developments or existing Park and combined, form a single features the effect is a reduction in the map of wildness (Figure 2, p47). quality of wildness. 6.20 The issues you will need to consider in 6.24 We will assess all proposed developments your design in terms of wildness include a in relation to other developments in an variety of elements such as light pollution, area both existing and in the process of vehicular access tracks, and so on. To planning. Developments may be seen demonstrate that you have addressed these together in a single view (cumulative) issues you should submit a statement with or individually as a series along a your planning application which sets out: routeway (sequentially). We will consider • the wildness band in which your the cumulative or sequential effect in proposed development is situated; our assessment of your proposal. • what sensitivities you have identified; and 6.25 In designing your development • how your proposed design minimises and proposal you should: mitigates any negative landscape impacts. • avoid impacting on areas of high wildness 6.21 It is important to remember that a value including outside the development development may have impacts on wildness site; and across one, two or all three bands. This • ensure that your proposed development will vary according to the type and scale (including all buildings, access tracks, light of the development, as well as its exact pollution, noise, etc) does not negatively location. This is most likely to happen impact on the sense of wildness. through visual effect. For example, a structure erected in an area of medium 6.26 To achieve this you should locate your value may be visible from an area of high development in a location where there value and therefore introduce a modern is a continuing tradition of cultural built human feature which is likely to result in a elements in the landscape. Ideally you reduced feeling of wildness in the area of want to be introducing something that high value as well as the area of medium ‘could always have been there’. You should value. For more information on the value look for opportunities to reinforce the attributed to areas of the Park see Table 3. existing pattern of development and its relationship to landscape character.
46 6 Landscape – Supplementary Guidance
Figure 2: Wildness in the Cairngorms National Park
47 Cairngorms National Park Proposed Local Development Plan
Table 3: Wildness band descriptions
Band Area description Development sensitivities Opportunities for mitigation, compensation or enhancement
High High quality wildness Any form of development If man-made features Value areas where the is likely to reduce the exist, consideration landscape is perceived quality and character of should be given to their as natural and ecological the landscape and the wild removal as mitigation processes are prevalent. experience it offers. This will for development Some areas are still include hill tracks, fencing, elsewhere. Redundant managed, however it is telecom masts, turbines, features should be extensive and low impact. artificially impounded removed, other than Man-made features water, plantation forestry, historical artefacts. are likely to be absent, pylons and signage. historic or redundant. Buildings and other such Land management Domestic animals are structures are unlikely should be very light generally absent. but would also be touch and emphasise At night there will inappropriate. Activity natural processes. be no or very distant arising from development Restoration of natural light sources or dim such as vehicle traffic, vegetation and habitats light pollution glow. noise and lighting could should be a high priority. also be significant. These may be inside or outwith the National Park. Hill tracks can often represent the most visually prominent man-made feature. New tracks within this area should be avoided and the impacts of existing ones should be reduced through remedial work or removed completely.
1 Non-essential features – these may be infrastructure and equipment such as pylons, wooden poles or sheds no longer in use. It is does not include historic or culturally sensitive structures.
Note on Settlements: Settlements are not included in any band as they are not generally regarded as having significant wildness (other than possibly small and localised areas). However they all have views to areas of significant wildness and also development within them can affect the wildness of areas outwith. Consequently such impacts may be considered during the assessment of planning proposals.
48 6 Landscape – Supplementary Guidance
Band Area description Development sensitivities Opportunities for mitigation, compensation or enhancement
Medium These areas have a Development here should Existing non-essential1 Value largely natural feel with seek to enhance the features should be infrequent man-made essentially natural qualities removed if possible or features. Significant built through discreet design repaired and redesigned structures are unlikely to and enhancements to the to reduce their visual be present. Management natural vegetation. They impact. Redundant for sporting interest is must be of appropriate features should be common and woodland scale and due regard given removed if they have a plantations are likely as to visual impacts and access significant visual impact. well as rough grazing. directly and indirectly to Restoration of natural an area of high value. vegetation and habitats Features likely to be should be encouraged. most significant are built Woodland and plantation structures, buildings, barns, forestry should be and storage facilities, as sympathetically designed well as pylons, telecom and follow best practice. masts, turbines, hill tracks and plantation forestry.
Low The band includes Well designed The priority in this band Value agricultural land with development that is of is to reduce the impacts improved and rough an appropriate scale and upon areas of high and grazing as well as finish that complements medium value from woodlands and conifer the landscape character existing features. This plantations. Management of the area is unlikely could be undertaken is highly evident. This to reduce wildness. for example through band also includes Regard should be given woodland planting, transport corridors, to small scale and a reduction in bright quarries and other well localised wildness areas lighting or redesigning developed areas. where appropriate. parts of buildings. Land management is more active and may be highly evident. Some areas of high perceived naturalness are within this band because of their proximity to roads, well used tracks and/or other built features. They may be relatively small and localised.
49 Cairngorms National Park Proposed Local Development Plan
Justifying any remaining adverse impacts 6.27 The Cairngorms National Park is a 6.31 Examples of mitigation, compensation nationally designated landscape of or enhancement may include the use of both national and international acclaim. natural landforms or tree planting to screen If following all attempts at mitigation a development from a more sensitive your proposed development still area. However, we will never consider has significant adverse effects on the screening to be a substitute for good landscape you will have to justify this design principles. Other enhancement or in the context of a national benefit. compensation activities include the removal of negative features that are particularly 6.28 You must demonstrate how these prominent in an area, for example outstanding impacts are clearly redundant fencing or hill tracks. It may also outweighed by social or economic be achieved through the restoration of benefits of national importance. more natural habitats, either on or off-site. 6.32 Enhancement will result in an Minimising and mitigating impacts improvement to landscape – it may be Step 1: Retaining and enhancing landscape achieved both on and off-site and is character and visual amenity (on-site mitigation) always desirable. Examples of this may include removing redundant vehicular 6.29 Development in more sensitive areas is by tracks or tidying up of derelict land. its nature likely to have a negative effect on the landscape of the area. It will therefore 6.33 We require you to consider the potential be important for you to provide on-site landscape impacts of your development, mitigation to ensure that the landscape and the action that you will be required character of an area within the Park is to take, in the following order: maintained. Where full mitigation cannot be • avoid negative impacts – if this can’t be achieved on-site then compensation will be achieved, then, required to enable enhancement works to • mitigate on-site – if this can’t be achieved, be undertaken elsewhere within the Park. then; 6.30 Mitigation in particular can be achieved • compensate off-site. through good design. For larger or more complex developments you should engage 6.34 In all cases we encourage you to the services of a specialist to help guide identify how your development can the design in relation to impacts on the complement or contribute to the landscape. Proposals for mitigation and enhancement of the landscape. minimising the impacts of the development 6.35 You will need to submit drawings showing should include adequate consideration the existing and proposed landscape with and protection during construction, of your planning application. For sites which existing trees and any other soft landscape include changes of level, cross sections are features which are to be retained. useful, and for some schemes, illustrations may also be helpful. The scale of the drawings should be adequate for purpose,
50 6 Landscape – Supplementary Guidance
eg 1:100 or 1:50 for small-scale landscape control light pollution, lighting schemes schemes. A north point and key to any must be designed to minimise light spillage symbols used on the drawings should be and glare, especially where the site is in a included. Where relevant, landscape plans rural area or on the edge of a settlement. must show other related works such as 6.40 Soft landscaping refers to all vegetation new footpaths, sustainable drainage systems which is to be retained or planted within (SUDS) and street lighting equipment. the site including areas of grass, as well 6.36 Landscaping works in the vicinity of as to watercourses, ditches, ponds and your development can strengthen/ wetlands. Some existing areas may be enhance existing landscape features, of nature conservation interest and provide a framework that improves some may contain statutory protected the appearance of the development in species and habitats under the Wildlife its setting, or provide some screening and Countryside Act and the Nature that helps to reduce adverse impacts. Conservation (Scotland) Act 2004. 6.37 You should consider new landscaping works 6.41 Certain plants will be more suited to the especially where any residual impacts have physical conditions of the site and to the not been resolved through siting and design, local landscape character than others. As and produce a landscaping scheme that will a general rule, locally native species are reduce these. The nature and quality of on- preferable for countryside boundaries going management is also vitally important and for large scale planting. It is also if the benefits of a landscaping scheme recommended that large tree species which are to be secured into the long-term. will make a long-term contribution to the rural or urban landscape are included in 6.38 You should submit details of any hard landscape schemes, where space permits. and soft landscaping that exists or You should set out the species, number that you propose to undertake. (or planting density), distribution and 6.39 Hard landscaping includes all hard surfaces sizes of any proposed new planting and to be retained or formed within the site mixes for grass and wildflower seeding. including paved areas, car park surfaces, 6.42 Managing the nature and pace of change steps, walls, fences, roads, paths seating, is important in achieving both short-term lighting and other features. This should and long-term landscape benefits. Poor include details of all existing and proposed management of a construction site could hard landscape materials and their location mean losing some of the site characteristics within the site and any servicing areas that are crucial to the sensitive siting and (eg new access tacks). As a general rule, design of your development, and adversely simple design using a limited range of good affecting the ‘recovery’ of the site. You quality and robust materials looks better should therefore submit a Construction and works better. Re-use or retention of Method Statement (CMS) which takes existing original materials such as railings account of Construction Codes of or stone walls is encouraged as these can practice which address these issues. help retain local landscape character. To
51 Cairngorms National Park Proposed Local Development Plan
6.43 The CMS should demonstrate that: Step 2: Retaining and enhancing landscape • you will protect key landscape features, character and visual amenity (off-site vegetation, landform, historical interest compensation) etc; and make sure that everyone knows 6.44 Where full mitigation cannot be achieved where the out of bounds areas are; on-site then compensation will be required • the site is big enough to allow work to to enable enhancement works to be progress around these features without undertaken elsewhere in the Park. These impact; enhancements will be to the benefit of • plant and machinery are appropriately the public and may include restoring or sized to work on the site without repairing damaged landscape features for damage through excessive cut, tracking example repairing a dyke, filling in a borrow and damage to vegetation for example; pit, clearing regenerating scrub from an archaeological site, removing or restoring a • work is only undertaken on-site in redundant access track. It may also include appropriate weather conditions; the removal of redundant/negative features The CMS should follow best in the landscape for example removing practice, including: an old derelict fence. The scale of such • a landscape proposals plan in works should be commensurate with accordance with BS EN ISO 11091:1999 the residual impacts on the development (Construction drawings: landscape site. More information can be found at drawing practice); www.cairngorms.co.uk/landscape-toolkit • a specification including details of plant material and ground preparations; • a landscape management and maintenance scheme, normally for a five year period, which allocates appropriate resources to manage and maintain any proposed landscaping. • Sustainable Use of soils on Construction Sites www.defra.gov.uk; • Trees in relation to Construction – BS 5837:2005; • Code of Practice for general landscape operations (excluding hard surfaces) – BS 4428:1989; and • specification for topsoil and requirements for use – BS 3882:2007.
52 7 Renewable Energy – Supplementary Guidance Renewable Energy –
7 Supplementary Guidance
Policy Requirements Information required All Development All renewable energy • Location information including reasons for technology, specific developments equipment proposed; location; proposals to minimise impacts during construction, operation, restoration and for longer term • Design assessment including all ancillary development • Access and traffic management assessment including access to and around the site during construction and on operation of proposal • Cumulative impact assessment
Additional technology specific planning requirements Hydro developments • Locational assessment –landscape character assessment; visual impact assessment; a CMS; restoration method statement; ZTVS and photomontages • Impact on water environment – demonstrate no detrimental impact on other hydro schemes in the catchment, any private water supply in the catchment and hydrology of the site and surroundings • Impact on recreational interests – results of contact with recreation groups and steps taken to minimise/mitigate impacts identified • Impact on peat and soil – information on local topography along length of scheme including peat depths; location of key rock heads; location of glacial-fluvial deposits Wind energy • Locational assessment – provision of required information (ZTV map developments covering appropriate radius; list of agree viewpoints; wireline drawings and photomontages from those viewpoints; design statement for multiple turbines; 8 figure grid reference for each turbine); a CMS • Noise assessment – results of contact with Environmental Health authority and steps taken to minimise noise impacts identified • Shadow flicker – detailed information on flicker disturbance minimisation; design including turbine of minimum of 10x blade length from sensitive properties • Other interests – results of contact with MoD and Civil Aviation Authority Biomass developments • Traffic management arrangements associated with biomass delivery and transfer Energy from waste • Feedstock information • Market information for generated power • Traffic management arrangements associated with feedstock deliveries which ensure no detrimental impact on neighbours
53 Cairngorms National Park Proposed Local Development Plan
Meeting the requirements of the Policy 7.1 We will assess your proposal to ensure that Design assessment adequate consideration has been given to 7.6 You must include within the the impact on the site, the wider impacts on information supplied, details of the the surroundings, the impact on the Park and specific equipment being proposed, its special qualities, and the impact on local the location, and the proposals for communities. You must therefore include, as minimising impacts during construction, part of your application, information on how restoration and for the longer-term. your development will contribute to the conservation and enhancement of the 7.7 You must include within the assessment all special qualities of the Park. ancillary development. This should include borrow pits, river crossings (including bridges where required), turbine houses, car All renewable developments parking, construction compounds, control Locational assessment buildings, substations, and grid connections. 7.2 You must consider the technical feasibility You must also include detailed plans to and capacity of the site chosen and restore and reinstate the site at the end provide a reasoned justification for of the lifespan of your development. this, both within the context of the local setting, and at a Park-wide scale. Access and traffic management Supporting information should include the 7.8 All new tracks and means of access reasons for the choice of technology, the required to service the development site specific equipment being proposed, the must be included in the application. This location, and the proposals for minimising includes the route of any tracks required, impacts during construction, operation, details of any river crossings and design of restoration and for the longer-term. bridges where necessary, design of the track itself, details of any borrow pits required for 7.3 Details of plans for restoration and the track construction, mitigation measures reinstatement at the end of the lifespan of to reduce potential impacts on any water your development should also be submitted courses present, and finally information on along with your planning application. reinstatement arrangements as appropriate. 7.4 The assessment of the location chosen 7.9 Where access to the site during will be a key determining factor in gaining construction and operation is not planning consent. Key to the success of any possible from the existing road network, scheme will be the impact the proposal has detailed access arrangements and traffic on the special qualities of the Park. Only management plans may be required. once this has been fully justified will the In the event that road improvements other elements of the proposal be assessed. are required, these will be undertaken The Landscape Toolkit will be used in the before construction commences. assessment of all relevant applications. 7.10 Details of any deliveries associated with 7.5 When requested you must be prepared to the operation of any renewable energy supply locational information in GIS shape scheme must also be considered to file format.
54 7 Renewable Energy – Supplementary Guidance
minimise disruption and reduce the impact 7.14 Applications should include an assessment on neighbouring residential amenity. of landscape character and visual impact in the construction phase, restoration phase All access arrangements should be (1-5 year), in the long-term operational agreed with the relevant local authority phase and decommissioning. This should roads division. You should also contact be measured against the best available Transport Scotland where there are information regarding landscape sensitivities. any potential impacts on trunk roads during the construction phases. 7.15 The assessment of construction impacts should be supported by information on Cumulative impact soils and topography, an evidence based 7.11 All renewable energy developments have construction method statement (with the potential to have cumulative impacts reference to other schemes and similar when assessed against other developments conditions) that includes detailed plans in the locality. All proposals must ensure and cross-sections for all component that the cumulative landscape and visual parts of the scheme, and an assessment impacts of the development have been of the effects of disruptions on access assessed and identified impacts minimised. and amenity. A construction method 7.12 A cumulative assessment of potential statement is likely to be required. landscape and visual effects should 7.16 The assessment of restoration effects be undertaken based on established should be informed by a restoration routes through the landscape method statement (again with reference (including public roads and recreational to successful and unsuccessful restoration routes) and destination (including in similar situations) that includes key summits, waterfalls etc). plan and section information, details of plant and seed materials and the ongoing protection and management Additional technology specific of restored and reinstated areas. planning requirements 7.17 The assessment of longer-term Hydropower landscape and visual impacts should be Locational assessment informed by details of ongoing scheme 7.13 The landscape and visual impacts associated management (access in particular) and with hydro schemes are not necessarily include ZTVS and photomontages of proportionate to the size of the energy key components that will have a long- output of a scheme, but more to the term effect, such as access tracks, turbine degree and extent of disturbance and houses, intake weir and impoundment, long-term change. As all hydro power and the effect on water features. developments will have a landscape and Impact on water environment visual impact, the level of this impact is a 7.18 You must demonstrate that your critical factor in determining any application. proposal does not have a detrimental impact on, and will not be affected by:
55 Cairngorms National Park Proposed Local Development Plan
Wind energy • other hydropower schemes (planned or Locational assessment operational) in the same catchment; and 7.23 The landscape and visual impacts associated • any private water supply in the source with wind energy schemes are often the catchment; and main determining factor for any proposal. • the hydrology of the site and its These impacts will be assessed on the surroundings. degree and extent of disturbance and long-term change. As all wind energy You must consider the cumulative impacts of developments will have a landscape and your proposal on water flows during and after visual impact, the level of this impact is a construction and morphology of river systems. critical factor in determining any application. Impact on recreational interests 7.24 For wind turbines under 15 metres, a basic 7.19 Many hydro power developments will have photomontage and information from the an impact on recreational interests in the supplier about the turbine should be submitted. Park, and we must ensure that this impact is minimised and/or managed. In designing 7.25 For wind turbines of between 15 and 30 your development you must demonstrate metres in height, a basic level of Visual that you have contacted the relevant Impact Assessment should be carried interest groups, and made appropriate out and submitted. This should include: provision that enables recreational interests • ZTV map covering an area up to 20km to continue alongside your development. (radius) from the turbine; • wireline drawings and photomontages Impact on peat and soils from a limited number of key viewpoints; 7.20 Reducing the impact on landscape and • viewpoints to be agreed with the ecology of any hydro power development planning authority, and SNH where is dependent on working with the soils appropriate; and drainage of the location. Information on local topography, hydrology and soils is • design statement in the case of multiple required to enable a realistic assessment turbines; and to be made of the impact and to inform • eight figure grid reference for each any mitigation required. Soils information proposed turbine. along the length of the scheme should 7.26 Developments involving wind turbines over include peat depths and the location of 30 metres in height are not compatible with key rock heads and glacial-fluvial deposits. the special qualities of the National Park Other information and are not considered to be appropriate. 7.21 A Controlled Activities Regulations 7.27 Existing wind turbines can be a significant licence is likely to be required for constraint to further potential wind hydro power developments. energy development. You should avoid 7.22 An Environmental Impact Assessment contributing to a situation where multiple may also be required. single turbines are visible from settlements, visitor sites, and where multiple turbines are visible in combination or in sequence.
56 7 Renewable Energy – Supplementary Guidance
Biomass developments 7.28 A construction method statement 7.34 Details of the type of biomass to be is likely to be required. utilised in the development will be considered, along with any associated Noise assessment transportation and amenity issues. The 7.29 You must demonstrate that you have means of transferring the biomass product minimised the noise impacts of your from its transport into the storage facilities development. You must check with the at the site will be an important factor in relevant local authority environmental assessing any biomass development. health service for details of what is required for your development and then submit that 7.35 An Environmental Impact Assessment information with any planning application. may be also be required. Shadow flicker Energy from waste 7.30 All wind energy developments can cause 7.36 The National Park is not near any shadow flicker. You must demonstrate that significant sources of waste and any you have minimised the impacts of shadow energy from waste plant would therefore flicker associated with your development. necessitate significant transport of Turbines should be a minimum of 10 waste from outwith the Park. The Park times the blade length from sensitive is therefore not considered to be the properties1 to avoid shadow flicker. place for large-scale energy from waste Other information plants. Energy from waste schemes will only be acceptable where they make use 7.31 Military Aviation interests – The MoD of a local source of waste, and where defence infrastructure organisation must be the energy/heat being produced is used contacted if a proposed wind turbine is 11 in the locality of the development. metres to blade top or taller, or has a rotor diameter of two metres or more. You must 7.37 You must demonstrate where the demonstrate that your development meets feedstock for your development any requirements that are forthcoming. comes from, and where the resulting heat/power will be used. 7.32 Civil Aviation Interests – you must demonstrate that your development 7.38 You must demonstrate that any meets the requirements of civil transport movements related to your aviation interests as set out in Scottish scheme and the means of getting government Circular 2/2003. the feedstock from its transport and into its storage facilities, do not have 7.33 An Environmental Impact detrimental impacts on the amenity of Assessment may be required. neighbouring properties/activities. A traffic management plan may be required. 7.39 Biomass/Anaerobic digestion developments must comply (as appropriate) with 1 Sensitive properties include: residential properties, care homes, the Waste incineration Directive educational buildings, hospitals, cemeteries, some visitor facilities and accommodation, and land allocated for future development. and Local Air pollution Control.
57 Cairngorms National Park Proposed Local Development Plan Sport and Recreation –
8 Supplementary Guidance
Policy Requirements Information required
New developments • Design considerations for construction and future maintenance which or extensions to demonstrate best practice in sustainability terms existing facilities • Visitor Management Plan • Community or visitor need to support the proposal • Details of impact on footpath network
Reduction of facilities • Proof that the development is ancillary to the principal use of the site or opportunities • Confirmation that the reduction or removal of the facility will not affect the use of the principal use or facility • Details of compensatory provisions • Details of impact on footpath network
Meeting the requirements of the Policy New sport and recreation facilities, or extensions to existing provision 8.1 Where a development proposal relates 8.2 Depending on the scale of the proposed specifically to the provision of a new facility development, information may also be you should include a Visitor Management required on other infrastructure that is Plan in support of your planning application. required to support the proposed The level of detail provided in this Plan development ie: should be appropriate to the scale of the • access to and/or within the proposed proposed development. As a minimum it development site; should include information on the following: • proposed parking arrangements; • how the proposal has been designed to • signage to and within the proposed extend the tourist season; and development site; and • how the proposal will improve • additional facilities such as toilets, the availability of facilities for local reception and storage facilities. communities; and • what arrangements have been put in place for the long-term maintenance of the completed development.
58 8 Sport and Recreation – Supplementary Guidance
Reduction in facilities or sport and recreation opportunity 8.3 All new development should also be 8.6 The role played by recreation facilities designed and located to ensure that across the Park in support of local existing and potential public access routes communities and the wider economy are protected, and to take appropriate is clear. The way in which key facilities opportunities for the promotion of walking and more informal access routes and cycling as a means of transport to/ embed communities in the wider from/within the development site. landscape is key to their success and should therefore be protected. 8.4 New development should not restrict future opportunities for the extension 8.7 If your proposal suggests a reduction in the of the public access network. facilities which exist you must therefore justify why its loss will not result in an 8.5 In addition, all new developments should adverse effect on the local community. maximise all opportunities to secure and Where you propose a reuse of the site you retain outdoor access, including public access must include an assessment of alternative rights, proposed and adopted core paths, sites you have considered and discounted. wider path networks, rights of way and other public open spaces. All new developments 8.8 Where such justification is not available, should contribute to enhancing and proposals to reduce existing facilities will improving this infrastructure by ensuring that only be supported where the facility is new development proposals do not result in ancillary to the main use of the site and a loss of existing public open space provision; where the removal of the facility will not making new physical links to existing paths adversely impact this principle use. and open spaces; and putting in place 8.9 To ensure that the overall range of facilities management schemes to ensure these new is not undermined, you must provide an elements are cared for in the future. alternative provision of at least equal size, or upgrade the principle facility on the site to maintain the provision as a whole. 8.10 Where your proposal has an adverse impact on the public path network you must provide appropriate or improved alternative access, so the overall network is maintained. In considering how best to achieve this you should consult the Core Paths Plan which sets out the principle paths across the Park.
59 Cairngorms National Park Proposed Local Development Plan Cultural Heritage –
9 Supplementary Guidance
Policy Requirements Information required
National designations: • An assessment of the key characteristics and features of the resource listed buildings; including their significance scheduled monuments; • Demonstrate no adverse effect inventory gardens, landscapes; battlefields • Details of works to preserve the remains or building in situ • Measures which demonstrate conserving and enhancing • Materials used in the proposal • In the case of a significant adverse impact, details of the social and economic benefits secured as a result of the proposal; and mitigation/ minimisation measures included in design
Conservation areas • Compliance with conservation area appraisal or management plan • Measures which demonstrate conserving and enhancing • Materials used in the proposal • Submission of detailed planning application only to accompany application for Conservation Area Consent
Other cultural heritage • Measures which demonstrate conserving and enhancing • Where this is not possible, measures which avoid, minimise and mitigate adverse effects Enabling development • Measures taken to try and secure the future of the listed building • Demonstrate the measures are the minimum required
Furthering our • Supply required specialist information/surveys which demonstrate knowledge minimal impact • Measures in place to excavate, record, analyse and publicise information gathered
Demolition – • Measures taken to try and secure the future of the building removal of an asset • Submission of detailed planning application to accompany application for Listed Building Consent and/or Conservation Area Consent
60 9 Cultural Heritage – Supplementary Guidance
Meeting the requirements of the Policy
9.1 Cultural heritage includes ‘structures 9.6 Redevelopment should only be considered and other remains resulting from human where the works are compatible and activity of all periods, language, traditions, necessary to further the conservation and ways of life and the historic, artistic and enhancement of the wider cultural heritage literary associations of people, places in the area. and landscapes’. It comprises buildings, structures, areas, landscapes as well as 9.7 All interventions must be compatible with features such as wells, caves, veteran the historic context, not overwhelm or trees, traditional meeting places, ancient impose it. They must be planned with a routes and places mentioned in folk lore. comprehensive understanding of the historic It can be of international significance or a context of the development, and must personal perception of something valued. demonstrate a reasoned justification for their need. 9.2 Part of the first aim of the National Park Repair rather than replace is to conserve and enhance the cultural heritage found in the Park. The National 9.8 In the first instance you should maintain your Park Authority is under an obligation to property in a way which protects the special deliver the aims in a collective way and it is qualities of that building and the contribution clear that conservation and enhancement it makes to the conservation area. Early of our cultural heritage should be at the action can often prevent decay and avoid forefront of all that happens in the Park. the need for major intervention later. Honesty in repair and alteration All forms of development 9.9 Repairs and alterations should generally be Intervention carried out without attempt to disguise or artificially age them. However they should 9.3 The aim should be to preserve the cultural not be obtrusive, nor should inappropriate heritage asset in a way which preserves materials be used to provide a dramatic its special qualities, and takes every contrast. They should not detract from opportunity to enhance it for the future. the visual integrity of the building or 9.4 Intervention will normally fall somewhere structure. They should instead leave a clear between preservation, adaptation, history of the works undertaken in a way retention and redevelopment. It is often which does not confuse the historical a balance to achieve the right outcome, record that is the building or structure. but in the first instance you should New design in historic setting consider preservation and reuse. 9.10 New development need not necessarily 9.5 The best way to conserve a building or replicate its surroundings, but it should structure of cultural significance is to respect, enhance, and have a positive impact keep it in active use. Every effort should on the building and its setting. Proposals be made to find a solution which will must take advantage of the opportunities allow adaptation to a new use without which exist in the conservation area unacceptable damage to the character as a catalyst for economic, community and special interest of the asset. and environmental regeneration.
61 Cairngorms National Park Proposed Local Development Plan
Materials 9.11 The highest standards of materials and 9.15 Proposed change should be managed workmanship will be required. Materials to protect the special qualities of the and techniques used will respect asset, while enabling it to remain in active traditional practice, unless modern use. Continuation of the original use for substitutes are proved to provide which the building or structure has been significant and sustainable advantage. designed will be encouraged. If this is not practicable, applicants will be required Reversibility to show that efforts have been made to 9.12 Processes which are reversible, or continue its present use. Where changes substantially so, should always be of use are proposed you should ensure: considered first. This allows for correction • the architectural features, original plan or future alteration should the need form and layout will be preserved; and arise. Reversibility in itself is not a justification for proposals which may be • the historic value and setting of the physically or aesthetically inappropriate. original asset are not adversely affected. 9.13 Where applications for development 9.16 The aim is to guard against unsympathetic are required, the applicant must prepare alterations and prevent unnecessary drawings and other related documents loss or damage to historic fabric. as required. The scope of the information 9.17 Where a proposal involves alteration required will vary considerably or adaptation which will have an depending on the circumstances of the adverse or significantly adverse impact case. You may be required to submit on the special interest of the asset, the following additional information the planning authority will consider: in support of your application: • the relative importance of the asset; and • drawings illustrating the relationship of • the scale of the impact of the proposals your proposal to its setting on that asset; and • evidence of the structural condition of • whether there are other options which the building/structure would ensure a continuing beneficial • a repair schedule use for the asset which would have less • specification of materials impact on its special interest; and • annotated photographs • whether there are significant benefits • historic records of building/structure for economic growth or the wider 9.14 Outline applications will only be considered community which justify a departure where the development does not from the presumption against works that contain any matters relating to design. adversely affect the special interest of the asset or its setting.
62 9 Cultural Heritage – Supplementary Guidance
National designations 9.18 In the case of Scheduled monuments 9.23 For development affecting a Listed you must demonstrate how your Building, you must demonstrate how the development will preserve known design of your development ensures the and formally recognised, or scheduled, protection and enhancement of the listed archaeology in situ. You should also ensure building, ensuring no adverse effect on no adverse effect on the setting occurs. the building, its curtilage and its setting. Where possible the development should 9.19 For sites not formally identified, or have a positive effect on the building. scheduled, demonstrate what efforts have been taken to preserve them in situ. Where 9.24 In addition you may need Listed this is not possible give full justification for Building Consent. This will not normally this as part of your application. You will be required for like for like repairs. then be required to make appropriate Where repairs involve alterations provision for archaeological excavation, which would affect the character of recording, analysis and publication, the building, consent will required. in advance of the development. 9.25 If your proposal affects a formally 9.20 If you discover archaeological remains Designated Garden, Designed Landscape during the process of development you or Battlefield, or its setting, you must must inform the planning authority at highlight this in your planning application. once. You must then consider appropriate The planning authority will notify Historic mitigation to ensure appropriate excavation, Scotland who will have an input into reporting and analysis if preservation in the decision made on that application. situ cannot be achieved. Failure to notify Your proposal must demonstrate how the planning authority will result in a the development is being undertaken temporary stop notice being issued. to the benefit of the asset. Managing and enhancing the asset should be 9.21 Planning applications for development at the forefront of any management must include sufficient information to arrangements put in place, and in working allow a full assessment of the impact of up any proposals for development. the development on the archaeology. You may have to supply an archaeological appraisal as part of your application to support the development proposed. 9.22 Formal consent is also required for any works which affect a scheduled monument, including works to repair or protect it or carry out works to trees on a site, or planting trees. The application is made to Historic Scotland, not the planning authority.
63 Cairngorms National Park Proposed Local Development Plan
Conservation areas 9.26 For proposals affecting a conservation the effects made. Demolition or removal area you must demonstrate how your of any feature which contributes to an development makes a positive contribution asset of local cultural heritage significance to the character of the conservation area will not normally be given permission. and is consistent with any relevant appraisal 9.30 You may be required to include evidence or management plan. The development assessing the significance of the site or should protect any trees on the site, unless feature. It will not however extend to notification procedures to the planning the need for specialist survey work or authority have been made and completed. additional detailed investigations unless 9.27 Conservation Area Consent is also required initial surveys reveal information which for proposals involving the demolition implies a greater interest in the asset of an unlisted building in a conservation which may lead to its formal recognition area. Some exceptions exist and you as a listed building, scheduled monument should check with the planning authority. or other formally designated site. You must also give six weeks’ notice to the planning authority of any intention to cut, lop, top, uproot, wilfully damage or Enabling development destroy a tree in a conservation area. 9.31 Enabling development can be a valuable 9.28 Ballater, Braemar and Grantown way to secure a listed building which would Conservation Areas are covered by an otherwise fall into a state of irrevocable added level of protection (Article 4 decay. However, it should only be used direction). You must contact the local once all other means of securing the council if you propose any changes or future of the building have been exhausted. developments and they will advise on the You should therefore include with your restrictions which may affect your plans. application details of all measures taken to try and secure the future of the listed building and detail the reasons why Other local cultural heritage these measures have not succeeded. 9.29 If your proposal affects a building or 9.32 Where enabling development is considered structure considered to be of local cultural an appropriate way forward to secure the heritage significance, or its setting, you must future of the listed building, the measures highlight this in your planning application. taken must be the minimum required No separate permission is required. You to secure the buildings restoration. must demonstrate how your proposal You must therefore provide sufficient has taken reasonable steps to conserve information to demonstrate that the and enhance features and assets of local proposal meets this requirement. cultural significance. Where this is not possible, demonstrate the measures you have taken to avoid, minimise and mitigate
64 9 Cultural Heritage – Supplementary Guidance
Furthering our knowledge Demolition 9.33 In advance of any works, evaluation 9.35 Listed building consent is required for and recording of the existing structure the demolition of a listed building, or its should take place. This allows changes alteration or extension in any manner which or developments to be carried out would affect its character as a building of in a way which has been informed by special architectural or historic interest. the original structure. It also ensures 9.36 If you intend to demolish a listed that nothing of significant value will building you must demonstrate clearly be damaged or destroyed. Where that every effort has been made to necessary, this analysis should be carried retain it. Permission will only be granted out by a suitably qualified specialist. where it is demonstrated that: 9.34 The Royal Commission on the Ancient • the building is not of special interest; or and Historic Monuments of Scotland • the building is incapable of repair; or (RCAHMS) will be notified of all proposals • the demolition is essential to delivering to demolish listed buildings, and also non- significant benefits to economic growth listed buildings in conservation areas. or the wider community; or Notification will also need to be made in appropriate cases of significant alteration. In • the repair of the building is not such cases it will be a condition of consent economically viable and that it has been that applicants arrange suitable programmes marketed at a price reflecting its location of recording features that would be and condition to potential restoring destroyed in the course of the proposal. purchasers for a reasonable period. 9.37 If you intend to demolish an unlisted building in a conservation area you must give reasons for the demolition and submit detailed plans of existing and proposed replacement buildings if any are proposed. Where the building makes a positive contribution to the character of the conservation area you must submit a survey of the building’s structural condition to support the reasons for removal. Applications for the demolition of buildings or structures which would result in an unacceptable gap site will not be permitted.
65 Cairngorms National Park Proposed Local Development Plan Resources – 10 Supplementary Guidance
Policy Requirements Information required
Water resources • Construction and operation method statements fulfilling best practice requirements • Appropriate supporting statements – justification of requirement of works, relevant technical documentation • Type and scale of proposals, construction and operation methods, details of any mitigation proposed and any measures to reduce impact on water resources • Drainage Assessment • SUDS or Surface Water Drainage Statement • Risk Assessment for water supplies (if required)
Flooding • Proximity to SEPA 1:200 flood risk area • Flood Risk Assessment if required • Details of flood risk management measures if required
Connection to • Confirmation of connection to public system, or sewerage • Justification of need for private system, and demonstration that this will be to an adoptable standard in the future
Waste management • Demonstration of measures taken to minimise waste generation during and minimisation construction and in operational phases of the development • Details of all waste management and recycling measures included in the proposal • Demonstration of best practice in design • A Site Waste Management Plan (SWMP) if required • For waste management facilities, details of method in which you accord with the Zero Waste Plan and the role of the development in delivering national need for waste management facilities
66 10 Resources – Supplementary Guidance
Policy Requirements Information required
Minerals Where your proposal affects a mineral reserve: • Identify all viable reserves affected by the proposal and detail how they will be protected • If this is not possible, a method statement detailing how the mineral will be extracted prior to the start of the development Where your proposal exploits a mineral reserve: • Details of the market for the material and an explanation of the benefits of exploiting a reserve • What alternative sites have been considered • How the development will further conservation and restoration of the landscape affected Carbon sinks • Determine if your proposal affects a carbon sink or store and stores • Confirmation that site selection is located to avoid areas of high carbon sinks and stores • If unavoidable, identify the likely impacts and measures in place to minimise the impacts • Demonstrate best practice in construction and reinstatement
Contaminated • Assessments to clarify any risk – this should include the development land site, and also the surrounding area • Further risk assessments where initial screening shows there to be a significant risk • Clear information on all remedial actions to be taken framed against the aims of the Park and its special qualities – remedial actions may also be required on surrounding land
Landfill • Details of all future restoration measures • Measures to secure self sufficiency • Recycling and waste treatment measures and waste minimisation measures
67 Cairngorms National Park Proposed Local Development Plan
Meeting the requirements of the Policy Water resources 10.1 The water environment is a key part 10.4 There are a number of statutory and of the Park; its lochs, burns and rivers regulatory controls in addition to planning contribute to its special qualities, permission, such as the European Union including the sense of wildness, amenity Habitats Directives and the Water and distinctive places. It also provides Environment (Controlled Activities) valuable habitat and is important as a (Scotland) Regulations which need to water supply for industries in the Park be considered. The latter deals with such as distilleries and salmon fishing. engineering activities, pollution, water flow, quality and quantity and the ecological 10.2 The Park’s water environment is in a good, status of watercourses. The granting of natural condition and is mostly considered planning permission does not remove to be of excellent quality. However, there the need to ensure other licences, are a number of significant risks posed to permissions or authorisations are in place, our water environment including diffuse which is the developer’s responsibility. pollution, river modification, catchment processes and flood management. We 10.5 When considering your planning must also ensure the availability of water applications, you must consider the for consumption and consider the impacts direct and cumulative effects of of recreation and water abstraction. the proposed development on the water environment. You should take 10.3 Any works on or near the water opportunities for enhancement and environment can impact on water restoration, or other remedial works, quantity and quality and change its natural wherever possible. Such works may be behaviour and/or the habitat it can provide. included in developer contributions and/ It is important that the nature and scale or provision of open space associated of any impacts which may arise from with appropriate development proposals. proposed development are considered and assessed. Watercourses and their 10.6 In general your planning application catchments are dynamic systems and in must be accompanied by sufficient a state of constant change, for example information on the following aspects in flow and rate may change and rivers relation to the water environment: often need room to move position • construction and operation method within their natural floodplains. Any statements fulfilling best practice development needs to ensure that it does requirements; not cause degradation of a watercourse • appropriate supporting statements – or exacerbate bank erosion or deposition. justification of requirement of works, Groundwater and wetlands are also relevant technical documentation; important and impacts on these should • type and scale of proposals, construction also be fully considered, including the and operation methods, details of any impact of development on water levels. mitigation proposed and any measures to reduce impact on water resources;
68 10 Resources – Supplementary Guidance
• Drainage Assessment; on the risk of flooding both on and • SUDS or Surface Water Drainage off the site. Where flooding is an issue, Statement; SUDS should be designed to mitigate • Flood Risk Assessment (if required); the adverse effects of a storm inflow into the watercourse or sewer. The SUDS • Risk Assessment for water supplies (if do not prevent on-site flooding from required). watercourses, although some SUDS, such 10.7 For larger or more complex as detention ponds, can slow the rate of developments, we recommend that runoff by temporarily storing the water. you discuss your proposals with us and 10.11 For detailed guidance on design other relevant bodies in advance of criteria for SUDS please see Sewers submitting your planning application. for Scotland 2nd Edition and Surface water SUDS Manual C697 (Construction 10.8 CAR regulations require all surface Industry Research and Information water from new development to be Association, 2007) www.ciria.org. treated by SUDS before it is discharged Water Supply into the water environment, except 10.12 Your development proposal should have for single houses. The aim of SUDS is no significant adverse impact on public or to mimic natural drainage, encourage private water supplies. The EC Drinking infiltration and slow down both the Water Directive sets the standards for speed of rainwater runoff and reduce drinking water quality at the tap (including pollutant impacts to minimise adverse microbiological, chemical and organoleptic impacts on people and the environment. parameters). Private water can be In addition to reducing pollution, SUDS supplied from surface water (rivers, burns, also has a role to play in flood alleviation. lochs) and this will normally need some 10.9 Your development proposal should form of treatment before being suitable incorporate SUDS to the appropriate level for consumption, or from groundwater and should also demonstrate how these (springs, boreholes or wells) which can systems will be maintained in perpetuity. provide very clean sources of water. The level of SUDS treatment required is 10.13 If you intend to install a new private dependent on the nature of the proposed supply for your development this development and the environmental should be indicated as part of the risk which it poses. You should consult planning application. You will need to the SEPA website (www.sepa.org.uk) carry out a risk assessment of the for the most up-to-date information likely private water source to identify on the levels of treatment required for any real or potential contamination your specific development proposal. risks ie micro-organisms and chemicals 10.10 Surface water drainage measures and identify steps or measures to proposed as part of a planning application remove or reduce the risk. You should should have a neutral or better effect contact the relevant local authority’s
69 Cairngorms National Park Proposed Local Development Plan
Water quantity environmental health department for 10.16 Minimising the need for water further advice on private water supplies. abstraction will help reduce the impacts of development on the water 10.14 New development must not environment. This can be achieved have significant adverse effects on through improving water efficiency water resources. In designing your through the conservation, re-use and development you must therefore: reclamation of water such as the • ensure your proposal minimises water collection and recycling of water, the use use and prevents pollution of the water of water efficient appliances, promotion environment; of rainwater harvesting and sustainable • puts in place satisfactory systems for foul drainage systems (SUDS). Under the and surface water drainage and ensures Controlled activities (CAR) regulations that an allowance for any land-take there is a duty for all abstractors to required for this has been made; take reasonable steps to secure the efficient and sustainable use of water. • identifies the source of any proposed water supply (public or private); and 10.17 Your planning submission should • establishes whether a flood risk demonstrate how you have sought assessment is required, and if so to minimise water resource use and ensure that appropriate information ensure that there is no deterioration is submitted with your planning in the quality of the Park’s water application. resource. This means managing the demand for a continuing supply of 10.15 If your proposed development is in an good quality water whilst balancing the area served by a public sewer you should needs of wildlife and the environment connect to the public sewer for foul which rely on sufficient river flows. drainage. Whilst it is preferable that a public water supply and drainage system 10.18 Permission will not normally be granted should be used, in many rural areas this is which would result in the deterioration not possible. Proposals for new houses in of the current or potential ecological the wider rural area which cannot connect status of a waterbody or which could to a public service must be accompanied have an adverse effect on the integrity by adequate evidence to demonstrate of a Natura site. You must therefore that private facilities for water supply and demonstrate that the proposed works will drainage are available. This may require not have an adverse effect on the integrity you to undertake survey work to test of a waterbody such as its natural flow a water supply or a soakaway drainage regime, including low flow and drought system and demonstrate it is technically conditions and impact on any habitats. You feasible to proceed with the proposal. should also demonstrate how demand management has been taken into account.
70 10 Resources – Supplementary Guidance
Water quality 10.19 Your planning application should a water body, ie the physical characteristics demonstrate how you have addressed of the shape, boundaries and its content. water quality issues, including pollution prevention. This should include method 10.23 The ecological classification system statements for any development which is required under the Water Framework proposed within or near to a watercourse Directive describes hydromorphological which should explain how SEPA’s pollution elements as ‘supporting the biological prevention guidelines will be adhered elements’. These consist of the hydrological to during construction and operation of regime (quantity and dynamics of flow, the site, including the management of connection to groundwater); continuity surface water runoff from construction. (ability of sediment and migratory species Engineering activities in the water to pass freely up/down rivers and laterally environment such as water crossings, within the floodplain); morphology bridges and culverts will require a licence (ie physical habitat – compositions of under CAR which is regulated by SEPA. substrate, width/depth variation, structure of bed, banks and riparian zone). 10.20 Your development proposal should demonstrate that it prevents or limits the 10.24 Almost all of the Park lies within the input of pollutants, including sediment, catchments of four major rivers – the into watercourses and groundwater Don, Dee, South Esk and Spey. The so that it does not result in the latter three are designated as Special deterioration of the current or potential Areas of Conservation (SACs) under ecological status or prejudice the ability the EU Habitats Directive for their of restoration to achieve such status. internationally important populations of protected species. The River Spey is 10.21 Pollution leading to the deterioration of also a Site of Special Scientific Interest water quality can be from one of two (SSSI). In addition to this there are a sources; point source or diffuse source. number of other designations in place Point source pollution is associated including Special Protection Areas with discharges from pipe systems such (SPAs) and Ramsar sites. There are also a as industrial discharges and sewerage number of other SACs and SSSIs within works. Diffuse sources of pollution the Park with freshwater interests. include runoff from roads, houses and commercial areas, runoff from farmland 10.25 Proposals that could affect a SAC or and seepage into groundwater from SPA such as water abstraction and developed landscapes of all kinds. wastewater treatment must comply with Diffuse sources are often individually the requirements of the Conservation minor, but collectively significant. Diffuse (Natural Habitats) etc Regulations. In pollution from both rural and urban some instances this means that we, sources is one of the major causes of as the planning authority, will need to poor water quality in Scotland today. carry out an Appropriate Assessment on your development proposal to 10.22 Your development proposal should not identify and assess its impacts on result in the deterioration of the current the conservation objectives and or potential hydromorphological status of qualifying interests of the SAC.
71 Cairngorms National Park Proposed Local Development Plan
10.26 River and other watercourse corridors surface water and foul drainage. Adequate with their associated bankside borders consideration must also be given to the and vegetation can provide valuable impact of the proposed development habitats for a wide range of flora and on the drainage catchment area. fauna. We encourage the sustainable Flooding management of these areas as riparian zones to conserve or enhance water 10.30 Flooding is usually a natural process quality, habitat and species diversity. Such which can occasionally be hazardous management may also provide suitable to people, property and infrastructure. alternatives to hard engineering solutions, All watercourses are susceptible and for bank reinforcement for example. functional floodplains should be expected to flood periodically. Development 10.27 We encourage the provision of buffer pressures often arise on vulnerable, low strips in all developments which are lying areas, which are prone to flooding, adjacent to, or contain a waterbody. The or where development could exacerbate provision of buffer strips around or along problems which exist elsewhere water bodies can have multiple benefits within the same water catchment area. including allowing for the maintenance Some locations are already at risk of of watercourses, reducing the risk of intermittent flooding, and climate change flooding, mitigating diffuse water pollution, is expected to worsen that situation. providing valuable wildlife corridors and In general, development should avoid providing space for lateral movement flood risk. However, in exceptional of watercourses. They can also help to circumstances, where the risk cannot reduce soil erosion and help adaptation be avoided, appropriate mitigation/ to climate change and flood risk. alleviation measures will be required. It Drainage requirements should be noted that flood risk cannot 10.28 You may be required to submit a be eliminated, only managed or avoided. Drainage Assessment. You can confirm 10.31 Flooding is a material planning this requirement by consulting Drainage consideration, and the probability of Assessment – A Guide for Scotland. flooding from all sources – coastal, fluvial A drainage assessment is site-specific (watercourses) and pluvial (surface water) and intended to clearly outline the – and the risks must be taken into account impact that the proposed development when determining your planning application. has in both surface water and foul SPP states that ‘Development which would drainage terms. It should also consider have a significant probability of being flood risk where appropriate. affected by flooding or would increase the 10.29 You will need to make appropriate probability of flooding elsewhere should provision for the collection, treatment, not be permitted’. A precautionary decontamination and disposal of all principle must therefore be taken in surface and foul water arising from your decisions when flood risk is an issue. A proposed development and the site piecemeal reduction of the floodplain must within which it sits. Separate systems be avoided because of the cumulative must be employed for the treatment of effects of reducing flood storage capacity.
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10.32 The management of floodplains is one Assessment in support of your planning of the key issues in the Park, as parts application: www.sepa.org.uk of many rivers have been cut off from 10.37 These maps show indicative flood risk their river systems by flood walls. This areas that should be avoided wherever results in flow being channelled in a possible. Whilst not an accurate much more intensive way than is natural, information base about the likelihood of leading to erosion of river beds and flooding on individual sites, they provide a loss of finer sediments. It also leads to guide and assist in identifying areas where the loss of wetland habitats that help to more detailed information is required. support the diversity and viability of the river systems. Flood waters that cannot 10.38 You must consult SEPA and the local spread out in the upper catchments can flood prevention authority (typically cause severe flooding downstream. the local authority) for proposals for 10.33 Likelihood of a site flooding is measured new development within identified or in terms of probabilities per annum, which adjacent to, potential flood risk areas. range from very low (close to 0 per cent If the planning authority is considering probability) to very high (up to 100 per approving an application contrary to cent probability). For planning purposes the advice of SEPA, or the local flood the functional floodplain will generally prevention authority, the application have a greater than 0.5 per cent (1:200 will be notified to Scottish Ministers. year) probability of flooding in any year. Undertaking a Flood Risk Assessment 10.34 Development which would have a 10.39 If any part of the proposed development significant probability of being affected by site lies within or adjacent to SEPA’s flooding (ie is within or adjoining the 1:200 indicative flood map, you must commission year probability area), or would increase a flood risk assessment (FRA) to be the probability of flooding elsewhere, carried out by a qualified professional. will not be permitted. Any development This should be done as early as possible which requires measures (such as land in the process and adhere to the Technical raising or under-building) to address Flood Risk Guidance for Stakeholders, flood risk is only likely to be acceptable available from SEPA www.sepa.org.uk outside or adjoining these areas. 10.40 Preliminary or scoping studies may be Flooding: what you need to consider undertaken prior to a fuller assessment. 10.35 Alterations and small-scale extensions In exceptional circumstances, supporting are generally outwith the scope of this information that demonstrates requirement, provided they are unlikely that the site is free from flood risk to have a significant effect on the storage can be accepted. Discussions with capacity of the functional floodplain the planning authority and SEPA or affect local flooding problems. prior to this are recommended. 10.36 You should consult SEPA’s Flood Risk 10.41 If the assessment shows that development maps to determine what action you is compatible with flooding policy then need to take and whether you will you should also instruct the person be required to submit a Flood Risk undertaking the flood risk assessment
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to advise on prevention and alleviation water storage. This should replace the measures such as flood defences. lost capacity of the functional floodplain You will need to include this detail and have a neutral or better effect on with your planning submission. the probability of flooding elsewhere. Flood risk management measures 10.46 Once complete, the land created by 10.42 Flood protection measures are designed landraising will no longer be part of to protect against a specified height of the functional floodplain. Engineering flood water. The measures can reduce operations for landraising are a controlled the probability of flooding in a particular activity under the Water Environment area but cannot eliminate it entirely. and Water Services (Scotland) Act 2003 and approval is required from 10.43 A development which requires additional SEPA before works can commence. flood protection measures will normally only be acceptable outside or adjoining Connection to sewerage the boundary of medium to high risk 10.47 Where the proposed development is in, areas. Where flood protection measures or close to an area where there is a public are needed, a thorough justification, sewerage system, foul drainage from including an examination of alternative the development should be directed to options, should be provided. Elevated that system. If the system has insufficient buildings on structures such as stilts capacity, then you should contact Scottish are unlikely to be acceptable. Water to see if works are planned 10.44 Flood risk management measures which will address this problem, or what should target the sources and pathways contributions Scottish Water may require of flood waters and the impacts of from you as the developer to address the flooding. Where possible, natural features constraint. Further information on Scottish and characteristics of catchments Water’s Delivery and Investment Plan can should be restored to slow, reduce be found at: www.scottishwater.co.uk. or otherwise manage flood waters. 10.48 We will only allow development which Flood risk management measures is not connected to the public sewerage should avoid or minimise detrimental system where this is not possible or is effects on the ecological status of unreasonable due to lack of capacity or the water environment. In all cases, other constraints within the public system. opportunities for habitat restoration Alterative or interim measures may or enhancement should be sought. be permitted if they comply with best 10.45 Land raising, which involves permanently practice and relevant standards. This is elevating a site above the functional relevant in larger settlements (population floodplain, may have a role in some equivalent over 2,000) where connection circumstances where other alternatives is currently constrained but is within the are not practical. Proposals for landraising Scottish Water investment programme should be linked to the provision and and in small settlements (population maintenance of compensatory flood equivalent under 2,000) where there is
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no, or a limited public system. In these provision for recycling facilities for the cases a private or interim system may collection and storage of all recyclable be permitted where it does not pose materials and/or composting facilities in or add to a risk of detrimental effect, your development proposal. This may including cumulative, to the natural and include provision for kerbside collection built environment, surrounding uses, or and/or centralised mini-recycling the amenity of the area. Systems must be centres and composting facilities. designed and built to a standard to allow 10.51 In designing your proposal you must: connection to the public sewer and/or adoption by Scottish Water at a later date. • demonstrate that you have sought to minimise the generation of waste 10.49 If your proposal is for a large-scale during construction and operational development in an area already phases of the development through the constrained or otherwise problematic, preparation and implementation of a your Drainage Assessment should include Site Waste Management Plan (SWMP); a comprehensive section on waste and water drainage. This should examine • include appropriate provision for the availability, both in terms of location recycling facilities, for the collection and and capacity, of public sewers and their storage of all recyclable materials, and/ ability to carry wastewater from the or composting facilities; and development. Where a public sewer is • consult the relevant local authority not available you should discuss with waste management department to Scottish Water the possibility of providing ensure that your proposal meets with a public sewer to carry wastewater to their requirements. an existing wastewater treatment plant. Otherwise you will need to consider the 10.52 You must demonstrate that the provision of infrastructure for adoption. requirements to provide for waste If you propose to make private drainage minimisation and sustainable waste arrangements then you should consult management practices have been met. SEPA in relation to authorisation of You must therefore show that: discharges of sewage effluent to land or • facilities are sited in an accessible and controlled waters (a watercourse or loch). convenient location; Waste management and minimisation • provision is made for the separation of wastes for recycling; Sustainable waste management in all new • impacts on neighbouring properties development have been considered; 10.50 Waste management and recycling should • facilities are secure; and be built into all new development to ensure that waste minimisation, efficiency • negative visual impacts on the street of collection services and waste recycling scene and local landscape quality have are considered at the development design been minimised through good design. stages. You must include appropriate
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Site Waste Management Plans (SWMP) 10.53 A SWMP should be submitted for all 10.58 SEPA’s Waste Infrastructure Maps applications for major development (as and Waste Data Digests contain defined in Circular 5 2009: Hierarchy further information on existing waste of Developments. The SWMP should management facilities and their capacities. contain the following information: Minerals • waste expected to be produced and how materials will be recycled/reclaimed; 10.59 Mineral reserves are effectively finite and extremely limited. Those which are • steps to minimise waste and maximise viable for future extraction must be the use of recyclates; protected or have been exploited prior to • management practices for waste on-site development occurring. You must consider: and leaving the site; • how best to protect a viable reserve for • relevant evidence of waste carrier/ the future; or waste transfer. • how best to extract the reserves for the 10.54 Additional information is contained in wider benefit of the Park and its aims, PAN 63 and at www.wrap.gov.uk prior to the start of development. Waste management facilities 10.60 Where your proposal exploits a 10.55 We need to plan for provision of mineral reserve you must consider: waste facilities necessary to meet the • the benefits of exploiting that reserve; and requirements of the Zero Waste Plan • alternative sites which may be and its waste hierarchy which favours appropriate; and prevention over reuse, recycling, recovery • how the development will further of energy then final disposal of waste. conservation or restoration of that Sites identified on the proposals maps landscape character affected. within the Plan are to be safeguarded from incompatible neighbouring 10.61 When we consider applications which development to ensure that they are affect a mineral reserve we will assess protected for the long-term provision how that reserve is protected for future of waste management facilities. exploitation. You must therefore: • identify any viable mineral reserves 10.56 In applications for new waste management affected by your proposal and show how facilities the proposal will be assessed you are protecting it for the future; or against the national need for facilities as set out in Annex B of the Zero Waste Plan. • where this is not possible, how the minerals will be extracted prior to the 10.57 If your proposal is for a waste start of development and that this is done management facility you will need to in a way that delivers the aims of the Park. identify in your planning submission (i) how your development proposal accords 10.62 Where your proposal exploits a mineral with the Zero Waste Plan and (ii) the role reserve you must: which it will play in delivering the national • provide information on the market for need for waste management facilities. the material to be extracted and the social or economic benefit secured as a direct result of the proposal; and
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• detail the alternative sites you have 10.66 Developments should not cause considered and provide information as irreversible damage to carbon sinks and to why these are not appropriate; and stores. The most effective mechanism to • consider how the works involved will achieve this is to ensure that development further the conservation or restoration is located to avoid such areas. If your of that landscape character affected. proposal is likely to impact on carbon sinks and stores you must demonstrate in Carbon sinks and stores the first instance how you have located 10.63 The planning system can help increase your proposed development in order resilience to climate risks by managing to avoid areas with high carbon sinks carbon rich soils in a way that ensures and stores (peat, mature woodland). they remain as carbon sinks rather than 10.67 If such disturbance is unavoidable, then becoming carbon sources. Associated you must identify the likely impacts of with this the sensitive management of activities on carbon sinks and stores. development, the restoration of degraded Your planning submission should also moorland, woodland and wetlands to demonstrate how you will adopt and create carbon sinks and stores, where follow best practice guidance during appropriate is also encouraged. site construction and reinstatement. 10.64 Development proposals must therefore Defining carbon emissions, sinks and stores take into account the impacts on 10.68 Carbon emissions are broadly defined as recognised carbon sinks and stores. Some carbon dioxide (CO2) that enters the types of development may adversely atmosphere as a result of human activity, affect carbon sinks and stores through especially the burning of carbon-based the disturbance of soils, particularly fuels. Carbon dioxide is the most common peat. This is particularly relevant to greenhouse gas. These emissions are certain types of development: likely to have far-reaching and potentially • hill tracks and access roads, mineral and adverse changes on our climate. peat extractions, infrastructure, and telecommunications equipment; 10.69 Your development should be designed and located so as to avoid disturbance of • carbon capture and storage (engineering carbon sinks and stores. ‘Carbon sinks’ refer works specifically not land use change); to the active form of carbon sequestrated • wind turbine foundations or bases and in soils, healthy peatland and vegetation hardstandings, and hydro power schemes; while ‘carbon stores’ relate to older forms • any other engineering works. of carbon stock in geological formations, oceans, deep peat and mature vegetation 10.65 This list is indicative, not exhaustive, biomass. Peat bogs, soils and woodland and you must determine whether your effectively ‘lock in’ and store carbon and development will affect carbon sinks and prevent it from being released into the stores. If it affects woodland, moorland, atmosphere. These deposits represent a wetland or carbon-rich soils it is likely that substantial store for new sequestrated carbon sinks and/or stores will be affected. carbon and a huge deposit of older carbon. Both are significant in terms of climate.
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Protecting carbon sinks and stores 10.70 Moorland and peatland (particularly 10.73 All development proposals must areas of deep peat) are important carbon demonstrate sound management sinks and stores and cover more than practices of moorland and wetland, soil half the area of the Park. Blanket bogs and woodland habitats to take account of are an extremely valuable, active carbon carbon storage, alongside the biodiversity sink. While blanket bog covers extensive importance of the habitats. This should areas of the Park, peat accumulates very include outlining the pollution prevention slowly under conditions of water-logging and environmental management or exposure. Thus, once any damage or practices for the site during construction, exploitation happens, it is a very slow and operational and decommissioning stages difficult process to restore this habitat. of development. It may include for This sensitive habitat cannot be recreated example avoiding woodland clearance, or restored in the same way as others. not altering active bogs and putting in place a pollution prevention plan. 10.71 Carbon-rich soils such as peat and peaty soils commonly associated with semi- 10.74 All proposals should protect and enhance natural vegetation hold significantly more carbon sinks and stores including carbon than cultivated soils, and as such moorland, soils and woodland. This are a valuable resource in mitigating should be achieved through measures the impacts of climate change. The Park to conserve and improve, as well as is exceptional because of its unusually reduce, any adverse impacts, through large extent of rare, undisturbed soils sensitive design, layout and construction compared to other areas of Scotland. of developments. These measures follow However, these soils are particularly a hierarchy based on the three principles vulnerable. Soils on development sites of avoid, minimise, compensate. can also be easily damaged during • Avoid – in all cases, development various stages of construction, leading proposals must demonstrate a to often substantial and irreversible commitment to reducing carbon loss of soil functionality and potential emissions by avoiding disturbance of land contamination. You should follow carbon sinks and stores from initial good practice for the sustainable design stages through to construction use of soil on-site. Commercial peat methods, operation and maintenance. cutting raises particular environmental The preferred approach is for concerns, and new operations will not development to avoid all areas that be permitted in the National Park. are recognisable as carbon sinks or stores and site development elsewhere. 10.72 Forests and woodlands are an important Developments which are time- resource in addressing climate change. The limited must demonstrate sensitive extensive forests of the Park can make a decommissioning, site restoration and significant contribution to the storage of revegetation strategies are in place. carbon. Forests can help mitigate climate change by off-setting carbon emissions • Minimise – in the event that an area through carbon sequestration. You should recognisable as a carbon sink or store avoid removing trees and woodlands as cannot be avoided, eg due to locational part of your development proposal. constraints of the proposed
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development or an overriding need has 10.77 Where assessments show there to be been demonstrated, you will be a significant risk, the appropriate risk required to demonstrate a positive assessments must be carried out and the ‘carbon balance and payback’ for the results included with the application. development and minimise any impacts 10.78 Remedial actions may be appropriate upon peat, hydrology and peat stability. and where this is the case you must Any proposal which impacts on carbon consider their impacts on the special sinks and stores must demonstrate how qualities of the Park, doing so in a way the proposals will reduce waste of soil that looks at both the development and soil carbon as by-products of site site and the surrounding area. development. Further guidance is available from SEPA, SNH and The 10.79 You must include with your application: Macaulay Land Use Research Institute • assessments to clarify any risk. This on this issue. should include the development site, 10.75 If the development cannot demonstrate and also the surrounding area; a positive balance and payback, but the • further risk assessments where locational need is established, you must initial screening shows there to be a identify sufficient mitigation to minimise significant risk; its impact by appropriate siting, layout • clear information on all remedial actions and design; re-use of removed soil or to be taken framed against the aims peat on-site by careful storing to prevent of the Park and its special qualities. decomposition; and re-use it in a way Remedial actions may also be required that maintains its carbon content. on surrounding land. • Compensate – where mitigation would be insufficient to avoid significant effects on carbon sinks or stores, off-site Landfill offsetting will be required as an integral 10.80 Where you propose any form of landfill, part of the development proposal. This or your proposal affects an existing will normally be secured by a Section landfill site you must consider future 75 Legal Agreement and may involve site restoration; what self sufficiency physical offsetting or payment into an measures are included in terms of the appropriate fund, which is used to capacity of the site; the location to deal reduce carbon emissions. with its function as a landfill site; and the facilities that it will include to allow Contaminated Land recycling and waste treatment, making 10.76 Although the Park does not contain clear efforts to minimise the volume a lot of contaminated land, it is still of waste going to the landfill area. very important to consider it when developing your proposal. Assessments may be required where there is any risk that contamination exists. This applies not only to the development site, but also to the surrounding area.
79 Cairngorms National Park Proposed Local Development Plan Developer Contributions – 11 Supplementary Guidance
Considering developer contributions as part of your proposal Education L ibrary Healthcare Recycling and waste Sustainable travel facilities Community etc L andscaping N atural heritage Open space
Individual house x x x x x Housing development x x x x x x x x x Commercial development x x x x x x
11.1 We must all play our part in making remains to deliver economic growth in a sure that new development does not way which supports local communities, have a negative impact on the local whilst ensuring that planned development community, through things like added is economically viable and has been fairly pressure on schools, health service, the considered for developer contributions. environment found in that community, The forms of contribution or the pressure felt by public services. Education 11.2 The planning authority can seek a contribution from developers to help 11.4 Education contributions are based reduce the negative impacts of the original on the anticipated number of pupils proposal. It can take the form of additional from a development and their effect pieces of development or a cash payment. on the primary and secondary school Cash payment is normally used only if a rolls serving the development. physical contribution is not possible. The Benchmark requirements for a three contributions must be linked to the original bedroom house: development proposal. It is not a wish list for communities to gain things they Between 0.21 and 0.4 might want to enhance their facilities. primary school children plus 11.3 There may be differences in the types and delivery of the contribution in the Between 0.11 and 0.2 five council areas. The contributions secondary school children sought from development in these 11.5 For very large housing developments the different areas will reflect these local provision of a new primary school may circumstances. The aim however always be required. The needs for early years or ‘nursery’ pupils are also considered.
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11.6 The contribution is determined from the paths network. Improvements to ‘rate per pupil’ based on a contribution important links in, through, around and towards the cost of providing temporary between communities may be required. accommodation or new build permanent Access opportunities should cater for accommodation, and based on forecasts the needs of people of all abilities. Links of likely changes to the school rolls. to existing networks may be required. Reference should be made to the 11.7 Any community related facilities Cairngorms National Park Outdoor provided within schools are taken into Access Strategy and the Core Paths account, and the requirements for other Network. community facilities may be reduced where these are to be provided in Open Space whole or in part within a school. 11.9 All new development must provide public open space in proportion to the scale of the proposal. New development Transportation and outdoor access proposals may also provide opportunities to enhance the quality, diversity, and 11.8 Requirements include: attractiveness of existing open space. • Inclusion of up to date service bus / In your planning submission you should community bus information in sales demonstrate how your proposed literature or sales office associated with development improves or adds to current the development. levels of public and amenity open space. • Bus shelters, bus stopping lay-bys, bus 11.10 All new development should: turning areas or bus operating subsidies • contribute to the quantity and may all be required. quality of open space within the Park • Secure cycle parking at bus stops in rural either through on-site provision, off- locations may be required. site provision or through a financial • Additional car parking and secure cycle contribution; parking provision may be required at • provide open space which meets the bus or railway station serving the the needs arising from the specific development. development proposal; and • The provision of cycle ways to the bus • demonstrate that a long-term or rail station and/or signage. On-site maintenance scheme has been provision will be considered in relation established to ensure the future of to the availability of public transport the open space provision. alternatives. • The Trunk Roads Authority will 11.11 Open space must be designed into determine any contributions required in the overall layout of the development relation to trunk roads, dependent upon and not proposed as an afterthought the scale and nature of interventions involving ‘left over’ land. The type identified as necessary. of open space provided will vary depending on the type of development • Contributions may be required to proposed, but is likely to take the form establish or improve links to the core
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of one or more of the following: (Use 2.3 persons per household = 435 • formal and/or informal play space households requiring the full mitigation of • amenity open space at least one full size pitch and associated recreational open space. Provision of • natural/semi-natural spaces including a playing field: between £60,000 and green corridors £500,000, which includes the average • paths land purchase costs and site works) • woodlands • Contributions will also be required to • sports facilities upgrade existing recreational facilities • allotments where they are undersized for the • public parks and gardens current population. 11.12 A benchmark requirement of 20 per cent • Indoor and outdoor sports facilities of the overall development site area will should not be degraded as a result be required for open space. The actual of the impact of the development. A types and mixtures of open space for a contribution to maintain existing levels particular development will depend on of facilities will also be required. the potential and needs of the site and the Healthcare facilities most appropriate way of complementing 11.15 Specific requirements to assist NHS or improving what already exists. services will be determined through direct negotiations between the relevant 11.13 The required open space should health board, the planning authority, be carefully designed to ensure that the Council and the applicant. it is integral to the overall design concept. It should complement Recycling facilities and waste management existing landscape character, be 11.16 Facilities required include: accessible and incorporate appropriate • one dog fouling bin for every 30 provision for children and wildlife. residential units unless otherwise Strategic landscaping and open space advised, located at areas of public open 11.14 Where strategic landscaping and the space or recognised dog walking routes; provision of open space is not provided • waste recycling facilities, bins for within the application site, either wholly recycling and household recycling or partially, it may be provided on other centres, or a contribution towards their suitable land in the applicant’s control. provision. As these facilities often serve If this is not possible, a monetary a very wide area, the contribution per contribution may be considered. household is likely to be nominal and will be utilised towards augmenting such Benchmark requirements facilities. • 1,000 residents plus 2.4 hectares of recreational space which includes at least one football pitch/playing field of 0.7 hectares.
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Community facilities 11.17 Benchmark figure 0.79sq m of community facility per dwelling unit (for small to medium size developments) unless evidence shows the existing facilities are adequate to cope with both existing and anticipated usage. Cultural heritage 11.18 Contributions may be sought for cultural heritage, for example conservation or interpretation of historic sites and artefacts, arts festivals or local community arts based projects. Natural heritage 11.19 A financial contribution towards natural heritage is not regarded as an acceptable starting point for planning applications. This calculation is to be used only after all other mitigation and compensation for loss of habitat and landscape features have been explored and eliminated. An estimation of the quality of a habitat or feature lost will be made based upon the guidelines in Table 5 (p85). 11.20 Areas of high quality will be rated at 1.0 times the cost set out in Table 4 (p84). Areas of medium quality will be rated at 0.5 times the cost and low quality at 0.1 times.
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Table 4: Replacement cost
Habitat or landscape feature N ote ref Replacement cost (£) Maintenance period/years Cost of annual maintenance (£) Final cost (£)
Woodland or groups of trees/m2 1 2.50 5 0.75 6.25 Individual tree 2 50.00 5 10.00 100.00 Scrub/m2 3 2.50 5 0.75 6.25 Grassland/m2 4 1.00 5 0.50 3.50 Open water feature or wetland/m2 5 5.00 5 5.00 30.00 Running water feature/linear m 6 25.00 5 2.00 35.00 Stone wall or boundary feature/linear m 7 100.00 2 5.00 110.00
Notes: 1. Includes cost of plant material, planting 4. Includes cost of seed, ground preparation with additives, protection from animals. and fertiliser. Maintenance is an average Maintenance is an average of two visits of three visits per year over the period. per year over the period for weed killing, 5. Includes cost of excavation, ground preparation, and repair or protection as necessary. lining as necessary and some planting for edge 2. Includes cost of plant material (selected of feature. Maintenance includes repair of standard), planting with additives, staking, and liner and clearance of weed in early years protection from animals. Maintenance is an 6. Includes cost of excavation, ground preparation average of two visits per year over the period. lining as necessary and some planting for edge 3. Includes cost of plant material, planting of feature. Maintenance includes repair of with additives, protection from animals. liner and clearance of weed in early years Maintenance is an average of two visits 7. Includes cost of material, excavation and per year over the period for weed killing, construction. Maintenance is an average and repair or protection as necessary. of one visit per year over the period to cover replacement for damage.
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Table 5: Habitat quality guidelines Habitat or High quality Medium quality Low quality landscape feature
Woodland or groups Designated sites, Mature native Non-native plantation of trees/m2 Ancient Woodland woodland of or young single Inventory, Ancient plantation origin. species with poor Woodland of quality field layer. Plantation Origin, Native woodland of non-plantation origin. Individual tree Protected, Tree Mature or semi- Small or poor quality Preservation Order mature tree of trees of little or no or conservation area. significant amenity amenity value. Mature or semi-mature value, good health specimen of high and form. amenity value. Heritage and veteran trees. Scrub/m2 Designated sites or Other sites where those with a significant native species number of CNAP dominate. priority species, or juniper present. Grassland/m2 Designated areas and Other sites with a Single non-native acid or calcareous diverse sward. species dominate, grasslands. improved grazing areas or amenity grasslands. Open water feature Designated sites or Natural or Other man-made or wetland/m2 adjacent to same or longstanding man- features or other CNAP priority habitats. made feature. sites with low quality adjacent habitats. Running water feature/ Designated sites or Natural or Other man-made linear m adjacent to same longstanding man- features or other or CNAP priority made impounded sites with low quality habitats. areas. adjacent habitats. Stone wall or Walls more than 50 Walls more than Walls more than boundary feature/ years old, largely intact 50 years old, with 50 years old, more linear m (more than 90% on less than 50% than 50% derelict any 100m length) and gaps or derelict. or gaps within any specific landscape 100m section. character feature.
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Community involvement 11.21 Community Councils and Associations 11.23 Community Councils and Associations have an important role to play in providing will not be directly involved in or be party evidence of need, shortfall in facilities to negotiations relating to developer and planned infrastructure projects for contributions for any given development their communities, which the planning due to the commercial confidentiality of authority can use as evidence of need in the negotiations and the fact that they their negotiations. However, developer are being carried out on behalf of the contributions are not a mechanism to planning authority. However, the relevant fund the full range of community projects Community Council or Association may that may be desired. Contributions be asked to ascertain if there is a need can only be sought where there is a for particular community facilities justifiable impact from a development 11.24 The planning authority will advise on the local amenity and infrastructure. on whether it is appropriate for a Whether or not a contribution can contribution to be sought, and to be sought from a developer will also periodically brief the Community depend on the linkage between that Council or Association on facility and the particular development. progress and any conclusion. 11.22 Community Councils and Associations can assist the process by maintaining an up-to-date list of suitable projects and be prepared to supply further evidence to the Planning Gain Service about demand and use of facilities, if required. Community action plans are an example of this evidence, although they are not comprehensive in their coverage of all possible community projects.
86 12 Development Briefs – Supplementary Guidance Development Briefs – 12 Supplementary Guidance Development requirements 12.1 A number of detailed development briefs 1. Community identity have been prepared for key development 12.5 A complex set of human needs sites identified within the Plan. forms community identity. Part of this is a sense of place and belonging. Good design of the places we inhabit Development opportunities contributes strongly towards this. 12.2 The development of these sites presents 12.6 A high standard of development is an excellent opportunity for large and expected – the existing character small-scale developers to work together of the existing settlement should to bring forward the proposals. This gives be enhanced and complemented an opportunity for a variety of house by the new development. types and styles. In addition, the provision of serviced plots is to be encouraged. 12.7 Prominent views, from outside the boundaries of the development and 12.3 The provision of a Priority Purchase within, should be identified and used Scheme (giving local people opportunities to delineate public and private space. to purchase the plots/properties for a period of time, before they are 2. Density and diversity placed on the open market) should 12.8 A variety of house sizes and flexible be given careful consideration. There design that can help meet the changing has been some success with this needs of inhabitants over time, can approach elsewhere in the Park. provide long-term housing solutions, which contribute to stable communities. All development should include a variety Natural heritage of house types and housing density. 12.4 Developers should make themselves 3. Phasing aware of any local natural heritage 12.9 A scheme of phasing must be agreed designations, conservation and/ between the planning authority and or other interests within the the developer, reflecting the capacity development site. Appropriate surveys of the site, the Local Plan housing and mitigation will be required. land supply requirement and market, community and other relevant factors. 4. Exemplary development 12.10 Development should be of a good quality and sustainable design which befits that expected of a National Park. It should not be a bland ‘suburban’ design. Innovative, modern design, relating to its location, is encouraged.
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12.11 Developers should recognise the elements. Good boundary treatments significant opportunity to provide high consisting predominately of stone quality, well designed development with walling, with hedge planting or limited a considered approach to densities, timber fencing should be used on the form and layout, including significant site edges and for internal boundaries. areas of public green spaces. 5. Informed design 12.12 A site analysis should be undertaken, including existing microclimatic conditions, relationship to neighbouring buildings and Gardens, shared space countryside, use patterns of the site and and housing are of higher visual prominence than transport analysis, including opportunities roads and car-parking to enhance pedestrian and non-vehicular
experiences. An explanation of the Example of potential streetscape layout proposed development’s relationship to the existing settlement should be 6. Access and links included in a design statement. 12.17 The rural nature of many of the 12.13 New development should not settlements within the Cairngorms simply copy older buildings in the National Park should be recognised. area. Existing form, building lines and The levels of public transport to massing should be considered and access shops and services, often influence the proposed design. means that using a car is necessary. 12.14 Building clusters should be formed 12.18 Well considered layouts and and focused on external amenity landscaping should avoid cars and space. Amenity space should roads dominating the frontages of be designed to be useable. buildings, or the layouts of development generally. They should be screened 12.15 Natural materials such as stone, lime or at the back of building clusters. render and timber, with slate or metal roofing finishes are preferred, but are 12.19 The development should be accessible, not exclusive and should not preclude well connected and linked to the existing innovative design. Material choices should settlement. The footpath and cycle way be clearly explained in a design statement. network should be part of the landscaping infrastructure with through routes and 12.16 Boundaries of the proposed development connections to the wider road and path are particularly important – they may network encouraged, including core form the edge of the village and are paths and ‘safer routes to schools’. therefore important to its identity. They should be treated as key design
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7. Sustainable build and energy requirements 12.20 The design of all development should 12.24 Peripheral planting areas should be seek to minimise requirements for a minimum of 15m wide and, where energy, demonstrate sustainable use shelter is required from prevailing winds, of resources and use non-toxic, low- they should be planted with a high embodied energy materials. Appropriate proportion of trees supported with on-site renewable technologies shrub planting. Internal areas should be should be used to strive towards a an appropriate width to allow them to zero or low carbon development. be sustainable and robust. In general a minimum of 10m around open spaces 8. Open space and landscaping and 5m in others should be suitable. 12.21 The development must include a Planting should be largely native species. comprehensive series of open spaces, all linked by the footpath and cycleway 12.25 Further natural green space should network to peripheral green space be retained to conserve and and areas outwith the boundary. enhance existing biodiversity. 12.22 Open spaces should provide for 9. Biodiversity a variety of activities including: 12.26 Tree species suitable for the Cairngorms • equipped play areas National Park include: birch (silver • ball games and other informal play and downy), Scots pine, aspen, alder space (glutinosa), rowan and bird cherry. Shrub species include: juniper, blaeberry, • natural/semi-natural green spaces heather, broom, gorse, hazel, holly, wild • structural tree planting honeysuckle and willow (goat and grey). • supporting shrub and herbaceous Each species should be planted according planting to its normal ground conditions. • high quality social spaces, such as areas 12.27 A survey of the biodiversity on-site of public art, allotment/community will be required. This must include the growing space or other public space ecological role of the site in the area, 12.23 The design of development should such as foraging area and route ways, allow for peripheral planting to screen as well as other habitat networks. and frame views into and out of 12.28 The development must allow for the site as well as a comprehensive the enhancement of biodiversity in tree structure across the whole area, its layout and in particular the open including street and garden trees. space and footpath/ cycleway network. These should be integrated into the The design of individual dwellings structure of trees in the open spaces should consider the inclusion of bird and bat nesting boxes and spaces.
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10. Services and drainage Dulnain Bridge H1 12.29 The developer must satisfy themselves Site constraints and opportunities that sufficient capacity exists in all services required to support development Physical conditions of the site. Re-routing and possible 12.33 Ground conditions, topography, undergrounding of the overhead power surrounding planting and services are line crossing the site would allow for more all significant factors. Although the flexibility in the design of the development. established surrounding woodland This would need to be agreed by the provides protection of the site from developer with the service provider. prevailing winds, the shade they create presents a development constraint. This 12.30 Permeable surfaces are to be used is not an issue with the higher northern throughout the site to reduce the half of the site, where the more open impact of rainwater runoff. Additional aspect presents the opportunity for rainwater runoff mitigation measures, maximising solar gain and daylight. such as green roofing or rainwater harvesting, are encouraged. 12.34 The natural drainage of the site down the slope towards the waterlogged 12.31 A Sustainable Urban Drainage scheme southern end, combined with the must be provided for the site and shaded aspect and lack of any views, should be integrated as part of the renders this part of the site an unsuitable structural landscape framework for the location for houses and gardens. development, designed to promote habitat enhancement. You should 12.35 Although some tree groups within consider the use of wetlands, planted the site are of poor quality and with smaller native willows and alders. therefore not suitable for retention, other groups present the opportunity 11. Surveys to support planning applications to provide established features 12.32 In order to inform appropriate within the new development. development of the site, the following surveys should be submitted: Services • Stage 1 ground conditions survey 12.36 Overhead power lines currently • Drainage assessment cross the site in two directions, presenting a possible constraint. • Ecological and biodiversity survey • Tree survey Natural heritage 12.37 An area of the site in the bottom south corner is identified as being partly within the Ancient Woodland Inventory Semi-Natural Woodland Inventory.
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Dulnain Bridge H1 – Constraints and Opportunities Plan
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Development requirements Developer contributions 12.38 The modification and upgrading of the of space for footway provision (consultation Fraser Road junction with School Road to with the Highland Council’s Transport, accommodate additional traffic would be Environment and Community services is required alongside the suitable required to address these issues). improvement of the School Place road 12.44 Vehicular access to the site is to be made surfacing to an adoptable standard. from School Place, through the Density and diversity continuation of the currently unmade road 12.39 Due to the topography, ground conditions into the site. This road will need to be and varying housing types, density should made up to adoptable standards, with vary over the site, with medium density pedestrian and cycle access provided to link along the north portion of the site, with the existing footpaths in School Place. becoming lower moving southwards. Biodiversity 12.40 Housing density and location is illustrated 12.45 The small picturesque groupings of conifers in the Requirements Plan overleaf, with the around the edge of the site and in highest density housing forming a rural particular along Fraser Road should be streetscape along the north edge of the retained and managed, and wind-damage site, suitable to the village setting. dealt with. This also applies to the stand of conifers, mainly pine, in the south east Informed design corner of the site bordering the recreation 12.41 Variety and richness of size and shape of ground. New planting should be houses and material use is required, introduced into the development in small ensuring that building shapes reflect the copses of conifers and broadleaves to principles and proportions of traditional retain the present atmosphere of a housing in the area. Alternating building woodland glade. heights are acceptable from 1 to 2.5 storey. Services and drainage Boundary treatment 12.46 The existing overhead power lines running 12.42 The boundaries of the development, across the site may present a constraint to especially along Fraser Road, should be the the developable area. The developer edge of a street and not the back of a should examine options for re-routing and suburban development. Retaining existing possibly undergrounding which would trees and boundary treatments should allow for more flexibility in developing the create an active street frontage, achieved site. This would need to be agreed by the through the use of varied boundary developer with the service provider. treatments and location of housing on each plot. 12.47 Resolution of the poor drainage of the site is of paramount importance. At least one Access and links swale will be required to connect cleanly 12.43 Vehicular access will not be allowed directly into the ditch network on the southern from Fraser Road. There are various periphery of the site. In other constraints which preclude an access being circumstances, a wetland may be formed, including visibility restrictions, considered. This would need to be decided proximity to existing junctions and the lack in consultation with SEPA and SNH.
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Dulnain Bridge H1 – Requirements Plan
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Grantown-on-Spey H1 Site constraints and opportunities Physical conditions 12.38 There are excellent panoramic views 12.40 The whole site benefits from good solar from the higher parts of the site, over orientation, except for shading in the the adjacent housing to the mountains afternoon and evening on the western to the south, east over the town to hills boundary. Maximum use of solar gain and farmland, and hills to the north. There should be employed in building design and are no long views to the west due to the site layout to achieve low energy housing. woodland. There are good long views from The site is exposed to north easterly lower down the site to the north and over winds, but is sheltered from the prevailing the houses to the mountains in the south. south westerly winds by woodland. Low views are restricted on all boundaries 12.41 The site has a number of clearly apart from to the north, where, with established ‘desire line’ paths crossing the exception of the boundary with the it, some of which are shown on the isolated house, there are good short views Constraints and opportunities map into the fields beyond. However, these overleaf. All paths should be retained are affected by the visually prominent in the development, with appropriate caravan site in the middle distance. external links included to maximise the 12.39 The topography of the site and location in opportunity to promote and enhance relation to the town and its surroundings recreational experience from within the is the most significant factor affecting site and from adjacent development. development. It offers considerable Natural heritage opportunities to maximise the benefits afforded by the views looking outwards, 12.42 Evidence points to the presence of but the visual prominence of the site wading birds, and a rich diversity of from external viewpoints is a major plant species. Appropriate survey work constraint. This will require careful and should be undertaken early in the sensitive design to overcome, most process and inform the development particularly on the mid to higher levels layout. Surveys should form an integral of the site. The lower eastern part of part of any planning application. the site does not suffer from these 12.43 The existing Aspen on the site constraints, being somewhat enclosed should be retained and opportunities on its eastern and southern boundaries. for enhancement by new mature species planting undertaken.
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Development requirements Density and diversity Access and Links 12.44 Due to the topography, ground conditions 12.49 Pedestrian and cycle access should be and varying housing types, density should provided throughout the site as part of vary over the site, with high density in a movement network, with external links the south east, adjacent to the existing to Beachen Court and Revoan Drive housing and medium density to the north on the southern boundary, the footpath east, all on the lower levels of the site. leading to the town centre in the south eastern corner of the site and to core 12.45 Only low density housing should be path LBS5 on the western boundary. In located towards the higher western side addition, the informal pathways across of the site, with density at its lowest the site, including through the northern nearest the western boundary. Housing boundary, should be integrated into green density and location is illustrated in corridors to be introduced across the site. the Requirements Plan overleaf. 12.50 Vehicular access to the site is expected Informed design to be from Beachen Court, where an 12.46 Variety and richness of size and shape existing access road currently terminates of houses and material use is required, on the southern boundary of the site. ensuring that building shapes reflect the It is understood that an area of land principles and proportions of traditional immediately adjacent to this is in the housing in the area. Building heights ownership of The Highland Council. are acceptable from 1.5 storeys. Options for alternative access are from 12.47 For buildings higher on the hillside, bright Seafield Avenue and developers should white colouring should be avoided, as should make themselves aware of options and excessive reflective surfaces. Any coloured challenges for access at an early stage. A render should echo the soft natural tones of Transport Assessment will be required. the surrounding countryside. Built form 12.51 Pedestrian and cycle access should be should be carefully integrated with the provided throughout the site as part of terraced topography of the site, working a movement network, with external links together with and in sympathy with the to Beachen Court and Revoan Drive slopes to preserve the excellent views over on the southern boundary, the footpath the rooflines of houses below, but avoiding leading to the town centre in the south unacceptable engineering operations such as eastern corner of the site and to core platform creation. path LBS5 on the western boundary. 12.48 Within the housing area, there should In addition, the informal paths across be small copses of trees to break up the the site, including through the northern impact of the buildings in much the same boundary, should be integrated into green way as the main urban area of Grantown- corridors to be introduced across the site. on-Spey. These should be carefully sited to preserve but frame views. Further natural green space should be retained to conserve and enhance existing biodiversity.
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Kincraig H1 Site constraints and opportunities Physical conditions 12.52 Ground conditions, topography, 12.56 The pond should be set in an area of surrounding planting and services amenity grassland, providing further are all significant factors. The existing informal recreation space and enhancing birch woodland should be retained. habitat and biodiversity. This space should Extensive tree planting along the south be linked to the grassy knoll, retained western boundary should provide visual as informal amenity space, by a green screening of the adjacent housing area. corridor along the south eastern boundary. This may also provide a circular walkway. 12.53 Other areas of tree planting and landscaping, coupled with amenity 12.57 There are very good long views from grassland, should allow for informal the whole site to the hills to the north recreation space enhancing habitat west and from higher areas of the site and biodiversity of the site. over the railway embankment to distant mountains. Low views are restricted 12.54 The adjacent housing development on all boundaries apart from along provides a number of through routes the north western boundary, which to the rest of the village. A small presents a mainly pleasant foreground bridge across the burn could link with buildings of mixed architecture on the site to the rest of Kincraig. rising land. This important boundary 12.55 The area of waterlogged ground will form the new village edge. with associated spring presents an 12.58 The majority of the site has good solar opportunity for the creation of a feature orientation, which should be maximised pond/wetland, developed as part of a in the building design and site layout to Sustainable Urban Drainage scheme, achieve low energy housing. The site linked to a restored and naturalised burn. is also reasonably well sheltered from north-easterly to south easterly winds.
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Development requirements Density and diversity Access and links 12.59 Due to the topography, ground conditions 12.63 It should be noted that no car access and varying housing types, density should to individual properties will be allowed vary over the site. A new streetscape is to directly onto the B9152 from this be formed along the B9152 and associated frontage. Vehicular access to the site pedestrian pathway, with highest density will be from the B9152 in the form of a housing towards the western end and simple priority junction located between medium density towards the east. 50 and 100 metres from the Baldow Smithy on the opposite side of the road. 12.60 Medium density housing should be clustered around, and face, the central 12.64 A bridge for pedestrian and cycle use wetland and amenity space in an should be erected across the improved ‘introspective’ style. Low density housing burn in the southern corner of the site. should be sited on the higher ground This will link via non-vehicular routes, at the north eastern end of the site, through the adjacent development to creating a new village edge. Housing the footpath network in the village. density and location is illustrated in Biodiversity the Requirements Plan overleaf. 12.65 The grassy knoll should be retained and Informed design enhanced with native species planting. 12.61 Variety and richness of size and shape 12.66 The ‘green’ network should be integrated of houses and material use is required, with the shelter belts around the site, ensuring that building shapes reflect the the retained grassy knoll and the area principles and proportions of traditional surrounding the feature pond/wetland. housing in the area. Alternating building heights are acceptable from 1 to 2 storeys. 12.67 In association with drainage improvements, moves to restore the modified burn 12.62 The boundary along the B9152 will to a more natural form would provide form a new streetscape and act as a significant biodiversity, landscape and frontage. Buildings should be sited on the hydrological benefits. The inclusion of street edge or with a landscaped area a six metre wide buffer strip, from the between them and the street. Windows bank to the burn, is encouraged. to public rooms must be provided in the street facing wall to create an active Services street frontage. Creation of a blank 12.68 A Sustainable Urban Drainage scheme façade, presenting a solid unbroken should be provided for the site in the form wall to the street, should be avoided. of a feature pond/wetland, linked by a swale Houses may be in line with each other to the burn. Sight lines to the pond should or otherwise form a cohesive frontage 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.
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Newtonmore H1 Site constraints and opportunities Physical conditions 12.69 Ground conditions, topography, 12.73 The area of lower ground to the southeast surrounding planting and services are all prone to seasonal standing water, presents significant factors. With the exception of the opportunity for creation of a wetland, the area around the knoll on the northern developed as part of a Sustainable Urban boundary, there are excellent long views Drainage scheme. Combined with the in all directions from the site to the area of land between the site boundary mountains to the east, north and west and the railway line, in conjunction with and lower hills to the south. Low views the landowner, community and the CNPA, will be restricted by the proposed housing the opportunity exists to treat the entire development and by the knoll along area as a pond and wetland that would the northern boundary and also by the further enhance amenity and biodiversity. industrial estate, dwellings and community 12.74 The historic ‘coffin road’ should be woodland to the east of the site. safeguarded and utilised as the basis 12.70 Good low views are available along much for a recreational circular route. of the south eastern and south western Any trees on the edges of the boundaries, although medium range views site should also be protected. from the south western boundary are 12.75 A Flood Risk Assessment will be marred by the unscreened caravan site. required for the site, as areas of the site 12.71 The whole site benefits from good around the southern boundaries are solar orientation, maximum use of identified as potential areas at risk of which should be employed in building flooding by the SEPA Indicative Flood design and site layout to assist in Map. Development should not be sited achieving low energy housing. in the area of potential flood risk. 12.72 However, the site is very exposed to Services the prevailing south westerly winds. 12.76 Overhead power lines currently run Substantial shelter belt planting along along the south western boundary and this boundary will have the benefit not across the middle of the site, presenting only of providing shelter from these a constraint to development. winds, but also screening the views to the caravan park and the creation of a landscape edge to the urban area that is both in sympathy with the surrounding countryside and improves views on approach to Newtonmore.
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Development requirements Density and diversity Access and links 12.77 Due to the topography, ground conditions 12.82 Vehicular access to the site will be made and varying housing types, density should from a new link road, which should vary over the site, with high density run around the southern edge of the development in the western corner, housing development with residential adjacent to the new housing development. streets feeding off it. This road should link to the provision being made for it 12.78 Housing density and location is illustrated in the new development on the north in the Requirements plan overleaf. western boundary and to Station Road Informed design near to the industrial estate. This link 12.79 Variety and richness of size and road will be a key boundary, forming a shape of houses and material use new village edge and street frontage and is required, ensuring that building should accordingly receive appropriate shapes reflect the principles and design treatment as described earlier. proportions of traditional housing in Although houses will front onto Station the area. Alternating building heights Road, no car access will be allowed are acceptable from 1 to 3.5 storey. directly onto it from this frontage. 12.80 The boundary running from west to 12.83 Station Road is narrow and lacking east around the edge of the housing will footpaths in places. To encourage vehicles form a new village edge and should be accessing the industrial estate and station of high quality design. Views out of the to use the new link road and improve the gardens and housing to the surrounding experience for pedestrians, cyclists and landscape are to be exploited, with residents along Station Road, a pinch point screen planting provided around the site is to be provided along the site frontage, boundaries, framing views and reducing reducing the road to single track and the visual impact of the development. providing a non-vehicular route alongside. 12.81 The boundary along Station Road will 12.84 Pedestrian and cycle access should be form a new street frontage. Buildings provided throughout the site as part could be sited on the street edge or with of a movement network, safeguarding a landscaped area between them and the the ‘coffin road’ with external links street. Windows to public rooms must be to Station Road and Perth Road, to provided in the street facing wall, to allow access the national cycle route. passive surveillance and to create an active street frontage. Creation of a blank façade, 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. It should be noted that no car access will be allowed directly onto Station Road from this frontage.
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Newtonmore H1 – Requirements Plan
105 Cairngorms National Park Proposed Local Development Plan Core Paths Plan – 13 Supplementary Guidance
Policy Requirements Information required
Compliance with the • Demonstration of development’s contribution to the Vision and Core Paths Plan compliance with objectives
Vision of the Core Paths Plan 13.1 The international reputation of the 13.4 The Core Paths Plan will help people Cairngorms National Park makes it to enjoy and understand the special a venue for a wide range of outdoor qualities of the Cairngorms National activities, access and recreation. The Land Park by identifying a network of paths Reform (Scotland) Act 2003 provides a which offer a wide range of high quality right of responsible access to most land outdoor access opportunities. and water within the National Park.
13.2 The Cairngorms National Park Objectives of the Core Paths Plan Authority has a duty under the Act to prepare a Core Paths Plan. Section The core paths network will: 17(1) of the Land Reform (Scotland) • help to conserve the Park’s natural and Act 2003 states that the core paths cultural heritage and encourage people network should be, ‘…sufficient for the to enjoy it in a responsible way; purpose of giving the public reasonable • help those living and working on the land access throughout their area’. accommodate access; 13.3 The Core Paths Plan helps people • help to deliver the priorities for each to enjoy and understand the special area identified in the Outdoor Access qualities of the Cairngorms National Strategy; Park by identifying a network of paths • provide for a wide range of activities; which offer a wide range of high quality • provide for a wide range of abilities; outdoor access opportunities. The • include a wide range of popular routes; path network will satisfy the needs of and visitors and local people to get around, • include paths within, around and and link to the wider path network and between communities and to public beyond. The network is made up of a transport connections and places of local mixture of existing and new paths, which importance. together provide a cohesive system.
Meeting the requirements of the policy 13.5 In ensuring your development is consistent with the Core Paths Plan you must consider how you are contributing to its vision and complying with its objectives.
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Meeting the requirements of the objectives • Help to conserve the Park’s natural encouraged. Legitimate forms of access and cultural heritage and encourage on paths include walking, cycling and people to enjoy it in a responsible way horse riding. Paths should be designed to – the path surface will be appropriate promote multi use and minimise conflict to its surroundings and terrain and the between different users. surface, whatever it is, kept in good • Provide for a wide range of abilities – the condition. You should use locally sourced path surface will be appropriate to its materials for path construction. Before surroundings and terrain and the surface, signage and track improvement to paths whatever it is, kept in good condition. within or close to SPA’s can commence Where appropriate, paths should be information must be supplied that will developed to ‘all abilities’ standard to allow the Park Authority to carry catering for a wide range of likely users. out an Appropriate Assessment which Every effort should be made to source will inform the final consent. To be local materials for path construction. in accordance with this plan, and for • Include a wide range of popular routes consent to be granted, such work must – to justify moving a core path, the Park not adversely affect the integrity of the Authority must be satisfied that no other site, either alone or in combination with option is available. Where your proposal other plans or projects. may affect the line of a core path you • Help those living and working on the must discuss alternatives with the Access land accommodate access – your Authority early and prior to submission proposal must take every opportunity of your planning application. to link the existing path network to the • Include paths within, around and wider countryside, helping those who live between communities and to public and work outside settlements have safe transport connections and places of off-road access to local facilities. local importance – consider if your • Help to deliver the priorities for each proposal can help the core paths area identified in the Outdoor Access network function as a link to local Strategy – your proposal should not facilities, providing safe off-road access contradict or conflict with the action for cycling and walking. Walking and themes and policies set out in ‘Enjoying cycling should be the most attractive the Cairngorms; Cairngorms National and highest priority modes for short Park Outdoor Access Strategy’. trips. New developments that are well • Provide for a wide range of activities connected to core paths and other off- – you should identify ways to make road routes can play a significant part in core paths barrier free. The use of supporting active travel. All developments gates should be kept to a minimum and should have a practical network of high there should be no stiles. Multi use by quality routes suitable for cycling that legitimate forms of outdoor access is provides convenient and safe access to all major destinations nearby.
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Map 1 – Central Cairngorms These paths pass through an area of challenging appear in a variety of leaflets and books about terrain and conditions can be such that people the Cairngorms. In the Outdoor Access Strategy need to be self-sufficient and well equipped. The there is a presumption against way-marking in paths designated are those which are already well wild, remote and mountainous terrain and there used and well known. They all have green and would be no further signposting or waymarking white ’Right of Way’ signage at either end and of these paths as a result of core path designation.
Central Cairngorms Proposed Core Paths
Path Ref No Path Name/Description CC1 Glen Feshie to Deeside CC2 Glen Tilt CC3 Lairig Ghru CC4 Lairig an Laoigh CC5 Linn of Dee to Derry Lodge CC6 Deeside to Tomintoul via Inchrory CC7 Cockbridge to Inchrory CC8 Glen Tromie CC9 The Gaick
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Map 2 – Eastern Cairngorms
Eastern Cairngorms Proposed Core Paths
Path Ref No Path Name/Description CC1 Glen Feshie to Deeside EC1 Dounalt Walk EC3 Forest Walk up White Water EC4 South Esk Walk EC5 Corrie Walk EC6 Loch Brandy EC7 Trout Loch Walk EC8 Loch Muick EC9 Glen Isla EC10 Minister’s Path EC11 Bachnagairn EC12 Glen Callater EC13 Glen Mark EC14 Glen Lee EC15 Clova to Glen Doll EC16 Mounth Road
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Map 3 – Braemar
Braemar Proposed Core Paths
Path Ref No Path Name/Description UDE5 Morrone Birkwood UDE6 Duck Pond to Viewpoint UDE9 Society Bridge to Glenshee Road UDE12 Riverside Walk along the Clunie and Dee UDE15 Village to Braemar Castle UDE16 Braemar Castle to the Queen’s Drive UDE17 The Queen’s Drive UDE18 Creag Choinnich UDE19 The village up to Queen’s Drive UDE20 Linn of Quoich to the Keiloch UDE21 Alltdourie UDE22 Craig Leek Circular Walk UDE23 Keiloch Crags UDE24 Linn of Dee cycle route UDE51 Viewpoint to Golf Course UDE52 Morrone Hill UDE53 Auchallater to the Old Road UDE54 Old Road up Glen Clunie UDE55 Linn of Dee UDE 56 Linn of Quoich UDE 57 Linn of Dee car park to Glen Lui UDE58 Linn of Dee access path UDE61 Island access path UDE64 Keiloch to Inver UDE65 Queens Drive to the Youth Hostel
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Map 4 – Crathie
Crathie Proposed Core Paths
Path Ref No Path Name/Description UDE25 Crathie All-abilities Path UDE26 Easter Balmoral to Crathie link UDE27 Tomidhu to Crathie UDE62 Crathie River Access Path
Map 5 – Glen Tanar
Glen Tanar Proposed Core Paths
Path Ref No Path Name/Description UDE4 Dinnet to Glen Tanar UDE47 Glen Tanar Green Route UDE48 Glen Tanar Red Route UDE50 Glen Tanar White Route
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Map 6 – Ballater
Ballater Proposed Core Paths
Path Ref No Path Name/Description UDE3 Deeside Way UDE28 Seven Bridges walk UDE29 Golf Course Circular UDE30 Craigendarroch Circular walk UDE31 Cinder Path UDE34 Pannanich Woods UDE39 Lochside Trail UDE59 Dalmochie to Dinnet UDE60 Ballater to Craigendarroch Hotel
116 13 Core Paths Plan – Supplementary Guidance
117 Cairngorms National Park Proposed Local Development Plan
Map 7 – Dinnet and Cambus O’May
Dinnet and Cambus O’May Proposed Core Paths
Path Ref No Path Name/Description UDE3 Deeside Way UDE40 Cambus O’May – Loch Kinord Link UDE41 Boggerfool UDE42 Burn O’Vat Circular Route UDE44 Loch Kinord Circular Route UDE46 Loch Clarack Link UDE59 Dalmochie to Dinnet
118 13 Core Paths Plan – Supplementary Guidance
119 Cairngorms National Park Proposed Local Development Plan
Map 8 – Strathdon
Strathdon Proposed Core Paths
Path Ref No Path Name/Description UDO1 Doune UDO3 Roughpark/ School/Bellabeg UDO4 Bellabeg to Heugh-head UDO5 Bridge over the Don and path to the Lonach Hall UDO6 Link from bridge over the Don to Bellabeg UDO7 Glac Riach UDO8 Kirk Hill circular UDO9 Poldullie Bridge UDO10 Bellabeg circular UDO12 Ben Newe UDO13 Semeil Riverside walk
120 13 Core Paths Plan – Supplementary Guidance
121 Cairngorms National Park Proposed Local Development Plan
Map 9 – Glenlivet
Glenlivet Proposed Core Paths
Path Ref No Path Name/Description GT1 Glenmulliach Forest GT2 Scalan Walk (Braes Heritage trail) GT3 Glenfiddich Link GT5 The Bochel Circuit GT6 Tomnavoulin Community Path GT8 Tomnavoulin to Cairn Daimh GT9 Drumin Community Path GT11 Glenconglass/Strath Avon (red trail) GT12 Glenconglass to Cairn Daimh GT13 West Avonside Walk GT14 Glenconglass/Glen Brown (black trail) GT15 Glen Brown – Kylnadrochit GT16 Lecht Mine Path GT22 Tomintoul to Dorback GT23 Drumin to Glenlivet Distillery GT24 Speyside Way Spur GT25 Cairn Daimh to Altnaglander
122 13 Core Paths Plan – Supplementary Guidance
123 Cairngorms National Park Proposed Local Development Plan
Map 10 – Tomintoul
Tomintoul Proposed Core Paths
Path Ref No Path Name/Description GT17 Link Path GT18 All-abilities Path GT19 Old Military Road GT21 Tomintoul Community Path GT22 Tomintoul to Dorback
124 13 Core Paths Plan – Supplementary Guidance
125 Cairngorms National Park Proposed Local Development Plan
Map 11 – Grantown-on-Spey and Cromdale
Grantown-on-Spey and Cromdale Proposed Core Paths
Path Ref No Path Name/Description LBS1 The River Spey LBS4 Riverside path to Grantown-on-Spey LBS5 The Dava Way LBS6 Industrial Estate Path LBS7 The Viewpoint Path LBS8 Beachen Wood (blue route) LBS10 Beachen Wood (orange route) LBS11 Anagach Woods (green route) LBS12 Anagach Woods (blue route) LBS13 Anagach Woods (red route) LBS16 Ladies Garden Wood LBS18 Free Church Wood LBS19 Kylintra Pond Path LBS20 Kylintra Burn Path LBS115 Cromdale to Balmenach Path- LBS116 The Speyside Way LBS117 Wester Craggan road LBS118 Grantown Golf Course to Anagach Woods track LBS119 Anagach Woods All-abilities Path LBS131 River Spey access point LBS133 Old Railway to Cairngorm Avenue LBS134 Horse Field Path
126 13 Core Paths Plan – Supplementary Guidance
127 Cairngorms National Park Proposed Local Development Plan
Map 12 – Dulnain Bridge and Nethy Bridge
Dulnain Bridge and Nethy Bridge Proposed Core Paths
Path Ref No Path Name/Description LBS1 The River Spey LBS84 Broomhill Path LBS85 Puggy Line Trail LBS86 Kings road to Mill Trail LBS87 River Path LBS89 Wilderness Trail LBS90 Castle Roy Loop LBS92 Golf Course Woods Route LBS94 Curr Wood Path LBS95 Skye of Curr Woods Path LBS96 Dulnain Bridge to Balnaan LBS99 Riverside Path- LBS100 Ballintomb Wood Path LBS101 Roches Moutonnees LBS102 Croft Skeilicoh road LBS116 The Speyside Way LBS120 Causer Road Path LBS127 Ryvoan Pass LBS129 Mid Curr to Broomhill LBS130 Post Office to Finlarig Wood Path LBS136 Broomhill Spey access point LBS144 School Wood path LBS145 Braes of Abernethy to Dorback Lodge
128 13 Core Paths Plan – Supplementary Guidance
129 Cairngorms National Park Proposed Local Development Plan
Map 13 – Carr-Bridge
Carr-Bridge Proposed Core Paths
Path Ref No Path Name/Description LBS53 Sustrans Route 7 LBS56 Ellan Wood Path LBS57 Glencarnoch Path LBS58 Cemetery Path LBS59 Village Hall Woodland walk LBS61 River Dulnain Path LBS62 Lochanhully link LBS63 Baddengrom Wood Path LBS114 Sustrans Route 7 LBS122 Carr Plantation Path LBS123 Carr-Bridge Golf Course Path
130 13 Core Paths Plan – Supplementary Guidance
131 Cairngorms National Park Proposed Local Development Plan
Map 14 – Boat of Garten
Boat of Garten Proposed Core Paths
Path Ref No Path Name/Description LBS1 The River Spey LBS53 Sustrans Route 7 LBS64 Speyside Way – proposed off-road section LBS66 River Path LBS67 Woodland Path LBS69 Craigie to Curling Pond Path LBS70 All-abilities Trail LBS71 Boat to Drumullie LBS111 Abernethy (red route) LBS113 A96 cycle path LBS116 The Speyside Way LBS121 River Path LBS126 Sustrans Route 7
132 13 Core Paths Plan – Supplementary Guidance
133 Cairngorms National Park Proposed Local Development Plan
Map 15 – Aviemore
Aviemore Proposed Core Paths
Path Ref No Path Name/Description LBS1 The River Spey LBS29 Glenmore Off-Road Route LBS30 Aviemore Orbital LBS31 Cycle Path LBS32 Dalfaber Woods LBS33 Dalfaber Club House to river LBS34 Golf Course link to river LBS35 Aviemore Burn LBS36 Old Dalfaber Road LBS37 Laurel Bank Lane LBS38 Craigellachie All-abilities LBS39 Craigellachie Nature Reserve Path LBS40 Dalfaber Drive to Milton Woods LBS41 School to Milton Woods LBS42 Old Bridge Road LBS43 Croftside junction to Dalfaber Industrial Estate LBS44 Dalfaber south to river LBS116 The Speyside Way LBS124 High Burnside Path LBS138 Craigellachie Viewpoint Path LBS145 Aviemore Orbital to Craigellachie NNR LBS147 Proposed bridge over the river Spey
134 13 Core Paths Plan – Supplementary Guidance
135 Cairngorms National Park Proposed Local Development Plan
Map 16 – Kincraig and Insh
Kincraig and Insh Proposed Core Paths
Path Ref No Path Name/Description LBS1 The River Spey LBS46 North west shore of Loch Insh LBS47 Dunachton Woods Path LBS48 Dunachton Woods Loop LBS49 Dunachton Woods south link LBS50 Spey Access point LBS72 Badenoch Way LBS104 Farletter Crag Path LBS105 Farletter Ridge Path LBS106 Uath Lochan Path LBS109 Feshiebridge Woodland path LBS125 Spey Access point LBS128 Hill Path LBS139 River Feshie Path LBS140 Speyside Way extension LBS141 Insh Marshes Path LBS142 Insh Wood Path
136 13 Core Paths Plan – Supplementary Guidance
137 Cairngorms National Park Proposed Local Development Plan
Map 17 – Kingussie
Kingussie Proposed Core Paths
Path Ref No Path Name/Description LBS1 The River Spey LBS73 Tombaraidh LBS74 The Glebe Ponds LBS75 Golf Course Circular LBS76 Creag Bheag Path LBS77 West Terrace Circular LBS79 West Terrace Link LBS78 Birch Woodie LBS80 Sustrans Route 7 LBS81 Jubilee Path LBS83 Badenoch Way LBS135 Spey Access point LBS143 Link path to Tombaraidh Wood LBS146 Tombaraidh to Lynchat
138 13 Core Paths Plan – Supplementary Guidance
139 Cairngorms National Park Proposed Local Development Plan
Map 18 – Newtonmore
Newtonmore Proposed Core Paths
Path Ref No Path Name/Description LBS1 The River Spey LBS80 Sustrans Route 7 UBS2 Wildcat Trail UBS3 Station to Wildcat Trail UBS4 Craggan of Clunie to Wildcat Trail UBS5 Wildcat Trail link UBS6 Loch Imrich Circular UBS7 Gold Course link UBS8 Glen Banchor UBS33 River Spey Access UBS34 Kingussie to Newtonmore via Loch Gynack
140 13 Core Paths Plan – Supplementary Guidance
141 Cairngorms National Park Proposed Local Development Plan
Map 19 – Laggan
Laggan Proposed Core Paths
Path Ref No Path Name/Description LBS1 The River Spey UBS8 Glen Banchor UBS9 Sustrans Route 7 UBS12 Glen Truim Right of Way UBS13 Riverside Path UBS16 Laggan to Balgowan UBS17 Gergask Path UBS18 Laggan to Gorstan UBS19 Gorstan to Wolftrax UBS20 Gorstan Path UBS22 Blackwood Trail UBS23 Corrieyairack Link UBS25 Druim an Aird path UBS26 Falls of Pattack US29 River Spey Access UBS30 General Wade’s Military Road UBS31 Drumgask to Catlodge UBS32 Lochan Uvie Spey access point
142 13 Core Paths Plan – Supplementary Guidance
143 Cairngorms National Park Proposed Local Development Plan
Map 20 – Dalwhinnie
Dalwhinnie Proposed Core Paths
Path Ref No Path Name/Description UBS9 Sustrans Route UBS27 Dalwhinnie to Loch Ericht UBS28 National Cycle Network route 7 UBS35 Dalwhinnie Station to Village Hall
144 13 Core Paths Plan – Supplementary Guidance
145 Cairngorms National Park Proposed Local Development Plan
Map 21 – Atholl
Atholl Proposed Core Paths
Path Ref No Path Name/Description BAST/4 Glen Tilt BAST/5 River Tay link BAST/8 Glen Bruar BAST/9 Gaick Pass BAST/50 Dalnaspidal to Loch Garry BAST/51 Link to Glen Bruar BAST/100 National Cycle Network route 7 BAST/101 Glen Tilt BAST/104 Dalginross Wood link BAST/107 River Tilt Trail BAST/110 Woodend BAST/111 Farm and Forest Trail BAST/112 Banvie Burn link BAST/114 Glen Banvie BAST/115 Woodend BAST/116 Falls of Bruar BAST/117 Falls of Bruar BAST/121 Calvine link BAST/122 Riverside path BAST/123` Main Street BAST/125 National Cycle Network route 7 BAST/126 Red Squirrel Trail BAST/128 Caravan Park BAST/135 Glen Fender BAST/139 Croftmore BAST/140 Red Squirrel Trail BAST/141 Fall of Bruar link BAST/146 Glen Banvie BAST/147 Ruichlachrie KCKI/109 Orchilmore
146 13 Core Paths Plan – Supplementary Guidance
147 Cairngorms National Park Proposed Local Development Plan
Map 22 – Glenshee
Glenshee Proposed Core Paths
Path Ref No Path Name/Description MTBL/9 Cateran Trail MTBL/100 Glean Taitneach MTBL/101 Dalmunzie Driveway MTBL/102 Glen Fearnach MTBL/126 Cateran Trail MTBL/127 Cateran Trail MTBL/131 Loch Beanie MTBL/142 Glenlochsie
148 13 Core Paths Plan – Supplementary Guidance
149 Cairngorms National Park Proposed Local Development Plan
Map 23 – Glenmore and Rothiemurchus
Glenmore and Rothiemurchus Proposed Core Paths
Path Ref No Path Name/Description GR1 Rothiemurchus (blue route) GR2 Rothiemurchus (red route) GR3 View of the Mountains Walk GR4 Lochs Walk GR5 Quiet Walk GR6 The Sluggan GR7 Meall a’ Bhuachaille Trek GR8 Ryvoan Trek GR9 Glenmore Lodge (off-road route) GR12 Allt Mor Trail GR13 The Loch Trail GR15 Loch Morlich Circular GR16 Loch Morlich Link Trail GR17 The Thieves Road LBS29 Old Logging Way LBS127 Glenmore to Nethy Bridge via Ryvoan
150 13 Core Paths Plan – Supplementary Guidance
151 Cairngorms National Park Proposed Local Development Plan
Glossary
Killiecrankie
152 Glossary
Affordable housing Compensation Broadly defined as housing at a reasonable quality Where mitigation measures are unable to fully that is affordable to people on modest incomes. It address the loss of natural heritage interest may take the form of social rented accommodation, on-site then this may be compensated for off-site mid-market rented accommodation, shared to an equivalent level. This may be through ownership, shared equity, discounted low cost creation, restoration or enhancement of habitat, housing for sale including plots for self build, and through financial compensation or a combination low-cost housing without subsidy. of both may be considered. Compensation is not always feasible, for example in the case of either Ancient woodland glacial landforms or ancient woodland, where the Woodland that is recorded on the inventory of timescales for restoration are impossible within ancient and long established semi-natural reasonable timescales. woodland held by SNH, and has been established for many hundreds of years. Development The carrying out of building, engineering, mining Ancient Woodland Inventory (AWI) or other operations, in, on, over or under land, or An Inventory of woodland sites that are the making of any material change in the use of thought to have been continuously wooded any building or other land. since 1750 or 1860. Development brief Article 4 Directions A document prepared to show in some detail, An Article 4 Direction can be sought by a how best to develop a site, and can include planning authority in circumstances where specific details of access and other infrastructure, sub control over development is required, primarily division of larger sites, proposed stages of where the character of an area of acknowledged development, design proposals. importance would be threatened by development that would normally not require European Protected Species planning permission. Species listed on Annex IV of the Habitats Directive as species of European Community Brownfield land Interest and in need of strict protection. Land which has previously been developed. The term may cover vacant or derelict land, infill sites, Geological Conservation Review land occupied by redundant or unused buildings, The GCR identifies those sites of national and and developed land within the settlement international importance needed to show all the boundary where further intensification of use is key scientific elements of the Earth heritage of considered acceptable. Britain. The sites identified form the basis of statutory geological and geomorphological CNAP conservation in Britain. Most GCR sites are also Cairngorms Nature Action Plan SSSIs. These sites display sediments, rocks, fossils, Conservation Area and features of the landscape that make a special Areas of special architectural or historic interest, contribution to our understanding and the character or appearance of which it is appreciation of Earth science and the geological desirable to preserve or enhance history of Britain.
153 Cairngorms National Park Proposed Local Development Plan
Historic Scotland Notified and qualifying features of Historic Scotland safeguards the nation’s built designated sites heritage and promotes its understanding and These are the species and habitats for which enjoyment on behalf of Scottish Ministers. the site has been designated. Housing Association NVC A non-profit making organisation committed to National Vegetation Classification Survey. meeting specific housing needs. Open space Listed Buildings Greenspace consisting of any vegetated land or Buildings are ‘Listed’ because they are considered structure, water or geological feature in an urban to be of special architectural or historic interest area and civic space consisting of squares, market and as a result require special protection. places, playgrounds and other paved or hard landscaped areas with a civic function. Mitigation On-site activities that aim to avoid or minimise Population equivalent adverse effects on the natural heritage. This may A measure of the organic biodegradable load of include amendment to design and layout as well an effluent prior to treatment. One population as practical measures such as carrying out works equivalent (1pe) has a five-day biochemical at a particular time of year to avoid disturbing oxygen demand (BOD5) of 60 grams of oxygen nesting birds or hibernating bats. per day (as defined by SEPA). National Parks Ramsar Convention Site The National Parks (Scotland) Act 2000 enables A designation of globally important wetland areas the establishment of National Parks in Scotland. that are classified to meet the UK’s commitments under the Ramsar Convention. Scottish National Scenic Area Government policy states that proposals with Areas of land designated as being of national potential to affect these sites are considered significance on the basis of their outstanding under the same process as SAC and SPA sites. scenic interest which must be conserved as part of the country’s natural heritage. Royal Commission on the Ancient and Historical Monuments of Scotland Natura 2000 (RCAHMS) Natura 2000 is the name of the European The Royal Commission on the Ancient and Union-wide network of nature conservation Historical Monuments of Scotland is responsible sites established under the EC Habitats for recording, interpreting and collecting Directive. This network will comprise Special information about the built environment. Areas of Conservation (SACs) and Special Protection Areas (SPAs). RSLs Registered Social Landlords. Natural heritage The natural heritage of the Park includes all Rural brownfield species, habitats and ecosystems (biodiversity) Sites that have previously been used. In rural together with soils, geology and landform areas this usually means sites that are occupied (geodiversity), hydrological regime and the by redundant or unused buildings or where the amenity arising from them. land has been significantly degraded by a former activity.
154 Glossary
Scotland Ancient Woodland Inventory Section 75 agreement A more sophisticated classification of the Legal agreement regulating the future use of land, inventories of ancient, long established and recorded in the Land Register and legally binding semi-natural woodlands developed for woodlands on future owners of the land. in Scotland. For Scottish woods, the category Ancient comprises woods recorded as being of Sites of Special Scientific Interest (SSSI) semi-natural origin on EITHER the 1750 Roy and Areas of Special Scientific Interest maps OR the 1st Edition Ordnance Survey maps (ASSI) of 1860. This is due a) to the likelihood of the The SSSI/ASSI series has been developed over latter having been omitted from the Roy maps the last 50 years as the national suite of sites and b) to render the Scottish classification providing statutory protection for the best compatible with that for England and Wales. examples of the UK’s flora, fauna, or geological or physiographical features. These sites are Scotland Semi-Natural Woodland also used to underpin other national and Inventory international nature conservation designations. This dataset contains information gathered by Special Areas of Conservation (SAC) remote means using 1970s sources (maps, aerial SACs are designated by the UK Government photos) about the woodland cover present on to meet its obligations under the EC Habitats Ancient and Long Established Woodland Directive. They are areas that have been identified Inventory sites. It does not contain information as best representing the range and variety within about woods not on the Inventory. the European Union of habitats and (non- Scottish Natural Heritage (SNH) bird) species listed in Annexes I and II to the The public body with a remit to secure the Directive. They are of European importance. conservation and enhancement of Scotland’s Special Protection Areas (SPA) unique and precious natural heritage, ie wildlife, SPAs are classified by the UK Government habitats, geology and landscapes. to meet its obligations under the EC Birds Scottish Planning Policy (SPP) Directive. These are areas of the most Scottish Planning Policies (SPPs) provide important habitat for rare (listed in Annex I statements of Scottish Government policy on to the Directive) and migratory birds within nationally important land use and other the European Union. SPAs are classified under planning matters, supported where appropriate the Wildlife and Countryside Act 1981. SPAs, by a locational framework. together with SACs, form the Natura 2000 network. They are of European importance. Scottish Water Scottish Water is a publicly owned business, Sustainable answerable to the Scottish Government, A way of living and working which uses and that provides water and wastewater services manages environmental, social and economic in Scotland. resources in such a way that future generations will also be able to enjoy them. Scottish Environment Protection Tree Preservation Order (TPO) Agency (SEPA) A TPO is made by the local planning authority The public body with a remit for environmental (usually a local council) to protect specific trees protection. or particular woodland from deliberate damage and destruction.
155 Cairngorms National Park Proposed Local Development Plan
Viability a measure of a town centre’s capacity to attract ongoing investment, for maintenance, improvement and adaption to changing needs. Vitality A measure of how lively and busy a town centre is. Water environment The water quality, quantity, hydrology, hydormorphology and aquatic ecology of water bodies, river systems, wetlands and groundwater. Water Environment and Water Services (Scotland) Act 2003 The Act of the Scottish Parliament that introduces the EC Water Framework Directive into Scottish law. Windfall sites Sites which become available for development unexpectedly and are therefore not included as allocated land in the local plan. ZTV Zone of theoretical visibility.
156 Cairngorms National Park Authority Planning and Development Management Albert Memorial Hall Station Square Ballater Aberdeenshire AB35 5QB
Email: [email protected] Tel: 013397 53601 Fax: 013397 55334 www.cairngorms.co.uk
This document is available in large print and other formats on request. Please contact the CNPA office.
Photo credits: CNPA/Wee Epics; CNPA/Angus Findlay; P Tomkins/VisitScotland/Scottish Viewpoint
Published by the Cairngorms National Park Authority © CNPA 2013. All rights reserved. PLDP/13/00/2