Cairngorms National Park Local Development Plan 2021
This document contains mapping data PLANNING reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2021. All rights Cairngorms National Park reserved. Ordnance Survey Licence number Local Development Plan 2021 1000040965. Any unlawful use or copying other than for the purposes of viewing and printing is prohibited. The document is for reference purposes only. No further copies may be made. The representation of features or boundaries in which the Cairngorms National Park Authority or others have an interest does not necessarily imply their true positions. For further information please contact the appropriate copyright holder. The maps in this publication are for information only and should not be used for navigational purposes.
This document is available in large print on request. Please contact the Cairngorms National Park Authority on 01479 873535. It is also available to view at www.cairngorms.co.uk
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© CNPA. March 2021. All rights reserved.
1 Contents
Contents
Document Key 1. Introduction 4 Introduction to the Local Development Plan 4 Flood Risk Assessment How to use the Plan 7 Approach to planning in the Cairngorms National Park 7 Links to other strategies 8 Drainage Impact Assessment 2. Vision 10
3. Spatial strategy 14 Landscaping and structure planting 4. Policies 18 Overview 18 Road improvements Relationship with the Cairngorms National Park Partnership Plan 18 Policy 1: New housing development 22 Policy 2: Supporting economic growth 32 Cycle networks and footpaths Policy 3: Design and placemaking 38 Policy 4: Natural heritage 44 Recreational infrastructure Policy 5: Landscape 50 Policy 6: The siting and design of digital communications equipment 54 Policy 7: Renewable energy 58 Cultural heritage Policy 8: Open space, sport and recreation 62 Policy 9: Cultural heritage 66 A Masterplan Policy 10: Resources 70 Policy 11: Developer obligations 78 5. Community information 84 Housing Overview 84 Site allocations 84 Tourism Environmental considerations 87 Other considerations 90 Maps and legend 90 Economic development Settlement contents 92 Published by Cairngorms National Park Authority Appendix 1: Housing allocations and housing land supply 221 © CNPA 2021. All rights reserved. Community Appendix 2: Schedule of land ownership 223 Front cover photo: Braemar © Jakub Iwanicki/VisitScotland/CNPA Photo credits: CNPA; Malcolm Cross 2018; Mark Hamblin/2020VISION/CNPA; Glossary 224 Jane Hope; Jakub Iwanicki/VisitScotland/CNPA; P&J Photography; Damian Shields/VisitScotland/CNPA; Wee Epics
3 Cairngorms National Park Local Development Plan 2021 Introduction
1 INTRODUCTION
Introduction to the Local Development Plan 1.1 The Local Development Plan for the Cairngorms National Park is the main document which will influence future built development in the National Park. 1.2 The planning system is all about guiding new development – making sure we have enough land for development in the most appropriate locations. This helps us to meet our needs for housing, jobs and services at the same time as protecting and enhancing our environment. 1.3 The planning system in Scotland is ‘plan- led’. This means we must prepare a Local Development Plan setting out a strategy for future development. The Local Development Plan must include sites and proposals for development as well as the policies that are used to make decisions on applications for planning permission. 1.4 The Plan focuses on the five year period until 2025. However, it also includes development proposals for the 10 year period until 2030, as well as providing a general indication of the likely scale and location of development as far as 20 years into the future.
“The planning system is all about guiding development – making sure we have enough land for development in the most appropriate locations.”
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1.5 The Plan focuses on built development and How to use the Plan is one of a range of plans and strategies (see more detail in ‘Links to other strategies’ 1.7 The Plan has five sections: Introduction; 1.12 If you are interested in a particular p9) that helps us manage the development Vision; Spatial Strategy; Policies; and subject, or a site that is not within and use of land to deliver the four Community Information. Each section a defined settlement, we would statutory aims of Scottish National Parks1: provides important information. Together, recommend that you refer to the they explain the future development Policies section in the first instance. • to conserve and enhance the natural strategy for the National Park and outline 1.13 It is important to remember that and cultural heritage of the area; the policies and site allocations that will planning applications will be assessed • to promote sustainable use of the be used to assess planning applications. against all relevant parts of the Plan. If natural resources of the area; 1.8 The Policies section contains you are applying for planning permission • to promote understanding and three general types of policies: you should look at all of the policies enjoyment (including enjoyment in • Park-wide policies that apply to all new and site allocations that are relevant the form of recreation) of the special developments in the National Park; to your proposal and make sure your qualities of the area by the public; and development complies with them all. • map-based policies that apply to • to promote sustainable economic developments in specific areas; and Approach to planning in the and social development of Cairngorms National Park the area’s communities • topic-based policies that apply to specific types of development 1.14 In the Cairngorms National Park, more 1.6 The Cairngorms National Park Authority (e.g. housing, economic than in any other part of Scotland, there (CNPA) must work to deliver these development etc). is a partnership approach to planning. aims collectively. However, if when The CNPA and the five relevant local carrying out any of our functions it 1.9 A number of the policies are supported by authorities – Aberdeenshire Council, appears to us that there is a conflict Supplementary Guidance which provides Angus Council, Moray Council, Perth between the first aim and any of the extra detail on the use and application of & Kinross Council and The Highland others, we must give greater weight the policy. This Supplementary Guidance Council – all play a key role in making to the first aim2. This is a sustainable has the same weight in decision making the planning system work effectively. development approach in which as the Local Development Plan itself. conservation of the natural and cultural 1.10 The Community Information section 1.15 The CNPA sets the planning policy heritage underpins the economic and includes guidance for all of the defined framework for the National Park. This recreational value of the National Park. settlements in the National Park. It is achieved through the Cairngorms identifies sites that are appropriate for National Park Partnership Plan and the specific types of development as well Local Development Plan. All planning as important open spaces that should applications in the Park are determined be protected from development. in line with this policy framework. 1.11 If you are interested in a particular 1.16 However, planning applications are community, or a site within a defined submitted in the first instance to the settlement, we recommend that you relevant local authority. The CNPA read the Community Information then ‘calls in’ and determines the most section before referring to any relevant significant planning applications for policies in the Policies section. the Park (generally around 10% of all applications), leaving the remainder to be determined by the local authorities3.
1 The four aims are set out in Section 1 of the National Parks (Scotland) Act 2000 3 You can find more information about how the planning process works in the National Park in our Planning Service Charter 2 This requirement is set out in Section 9 (6) of the National Parks (Scotland) Act 2000 and our Planning Service Protocol at www.cairngorms.co.uk
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Links to other strategies Figure 2: The key plans and strategies for the Cairngorms National Park 1.17 The Plan is not produced in isolation. 1.19 The Partnership Plan is the overarching It is one of a number of key strategies management plan for the Cairngorms Cairngorms National Park Partnership Plan which together form the policy context National Park which is approved by The management plan for the Cairngorms National Park for the management of the Cairngorms Scottish Ministers. It sets out the National Park, as shown in Figure 2 (see vision and over-arching strategy for opposite). It is influenced by, and in turn managing the National Park, as well as influences, a range of other documents. identifying priorities for action and an overall strategic policy framework. 1.18 One of the key documents that Local Active Cairngorms Economic LEADER guides the content of the Local 1.20 Scottish Government guidance states Development Cairngorms Nature Action Plan Local Development Plan is the Cairngorms that Local Development Plans for Plan Development The outdoor Sets out the Sets out the National Park Partnership Plan. National Parks should be consistent Strategy Sets out the access strategy National Park’s economic with the National Park Partnership policies for land for the conservation priorities for the Sets out the Plan. The Partnership Plan therefore use planning National Park priorities National Park priorities for provides the strategic context for within the promoting the Local Development Plan, and the National Park community- Local Development Plan will help to led local deliver a number of the Partnership development Plan’s policies and priorities. to support a sustainable rural economy in the National Park
8 9 Cairngorms National Park Local Development Plan 2021 Vision
2 VISION
2.1 The Plan shares the long-term vision for the Cairngorms National Park that is set out in the Cairngorms National Park Partnership Plan: “ An outstanding National Park, enjoyed and valued by everyone, where nature and people thrive together.”
2.2 The Partnership Plan also sets out the following long-term outcomes for the National Park: • Conservation – a special place for people and nature with natural and cultural heritage enhanced • Visitor experience – people enjoying the Park through outstanding visitor and learning experiences • Rural development – a sustainable economy supporting thriving businesses and communities
“ An outstanding National Park, enjoyed and valued by everyone, where nature and people thrive together.”
10 11 Cairngorms National Park Local Development Plan 2021 Vision
2.3 The Plan will help to deliver these long-term outcomes by making sure: • the special qualities of the Park are protected from development that would significantly erode or harm them, and are enhanced by new development where possible; • new development helps to reinforce the valued built heritage of the Park and the communities within it; • new or improved visitor infrastructure is supported where appropriate and integrated with other visitor sites, services and communities; • new development is well connected to core paths and other off-road routes, as well as creating attractive places to live and visit; • there is sufficient land for housing to meet identified need and demand, including for inward migration of workers; • more affordable housing is provided to support growth in the working age population and help address the housing pressures faced by young people; • the necessary land and support for business development and diversification is provided; • there are sites for future development that support attractive, vibrant communities and that minimise the need to use energy; and • there is clear guidance on where, when and how the best development will be supported.
12 13 Cairngorms National Park Local Development Plan 2021 Spatial Strategy
3 SPATIAL STRATEGY
3.1 The settlements of the Cairngorms National Park are linked by a network of roads. The A9 trunk road runs along the western and northern edges of the Park, linking areas to the south and north as well as connecting to the A86 and A96 trunk roads. The Perth to Inverness rail line also links communities around the western and northern edges of the Park as well as providing connections beyond to both the north and south. Proposals to dual the A9 from Perth to Inverness, along with proposed upgrades to the Highland Main Line, will strengthen and improve these connections. 3.2 The dualling of the A9 is one of Scotland’s largest infrastructure programmes, involving upgrading 80 miles of road from single to dual carriageway between Perth and Inverness. The £3 billion programme is being developed by Transport Scotland and is designed to deliver economic growth through improved road safety and quicker journey times, as well as better links to pedestrian, cycling and public transport facilities. The route is being delivered in eleven sections, seven of which are located entirely or partly in the National Park. It is currently scheduled for completion in 2025. In addition to the improvements to the road for vehicles, the upgrades to a parallel route for non-motorised users, particularly cyclists and walkers, will make a significant contribution to functional transport on a safe off-road route between many of the communities in the National Park. 3.3 In addition, the A9 has been designated an ‘Electric Highway’ as part of the Scottish Government’s vision to phase out the need for new petrol and diesel cars and vans by 2032. This is expected to result in the installation of electric vehicle charging hubs within communities
14 15 Cairngorms National Park Local Development Plan 2021 Spatial Strategy
along the A9 route to provide charging for development that enables significant Figure 3: Development strategy diagram options for long distance travellers as environmental benefits and enhancements. well as local businesses and residents. 3.8 The Plan is therefore based on an overall 3.4 Proposals to upgrade the Highland Main development strategy which focuses most Line are also currently being prepared development to the main settlements of to improve rail connections between the National Park – Aviemore, Ballater, the north of Scotland and the central Grantown-on-Spey, Kingussie and belt. The long-term goal of this project Newtonmore. These settlements are is to achieve a fastest journey time referred to as ‘strategic settlements’. of 2 hours and 45 minutes between 3.9 The development strategy also includes Inverness and the central belt, with an the provision of a new settlement at An average journey time of 3 hours, and Camas Mòr. As a new community of to deliver an hourly service by 2019. 1,500 homes and associated development, 3.5 Once completed these transport upgrades An Camas Mòr will make a significant are likely to increase the accessibility of contribution towards meeting the need for some settlements within the National housing and business development within Park, including by linking them more the Highland Council area of the Park. effectively to key locations outwith Over time, An Camas Mòr will become a the Park such as Inverness and Perth. new strategic settlement in its own right. This is likely to increase the demand 3.10 In addition to the strategic settlements, for development in some areas and the development strategy also identifies could bring increased opportunities for ‘intermediate settlements’ and ‘rural inward investment within the Park. settlements’. Intermediate settlements will 3.6 There are clear opportunities for accommodate development to meet wider growth and development within and needs, albeit at a more modest scale than around the existing settlements of the within the strategic settlements, whilst Park, both to maintain their status and development in rural settlements will to provide the new homes, businesses primarily be aimed at meeting local need. and other facilities that are needed to 3.11 Outside of the defined settlements, ensure their future sustainability. the development strategy will enable 3.7 Most of the land outside the Park’s small-scale expansion of existing groups main settlements is farmland, moorland, of buildings in rural areas, delivery of forestry, woodland and mountain that affordable housing and the development is valued for nature, recreation and of new and diversified rural businesses. land management activities. However, For those who own significant areas within the main valleys of the National of land, the development strategy Park, this land is also important for provides an opportunity to plan in the rural housing and for a wide range of long term for rural housing, business businesses. There are opportunities for development and environmental the development of affordable housing, enhancements across their estates. new business and for the diversification 3.12 The development strategy is of existing businesses within these shown in Figure 3 (p17). landscapes. There are also opportunities
16 17 Cairngorms National Park Local Development Plan 2021 Policies
4 POLICIES
Overview 4.1 The policies in this section of the Plan provide a framework to manage development. They form the basis for making decisions on planning applications in a way that will deliver the vision and long-term objectives of the Plan. 4.2 It is important to remember that planning applications will be assessed against all relevant parts of the Plan. If you are applying for planning permission you should look at all of the policies that are relevant to your proposal and make sure your development complies with them all. 4.3 You should also refer to the Supplementary Guidance which provides extra detail on the use and application of some of the policies. This Supplementary Guidance has the same weight in decision making as the Plan policies. The policies provide clear cross references to relevant Supplementary Guidance. 4.4 The planning authority may require additional information or surveys to ensure that sufficient and up to date information is available to enable a timely decision to be taken on your proposed development. We would strongly advise you to seek pre-application advice to ensure any requirements for additional information are considered before you submit a planning application. Relationship with the Cairngorms National Park Partnership Plan 4.5 The policies of the Plan will support the delivery of the National Park Partnership Plan. Figures 4 and 5 (pp20-21) show the relationship between the Plan policies and the Partnership Plan’s nine key priorities and overall policy framework.
18 19 Cairngorms National Park Local Development Plan 2021 Policies
Figure 4: Cairngorms National Park Partnership Plan Priority Figure 5: Cairngorms National Park Partnership Plan Policy
Cairngorms National Park Partnership Plan Priority Cairngorms National Park Partnership Plan Policy Conservation Visitor Rural Experience Development
Local Local Development Development Plan Plan Management Policy Collaboration and Information and Inclusion and Empowerment Development
1 Landscape Scale 2 Deer Management 3 Moorland 4 Visitor Infrastructure 5 Active Cairngorms 6 Learning 7 Housing 8 Community Capacity 9 Economic Policy 1.1 1.2 1.3 1.4 1.5 1.6 1.7 2.1 2.2 2.3 2.4 3.1 3.2 3.3 3.4 3.5 1 New Housing ------✓ - - 1 New Housing ------✓ ✓ - ✓ - Development Development
2 Supporting - - - ✓ - - - - ✓ 2 Supporting ------✓ ✓ ✓ - ✓ - - ✓ - Economic Economic Growth Growth
3 Design and ------✓ - ✓ 3 Design and ------✓ ✓ ✓ - ✓ Placemaking Placemaking
4 Natural ✓ ------4 Natural ✓ ✓ - ✓ ✓ ✓ ------Heritage Heritage
5 Landscape ✓ - ✓ ------5 Landscape - - ✓ ------
6 Digital ------✓ ✓ 6 Digital ------✓ - - - Communications Communications
7 Renewable ------✓ 7 Renewable ------✓ ✓ ✓ - Energy Energy
8 Open Space, - - - - ✓ - - ✓ - 8 Open Space, ------✓ ------Sport and Sport and Recreation Recreation
9 Cultural ✓ ------9 Cultural ------✓ ------✓ Heritage Heritage
10 Resources ✓ ------✓ 10 Resources ✓ ✓ - ✓ ------✓ - -
11 Developer ------✓ ✓ ✓ 11 Developer ------✓ - - ✓ Obligations Obligations
20 21 Cairngorms National Park Local Development Plan 2021 Policies
POLICY 1: NEW HOUSING DEVELOPMENT
1.1 Housing delivery in settlements 1.3 Other housing in the countryside 1.6 Affordable housing 1.7 Alterations to existing houses exception sites POLICY 1 Proposals for housing will be Proposals will be supported Proposals will be supported where: supported where they are located: where they reinforce the existing Development of 100% affordable a) the appearance and character of the a) on an identified allocated site; or pattern of development, and: housing sites will be supported in dwelling and the surrounding area a) are necessary for or improve the locations that would not normally is protected or enhanced; and b) within an identified settlement boundary. operational and economic viability be used for housing only where: b) appropriate and proportionate provision All proposals for housing will need to: of an active business which has a i) it is justified by evidence of unmet of private garden is maintained; and locational requirement directly a) meet the requirements for the local need at that location and; linked to the countryside; or c) adequate off street parking and vehicular settlement as outlined in the ii) the housing is designed to access to the property is maintained. Community Information section; and b) are on a rural brownfield site. address that need. 1.8 Conversions b) reinforce and enhance the 1.4 Designing for affordability Any planning applications for such housing character of the settlement. and specialist needs must be accompanied by evidence of Conversion of existing traditional the unmet local need at that location 1.2 Housing development in Residential development will be required and vernacular buildings to housing such as community needs assessments, to provide a mix of dwelling types and sizes will be supported where: existing rural groups housing needs and demand assessments to help secure a balanced housing stock, a) it is demonstrated that the or other relevant information available Proposals for new housing development with an emphasis on smaller dwellings. building is capable of the proposed at the time of the application. which adds to an existing rural group conversion works; and (three or more buildings where at least 1.5 Affordable housing In exceptional cases where the b) it maintains the style and character one of which is a dwelling house) will delivery of 100% affordable housing is Developments consisting of four or of the original building in terms of be considered favourably where: not viable, a limited amount of open more dwellings should include provision form, scale, materials and detailing, a) they connect to, reinforce and enhance market housing may be supported to for affordable housing amounting to: where they contribute positively to the character of the group, integrating cross-subsidise the affordable housing a) 45% of the total number of dwellings the context and setting of the area. with the existing built form and providing evidence shows that: on the development site in the pattern of existing development; and settlements of Aviemore, Ballater, a) the whole development comprises a 1.9 Replacement houses minimum of two affordable houses; and b) do not add more than one third to Blair Atholl and Braemar; Proposals to replace existing housing the existing number of buildings in b) 25% of the total number of dwellings b) the open market element is the minimum stock will be supported where the the group within the Plan period on the development site in all other required to provide the necessary new house incorporates the footprint (based on the size of the group areas of the National Park. subsidy to facilitate the development of the original, unless an alternative on the date of Plan adoption). of the affordable element; and adjacent site would minimise any Proposals for fewer than four market negative environmental, landscape or dwellings will also be required to make c) the affordable housing could not amenity effects of the development. a contribution towards affordable be delivered without the input of housing. This will be a monetary the subsidy provided by the open 1.10 Housing for gypsies, travellers payment towards meeting housing market element of the proposal. and travelling show people need in the local community. Proposals for the development of sites for Developers seeking to negotiate a reduction gypsies, travellers and travelling show people in affordable housing provision must will be favourably considered where the demonstrate through a Viability Assessment need and location have been identified in the that the requirements make an otherwise relevant Local Authority Housing Strategy. commercially viable proposal unviable.
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What the policy aims to do Supplementary Guidance (Housing) will be produced to support Policy 1 POLICY 1 by providing further detail on how best to deliver new housing. This includes 4.6 Maintaining high-quality places where 4.9 We have therefore identified Housing advice on different types of affordable housing, maintaining housing as affordable communities can be sustainable and Supply Targets and Housing Land housing in perpetuity, on-site and off-site affordable housing provision, financial thrive is key to the long-term success Requirements for the National Park up contributions to affordable housing, and where flexibility may be applied to the of the National Park. This should be to the year 2030. The total Housing affordable housing percentage requirements. It will also provide further advice on undertaken in a way that makes the Land Requirement over this term, which development within rural groups, specialist provision and replacement dwellings. best use of resources, is compatible is based on a generosity level of 10% with the unique natural heritage and above the Housing Supply Target, is 819 landscape qualities of the National Park, units (see Tables 1 and 2). The HNDA integrates with services and facilities, process has not identified any need and promotes the highest standards to allocate land in the National Park in design and environmental quality. for gypsy, traveller or travelling show people accommodation. In the event that 4.7 We want to enable and actively support this situation should change during the the delivery of new housing which is lifetime of the plan any new development affordable and meets community needs, in would be assessed under Policy 1.10. turn supporting and growing the economy. While most growth is focused in major 4.10 Indicative Housing Supply Targets and settlements all communities should Housing Land Requirements have also have some options for new housing and been identified for the period from 2030 everyone should be able to see what those to 2039 in line with Scottish Planning opportunities are in the next 5-20 years. Policy requirements. These only provide an indication of the amount of housing 4.8 While the local authority Housing Need that may be needed during this time and Demand Assessments (HNDAs) period, as the targets and requirements reveal housing need and demand in the for this period will be reviewed through wider housing market areas which cover future Local Development Plans. the Park, they do not set any formal housing supply targets for the Park. 4.11 In order to meet the overall Housing However, in order to support sustainable Land Requirement, the Plan allocates a rural communities, it is important to range of housing sites that are effective plan for more housing in the Park. This needs to be a realistic assumption of what can be delivered whilst ensuring a generous supply of land is available to ensure that new housing is delivered.
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Table 1: Housing Supply Target or expected to become effective 4.13 The policies particularly aim to support the growth of the working age population.
during the Plan period. Allocations POLICY 1 2020-2024 2025-2029 2030-2039 have been made to meet the Housing It is currently hard for many people that (Indicative target) Land Requirement in full in all local work within the National Park to access authority areas except Moray and Perth housing on the open market as average & Kinross. In these areas, other sites incomes are relatively low and house Local with existing planning consents, as well prices are high. Many businesses in the Authority as windfall developments, are expected National Park report problems with
Area Market Affordable Total Market Affordable Total Market Affordable Total to contribute towards meeting the recruiting and retaining staff because of Aberdeenshire 40 35 75 26 23 49 47 38 85 full requirement. Appendix 1 (p214) high housing costs. The policies therefore provides a table showing the contribution aim to increase the amount of affordable Angus 0 0 0 0 0 0 0 0 0 that the Plan’s housing allocations are housing provided in new developments, expected to make towards meeting as well as ensuring a better mix of house Highland 144 165 309 118 100 218 236 200 436 the Housing Land Requirement. types and sizes within the open market element of new developments. As a 4.12 The housing policies will enable good Moray 18 10 28 14 7 21 22 13 35 consequence, more new housing should quality housing development that be accessible to people working within Perth & Kinross 13 14 27 9 7 16 18 14 32 meets the needs of communities and the National Park. This, in turn, should supports economic and community support the economy and help local Total 215 224 439 167 137 304 323 265 588 development. They will allow the right businesses to recruit and retain staff. amount of growth, in the right place, meeting the demands of all sections of 4.14 Proposals for staff accommodation our communities in a sustainable way, associated with specific businesses Table 2: Housing Land Requirement based on a generosity level of 10% while allowing choice and incremental will be supported where they Local 2020-2024 2025-2029 2030-2039 growth to meet local demand. meet the policies of the Plan. Authority Area (Indicative target) 4.15 Consideration also needs to be given Aberdeenshire 83 54 94 to the aging and disabled population of the National Park. Proposals should Angus 0 0 0 demonstrate how they will support the delivery of specialist housing, Highland 340 240 480 such as accessible or extra-care housing. This may form part of the Moray 31 23 39 affordable housing requirement, for Perth & Kinross 30 18 35 example where a specialist property is needed by a housing association. Total 484 335 648
Note: the totals are the sum of each Local Authority area requirement rather than a 10% increase of the total Housing Supply Target from Table 1.
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Relationship with the Cairngorms Applying the policy 4.21 It is recognised that a mix of tenures 4.22 Affordable dwellings will be required and sizes of unit is the key to achieving to be of a modest size that is National Park Partnership Plan POLICY 1 4.17 The policy will be used to approve the best form of development to commensurate to the needs of the 4.16 This housing policy will contribute appropriate housing development which meet local need. In applying the policy, household that will occupy them. to the Partnership Plan’s long-term supports sustainable communities. All proposals will be assessed to measure 4.23 If a developer considers that the level Rural Development outcome and is new development should reinforce the range of tenures in a variety of of affordable housing being sought will consistent with its Rural Development and enhance the character of its sizes, depending on site, demand and render an otherwise commercially viable policy framework. It will specifically surroundings. The policy will be used market conditions. This mix could proposal to be unviable, they must support Partnership Plan Policy in conjunction with other polices to include: social rented housing provided demonstrate this by providing a Viability 3.1, which aims to maintain or grow ensure development is well designed, through public subsidy; low cost home Assessment to the Authority. This the working age population of the Park, and does not have any adverse impact ownership and/or rent options provided assessment must be verified by a District and Priority 7, which is aimed at: on the features of natural or cultural through public subsidy or the developer; Valuer to enable the Authority to review heritage important to the National Park. affordable private rented housing; and a) reducing the proportion of second homes the level of contribution required. The serviced plots for the local market. in new developments by ensuring that 4.18 All applicants should demonstrate developer must demonstrate through an new housing development is targeted at how their development supports the ‘open book’ confidential basis that the meeting local needs as far as possible; sustainability of the local community. affordable housing requirement makes Developments will need to carefully b) maximising the proportion of new the development commercially unviable. reflect or complement the scale, materials housing that is affordable in perpetuity; and details of existing development. Figure 6: Areas where the affordable housing contributions c) identifying sites in the next Local 4.19 All housing developments must make a on all sites of four units or more will be 45% Development Plan where the affordable contribution towards the provision of housing contribution will be more affordable housing to meet the needs of than the normal national maximum communities in the Park. The policy will of 25% because of acute affordability be used to ensure as many affordable pressures and the shortage of supply; houses are built in the National Park as d) using the next Local Development possible, to address the ongoing issue Plan to manage the nature of new of lack of supply of the right type of open market housing so it is better housing to meet community needs. targeted towards local needs (e.g. by 4.20 Evidence shows that whilst affordability seeking a greater mix of house types pressures vary over time, the settlements and sizes, with an emphasis towards of Aviemore, Ballater, Braemar and Blair smaller homes in new developments); Atholl have consistently experienced the e) applying flexible planning policies to highest house price to income ratios. promote majority affordable housing They also have amongst the highest developments and encourage the use of levels of second home ownership, innovative delivery models to maximise the which tends to exacerbate affordability number of affordable homes that are built; pressures and limits the amount of housing that is available to people f) targeting public sector funding working within the National Park. The towards the National Park and to affordable housing policy therefore sites with the greatest potential for has a spatial element through which a delivering affordable housing. higher contribution will be required in these areas (see Figure 6, p29).
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4.24 Housing development should maximise opportunities for infill, conversion, POLICY 1 small-scale development, and the redevelopment or reuse of derelict and underused land. 4.25 For cases involving the replacement of an existing house, if you do not propose to salvage and reuse materials from the original building you must provide a reasoned justification. All proposals to replace an existing house must ensure the original dwelling is demolished or becomes ancillary to the new dwelling. Any proposal that will result in the loss of a listed building or unlisted building within a conservation area that makes a positive contribution to its character will need to comply with Policy 9.
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POLICY 2: SUPPORTING ECONOMIC GROWTH
What the policy aims to do 2.1 Town Centres First 2.3 Other tourism and 2.5 Protecting existing leisure developments economic activity 4.26 The policy aims to enable and encourage POLICY 2 Proposals for high footfall generating appropriate economic development developments, including retail, commercial, Development which enhances formal and Proposals for the alternative use of within the National Park that contributes leisure, offices and community informal recreation and leisure facilities; allocated economic development or to the sustainable growth of its facilities, will be supported where tourism and leisure-based business tourism sites and non-allocated sites economy. Economic growth is central they are located in a way which uses a activities and attractions; and improved or buildings currently in, or last used in sustaining the long-term vitality sequential approach to site selection: opportunities for responsible outdoor for, economic, employment or tourism and viability of the National Park’s a) within an identified town centre; access will be supported where: purposes will only be supported where: towns and communities and retaining a) it has no adverse environmental a) it is satisfactorily demonstrated young people in this rural area. b) within identified settlement boundaries; or amenity impacts on the site that it is not practical for financial 4.27 This policy promotes sustainable c) outwith settlements where the or neighbouring areas; and or other reasons to sustain economic growth which meets the development supports the economic the existing or last economic, b) it makes a positive contribution to needs of communities and promotes vitality and viability of that community. employment or tourism use; or the experience of visitors; and the National Park as a place to invest. Developments should have no adverse b) the site or buildings are unsuitable for The economy of the National Park is c) it supports or contributes to impact on neighbouring properties and the business needs and impact adversely based on a number of sectors including a year-round economy. should support the vibrancy, vitality on the built or natural environment, local land management, recreation and food and viability of existing town centres or 2.4 Other economic development character or neighbouring properties. and drink, however tourism is the settlements. Exceptions to this should most significant sector. These sectors demonstrate social or community Proposals which support or extend are important for the sustainability need for the proposal. The potential the economy, or which enhance of the National Park’s economy and cumulative impact of similar proposals the range and quality of economic opportunities to support, enhance will also be taken into account. opportunities or facilities, will be and diversify them are encouraged. considered favourably where they: 2.2 Tourist accommodation 4.28 This policy aims to support new a) have no adverse environmental and existing businesses by creating Proposals for tourist related accommodation, or amenity impacts on the site a flexible framework which allows other than dwellings built to residential or neighbouring areas; and the best economic developments to standards, will be supported where they: b) are compatible/complementary with thrive and prosper. It also encourages a) have no adverse environmental existing business activity in the area; and other opportunities which underpin, or amenity impacts on the site diversify and benefit the economy and c) support the vitality and viability or neighbouring areas; and ensure it can grow. It aims to promote of the local economy. the National Park as a good place to b) contribute to/support the Developments that contribute to the invest whilst protecting the special provision of a wide range of visitor provision of an identified local economic qualities that make it so attractive. accommodation options including need, such as the provision of small business low cost accommodation; and units, or contribute to the delivery of the c) support or contribute to a Cairngorms National Park Economic Action year-round economy. Plan, will be particularly encouraged.
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Relationship with the Cairngorms Applying the policy Tourist accommodation Other tourism and leisure developments
National Park Partnership Plan 4.38 The National Park contains a number of POLICY 2 4.30 The policy will be used to support 4.34 Ensuring the provision of a wide range major tourist attractions which make an appropriate economic development which of visitor accommodation is central in 4.29 This Supporting Economic Growth important contribution to its economy. encourages sustainable economic growth attracting visitors and enabling people policy will contribute to the Partnership Proposals to enhance, expand or diversify whilst protecting communities from from all socio-economic groups to visit Plan’s long-term Rural Development these attractions will be encouraged where inappropriate development and helping and experience the National Park. outcome and is consistent with they are on an allocated tourism site or in to keep them vibrant and sustainable. its Rural Development policy 4.35 Proposals for custom-built tourist other locations where they are compatible All proposals must be appropriate and framework. It will specifically support accommodation will be supported with the existing operation of the business compatible with their surroundings, and Partnership Plan Priority 9 and where they are on an allocated tourism and make a positive contribution to contribute to supporting a year-round Policy 3.1, which is aimed at: site or in other locations where they the local and wider economy. Where economy. This policy will be used in a) supporting the diversification of contribute to the provision of a wider large developments are proposed, conjunction with other policies in the Plan existing land-based businesses; range of accommodation options within improvements to infrastructure to support to ensure development is well designed, the National Park. Low cost tourism that development and the wider economy and does not have any adverse impact b) encouraging growth of business accommodation proposals including should always be considered together. on the features of natural or cultural sectors that draw on the special camping, group accommodation and qualities of the Park such as sustainable heritage important to the National Park. accommodation that caters for a 4.39 There are three ski centres in the National tourism and food and drink; Park and these play an important role in Town Centres First range of visitor needs are particularly encouraged where they have no adverse the local economy. They face challenges c) broadening the economic base of the Park 4.31 Proposals for high footfall generating impact on their surroundings. and pressures in continuing to provide into sectors such as creative industries, uses including retail, commercial, leisure, the modern infrastructure and facilities renewable energy, and making stronger offices and community facilities should 4.36 Proposals for huts will be that visitors expect, as well as responding links with higher and further education; be directed to town centres in the first considered on their merits against to climate change and considering ways instance. However, this approach is not d) increased provision for business relevant policies of the Plan. of increasing summer visits and revenues. intended to divert essential services The Plan will support appropriate land where there is an identified 4.37 Proposals for new houses that will be away from rural areas. Where there is development and enhancement of these need and demand; and used solely for tourism purposes, which no identified town centre, proposals facilities. Planning applications in these otherwise meet residential standards, e) supporting the use of land for small should be located within the settlement locations should be supported by a will be assessed under the housing business, particularly within settlements. boundary in the first instance. masterplan or similar document which policy and will be subject to developer outlines the longer term development 4.32 Where a development is proposed obligations for residential purposes. outwith a town centre (where applicable) strategy for the centre and explains or settlement boundary, justification how the proposal fits within this. should be provided explaining why 4.40 Proposals to create, expand or enhance the proposal requires the location informal visitor infrastructure such selected and a statement demonstrating as paths and strategic routes will be that the sequential approach to site supported where they contribute to selection has been followed. encouraging active travel and have no 4.33 Proposals should demonstrate how adverse environmental impacts. they contribute to and support the local community and economy and that they will have no adverse impacts on neighbours or surrounding land uses. An assessment of the impact on nearby town centres or a Retail Impact Assessment may be required depending on the scale of the development.
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Other economic development Figure 7: Significant tourist infrastructure 4.41 Proposals for other types of the number of jobs to be created, hours of working, transport requirements, economic development will be POLICY 2 supported where they support the environmental effects, noise levels and economy of the National Park by: the layout and design of buildings. For example, a Retail Impact Assessment • adding to or extending the range may be required to support a new retail of economic opportunities or business proposal or a business plan for facilities in a community; an economic development proposal. • improving the quality or range of existing facilities; or Protecting existing economic activity 4.44 There is a presumption against any • contributing to creating a proposals that would result in the loss year-round economy. of an existing economic, employment 4.42 Proposals must be compatible or or tourism site or business. complementary to existing businesses in the area and it should be demonstrated 4.45 Any proposals for the change of use how this will be achieved. Proposals of an existing economic, employment must also support the vitality and viability or tourism facility or site will only of the local and wider economy. be considered acceptable where it is satisfactorily demonstrated that All economic development proposals the business and/or premises: 4.43 In appropriate cases the National Park • is not suitable for another economic, Authority may require applicants to employment or tourism use; prepare and submit an assessment of the net economic impact of their • is no longer needed or the proposal, to help inform the Authority’s premises is no longer suitable conclusions on the overall impacts of for the needs of the business; the development. Permission will only • is not practically or economically viable; be granted where it is demonstrated • will not have an adverse impact that a proposal supports and promotes on the local economy. sustainable economic development. The level of information required should be 4.46 A statement with supporting evidence proportionate and relevant to the scale must be submitted demonstrating how and nature of the proposal. This may the change of use meets these criteria. include information on matters such as
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POLICY 3: DESIGN AND PLACEMAKING
What the policy aims to do 3.1 Placemaking 3.4 Replacing existing building stock 4.47 The policy aims to ensure that all POLICY 3 All developments must meet the six c) use materials and landscaping that will Replacing existing building stock will development, not just the expensive or qualities of successful places, which complement the setting of development; be considered favourably where: iconic, delivers high standards of design in accordance with Scottish Planning d) make sustainable use of resources, a) the existing building is not a listed and placemaking and contributes to the Policy paragraphs 41 to 46, are to be: including the minimisation of energy, building or an unlisted building that National Park’s special sense of place. i. distinctive; waste and water usage, within the makes a positive contribution to the 4.48 The distinctive character and identity of ii. safe and pleasant; future maintenance arrangements, character of a conservation area; and and for any decommissioning the Cairngorms National Park’s natural b) the original footprint of the building iii. welcoming; which may be necessary; and built heritage and settlements is incorporated into the new contribute to the qualities that make iv. adaptable; e) enable the storage, segregation and development unless an alternative it special. The contribution that built v. resource efficient; and collection of recyclable materials and adjacent site would minimise any development makes to our sense of make provision for composting; vi. easy to move around and beyond. negative environmental, landscape or place and quality of life is important f) promote sustainable transport methods social effects of the development. to those who live and work in and 3.2 Major developments and active travel, including making visit the National Park. Good design 3.5 Converting existing building stock and placemaking is key to achieving Major developments of 50 or more homes, provision for the storage of bicycles development fit for a National Park. or 2 hectares or more of employment, and reducing the need to travel; Converting existing building stock will be considered favourably where: retail or mixed use development, will g) incorporate accessible multifunctional 4.49 The way development is designed and need to be supported by a masterplan or open space of appropriate quantity a) the building is redundant for its original built is important not only for its visual development brief. Where a site is allocated, and quality to meet the needs of use, and is unlikely to have a commercial appearance and quality of life but also this requirement will be outlined in the development and provide green or economic future in its current form; to help contribute to reducing carbon Community Information section of the Plan. emissions, limiting waste of all types, and infrastructure to connect to b) the conversion works maintain the Masterplans and development briefs must minimising our use of precious resources. wider blue/green networks; style and character of the original demonstrate how the development meets building in terms of form, scale, the six qualities of successful places. h) maintain and maximise all opportunities 4.50 We must therefore make the most for responsible outdoor access, materials and detailing, where they of every opportunity to conserve and 3.3 Sustainable Design including links into the existing contribute positively to the context enhance the distinctive characteristics path network and ensuring and setting of the area; and that make the National Park and its All development proposals must also be consistency with the Cairngorms communities special, and make a positive designed to: c) it does not introduce a more National Park Core Paths Plan; vulnerable use in terms of flood risk. contribution to a more sustainable way a) minimise the effects of the development of living which considers not only the i) protect the amenity enjoyed by on climate change in terms of siting 3.6 Alterations to existing cost of the development, but the lifetime neighbours including minimisation and construction and, once complete, impacts of using the new buildings. of disturbance caused by access building stock achieve at least the minimum standard to the development site; 4.51 The policy promotes the highest in compliance with the Building Alterations to existing building stock will standards of design in all development. Standards Technical Handbook; j) include an appropriate means of access, be considered favourably where they: This includes siting and design, the use egress, levels of private amenity ground, a) respect the design, massing, proportions b) be sympathetic to the traditional pattern of materials, the impact the development and space for off-street parking; and general visual appearance of and character of the surrounding area, has on the environment, accessibility, the building and area; and local vernacular and local distinctiveness, k) create opportunities for further and the long-term sustainability whilst encouraging innovation in biodiversity and promote b) maintain an appropriate level of credentials of the development. design and use of materials; ecological interest; and private ground, including space for off-street parking. l) promote good health and well-being.
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Relationship with the Cairngorms Applying the policy
National Park Partnership Plan POLICY 3 4.53 Scottish Planning Policy requires the 4.52 This design and placemaking policy g) increasing renewable energy planning system to support high quality will contribute to the Partnership generation, especially biomass and development that demonstrates the Plan’s long-term Rural Development hydro, that is compatible with six qualities of successful places. These outcome and is consistent with conserving the special qualities of are summarised in Table 3, below. its Rural Development policy the National Park and maintaining framework. It will specifically support the integrity of designated sites; Table 3: The Six Qualities of Successful Places Partnership Plan Policies 3.3 h) supporting businesses and communities and 3.5, which are aimed at: Distinctive Development that complements local features and materials to to use less energy, reduce emissions, create places with a sense of identity. a) enabling new development improve the energy efficiency of existing which contributes positively buildings, generate low-impact renewable Safe and pleasant Development that is attractive to use because it provides a sense to the sense of place; energy, reduce, reuse and recycle of security by encouraging activity, e.g. by creating a clear distinction between private and public spaces, having doors that face onto b) promoting a high standard of resources, and plan for a changing climate; streets to create active frontages, and having windows that overlook sustainable design, energy efficiency, i) maximising the benefits to communities streets, paths and open spaces to create natural surveillance. sustainably sourced materials and through direct use of locally generated construction in new development; energy or, where sold to the grid, Welcoming Development that helps people to find their way around, e.g. by c) supporting the retention and reinvesting income to support accentuating landmarks, including appropriate signage and distinctive lighting, and using features such as public art to mark gateways. enhancement of local character; community development; and Adaptable d) facilitating the rehabilitation of redundant j) promoting high standards of sustainable Development that can accommodate future changes of use, rural buildings and recycling of resources; design and efficient use of energy e.g. because there is a mix of densities, tenures and typologies. and materials in construction. e) ensuring road upgrades and improvements Resource efficient Development that re-uses or shares existing resources, maximises respond to local landscape character; efficiency in resource use, and prevents future resource depletion. This could mean, for example, development that shares infrastructure f) promoting active travel and public with adjacent sites, siting development to shelter from the prevailing transport provision and reducing the wind and maximise solar gain, using sustainable drainage systems or reliance on private motor vehicles; using durable building materials and low-carbon energy technologies.
Easy to move Development that considers place and prioritises the needs of around and beyond people before the movement of motor vehicles. This could include prioritising sustainable and active travel choices, and including paths and routes which are well connected with the wider environment beyond the site boundary.
4.54 Implementation of the policy will therefore require development to demonstrate these qualities taking into account the impact the development has on its site, its setting, and the surrounding landscape. The development must reflect its setting in terms of siting, scale and design.
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Demolition and alteration of existing buildings Core paths
4.55 Supporting evidence will be required as 4.58 In considering the impact on the path POLICY 3 part of the planning application to justify network, proposals must be consistent the need to demolish an existing property with the Scottish Outdoor Access Code, (from a qualified structural engineer), the Cairngorms National Park Outdoor and to explain why materials from the Access Strategy and the Cairngorms original building cannot be salvaged and National Park Core Paths Plan. reused in the replacement building. Transport and sustainable travel 4.56 In considering the impact of new 4.59 New development proposals should development and uses on an original follow the principles of Designing building, applicants must include an Streets, the Scottish Government’s appraisal of the biodiversity interests policy statement on street design, to found within the building, e.g. bats, and ensure the creation of places that are take appropriate action to account easy to move around and beyond. They for any particular interests found. As should also provide safe and convenient outlined in Policy 9 (p66), there is a opportunities for walking and cycling presumption against the demolition for both active travel and recreation. of listed buildings or unlisted buildings These factors should be considered at that make a positive contribution the outset of the design process in order to the character of a conservation to ensure they are fully incorporated area. Proposals for alterations to into new development proposals. listed buildings must also meet the requirements of Policy 9. In particular, 4.60 Transport Statements or Assessments they must be appropriately justified may be required to show that and should not adversely affect development proposals will not have the character of the building. an unacceptable adverse impact on existing transport infrastructure or Renewable energy services, and to determine whether 4.57 Opportunities should be taken to any new transport infrastructure is maximise the use of renewable energy required as a result of development technologies within new developments. The co-location of facilities should be explored where possible, including opportunities for district heat and power systems. Consideration should also be given to emerging technologies such as the provision of electric vehicle charging points where appropriate.
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POLICY 4: NATURAL HERITAGE
4.1 International designations 4.3 Woodlands the species concerned at a favourable a) there is no other satisfactory conservation status in their natural range. solution; and POLICY 4 Development likely to have a significant Woodland removal for development will effect on a European or Ramsar site only be permitted where it complies with Development that would have a significant b) the development will not be detrimental must demonstrate no adverse effect the Scottish Government’s Policy on the adverse effect on species protected under to the maintenance of the species on the integrity of the site. Where this Control of Woodland Removal and where Schedule 5 (animals) or 8 (plants) of the concerned at a favourable conservation is not possible, development will be removal of the woodland would achieve Wildlife & Countryside Act 1981, as status in the natural range. considered favourably only where: clearly defined additional public benefits. amended, will not be permitted unless: Development that would have a significant a) there are no alternative solutions; There will be a strong presumption against a) undertaking the development will give adverse effect on habitats or species rise to, or contribute towards the identified in the Cairngorms Nature Action b) there are imperative reasons of removal of ancient semi-natural woodland, including sites in the Ancient Woodland achievement of, a significant social, Plan, UK Biodiversity Action Plan, Birds of overriding public interest including those economic or environmental benefit; and Conservation Concerns (red and amber) of a social or economic nature; and Inventory, which is considered to be an irreplaceable resource. Only in exceptional b) there is no other satisfactory or by Scottish Ministers through the Scottish c) compensatory measures are provided to circumstances will loss of ancient semi- solution; and Biodiversity List, including any cumulative ensure that the overall coherence of the natural woodland be permitted: impact will only be permitted where: network of European sites is protected. c) the development will not be detrimental a) where the developer can clearly to the maintenance of the population of a) the developer can demonstrate that Where the site has been designated for demonstrate that the need and justification the species concerned at a favourable the need and justification for the a European priority habitat or species, for the development outweighs the local, conservation status in their natural range. development outweighs the local, national or international contribution of the area development will only be permitted where national, or international contribution of Development that would have a significant of habitat or populations of species; and the reasons for overriding public interest the woodland; or adverse effect on species protected relate to human health, public safety, benefit b) significant harm or disturbance to the b) where it can be clearly demonstrated under Schedule 1, 1A or A1 (birds) of the consequences of primary importance for ecological functions, continuity and that the ancient semi-natural woodland Wildlife and Conservation Act 1981 (as integrity of the habitats or species the environment or other reasons subject site has low ecological value. amended) will not be permitted unless: to the opinion of the European Commission populations is avoided, or minimised where (via Scottish Ministers) or compliance with Where removal of ancient semi-natural a) the development is required for harm is unavoidable; and appropriate the relevant process established following woodland is deemed acceptable, preserving public health and safety; and compensatory and/or management the UK’s departure from the EU. compensation for such loss (involving the b) there is no other satisfactory measures are provided; and new habitats planting of native species) will be mandatory. solution; and of equal nature conservation value are 4.2 National designations created as appropriate to the site. 4.4 Protected species c) the development will not be detrimental Development that would adversely affect to the species concerned at a favourable 4.6 All development the Cairngorms National Park, a Site Development that would have a significant conservation status in their natural range. Where there is evidence to indicate that a of Special Scientific Interest, National adverse effect on any European Protected protected or priority habitat or species may Nature Reserve or National Scenic Species will not be permitted unless: Development that would have a be present on, or adjacent to, a site, or Area will only be permitted where: a) the developer can demonstrate significant adverse effect on badgers or could be adversely affected by the that there are public health, public their setts will not be permitted unless a) it will not adversely affect the integrity development, the developer will be required safety or other imperative reasons of the development fully complies with of the area or the qualities for to undertake a focused survey of the area’s overriding public interest, including the requirements of the Protection of which it has been designated; or natural environment to assess the effect of those of a social or economic nature Badgers Act 1992 (as amended). the development on it and to submit a b) any such adverse effects are clearly and beneficial consequences of primary 4.5 Other biodiversity species/habitat protection plan where outweighed by social, economic or importance for the environment; and necessary to set out measures to avoid, environmental benefits of national importance, Development that would have a significant b) there is no satisfactory alternative reduce or mitigate such effects. and compensated by the provision of adverse effect on species listed in Schedules solution; and features of equal or greater importance 2 and 4 of The Conservation (Natural than those that are adversely affected. c) the development will not be detrimental Habitats &c.) Regulations 1994 (as amended to the maintenance of the population of in Scotland) will not be permitted unless:
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What the policy aims to do Relationship with the Cairngorms Applying the policy
National Park Partnership Plan POLICY 4 4.61 The range and quality of natural heritage International designations Woodlands in the Cairngorms National Park is unique 4.64 This natural heritage policy will 4.65 The planning authority must satisfy 4.67 There is a general presumption in the UK and is internationally valued. contribute to the Partnership Plan’s itself that the development will not against the removal of woodland for A result of natural processes and land long-term Conservation outcome and adversely affect the integrity of the site development. Proposals affecting management, many of the special habitats is consistent with its Conservation before granting any form of planning woodland are required to comply with and species of the Cairngorms need policy framework. It will specifically permission. This is done by the carrying the Scottish Government’s Policy on active management to continue to thrive. support Partnership Plan Policies out of an assessment under the Habitats the Control of Woodland Removal The unique natural heritage underpins all 1.2, 1.4 and 1.5, which are aimed at: Regulations. Such assessments are and should be consistent with the four aims of the National Park, and the carried out where development may Cairngorms National Park Forest a) addressing the declining and fragile special qualities created as a result are affect an internationally designated site Strategy 2018. Ancient woodlands have populations of key species including valued by residents, visitors and those (Special Protection Area, Special Area high biodiversity value, not just because capercaillie, freshwater pearl mussel and who care about the Park. It is key to the of Conservation) and is carried out by of the trees, but for the soil structure other Cairngorms Nature priorities; long-term success of the National Park the planning authority. Applicants will and diversity of flora created over that habitats and species are protected. b) coordinating habitat, recreation and need to provide sufficient information time. Once ancient woodland has been destroyed, it cannot be recreated. 4.62 Many of the best examples are formally development management to secure the for these assessments to be carried out. capercaillie population through delivery designated, with around 55% of the Mitigation Protected species of the Capercaillie Framework; and National Park covered by a formal 4.66 Mitigation is defined in the Local 4.68 This policy will be applied to ensure that designation that has particular management c) developing a regional European Development Plan as ‘the undertaking the effects of development proposals arrangements in place to conserve the Sites Plan for the suite of Special of measures to prevent or reduce to on protected or priority species, relevant features. There are, however, Areas of Conservation (SACs) and an acceptable level, the impact of a including any cumulative impacts, are fully many that are important on a local scale Special Protection Areas (SPAs) in development’. Compensation is defined considered by the planning authority. and these often provide important links the Cairngorms National Park. here as ‘the provision of replacement Developers will be required to undertake between formally recognised sites. This areas of habitat to an equal or higher any necessary surveys for species at facilitates the movement of species and quality (short-term or long-term) to offset their own cost and to the satisfaction of their long-term sustainability. You can habitat that will be adversely affected by NatureScot and the planning authority. If find out more information about specific development’. Where a development there is reason to believe that a European designations, including boundary maps affects a designated site, the policy applies Protected Species or its breeding site or and location details at the NatureScot whether or not the development is inside resting place may be present on a site, website (https://www.nature.scot). or outside the boundary of the designated or impacted upon by development, any 4.63 The policy will ensure that development site. In exceptional cases, legal agreements such presence and any likely effects on conserves and enhances the outstanding attached to planning permissions may be the species shall be fully ascertained prior natural heritage of the Cairngorms required to secure the agreed mitigation to the determination of the planning National Park. It offers the necessary and/or compensation measures. application. Where protected species level of protection from adverse are found to be present, or potentially development and enables enhancement. affected by development, a species protection plan should be prepared and submitted. The species protection plan should demonstrate the ability to pass licensing tests where relevant.
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Figure 8: European site designations covering the Cairngorms National Park POLICY 4
Precautionary principle 4.69 The precautionary principle will be applied where the impacts of a proposed development on natural heritage resources are uncertain but there is sound evidence for believing that significant irreversible damage could occur. Where the precautionary principle is justified, modifications to the proposal which would eliminate the risk of irreversible damage should be considered. The precautionary principle will not be used to impede development unnecessarily. Where the development is constrained on the grounds of uncertainty, the potential for research, surveys or assessments to remove or reduce uncertainty should be considered.
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POLICY 5: LANDSCAPE
What the policy aims to do Relationship with the Cairngorms 5.1 Special Landscape Qualities
National Park Partnership Plan POLICY 5 4.70 The landscapes of the Cairngorms are 4.74 There are many established vehicle There will be a presumption against any one of the National Park’s most valuable tracks within these areas that are used 4.77 This landscape policy will contribute development that does not conserve or assets, underpinning its character, for multiple estate management objectives to the Partnership Plan’s long-term enhance the landscape character and special designation and the appeal of the area as well as by the public. They are often Conservation outcome and is consistent landscape qualities of the Cairngorms as a place to visit, live and invest. The the most obvious man-made features with its Conservation policy framework. National Park including wildness and the experience of large scale wildness in the within those landscapes and can have a It will specifically support Partnership setting of the proposed development. National Park is particularly distinctive significant impact on landscape character, Plan Policy 1.3 which aims to conserve Development that does not complement in UK terms. Almost half of the National special landscape qualities and wildness. and enhance the National Park’s special or enhance the landscape character of the Park falls within wild land areas identified Tracks that are poorly sited, designed landscape qualities, including conserving National Park and the setting of the proposed in the 2014 NatureScot map of wild land and constructed can result in temporary and enhancing wildness qualities and development will be permitted only where: areas. This policy intends to safeguard or long-term damage to landscapes applying a presumption against new the character of those identified wild a) any signifcant adverse effects on the and the habitats they cross. Where constructed tracks in open moorland. land areas and more widely the quality special landscape qualities of the they are shown to be essential for land of wildness within the National Park. National Park are clearly outweighed management purposes, well designed and by social or economic benefts 4.71 The way we use and manage the landscape constructed tracks should still minimise of national importance; and and its many components will influence its landscape impacts and damage to habitats. quality and character. We do not seek to b) all the adverse effects on the setting 4.75 New tracks for agricultural and forestry keep landscapes unchanged. We seek to of the proposed development purposes have permitted development ensure that new development conserves have been minimised and mitigated rights that can be exercised through and enhances the distinctive characteristics through appropriate siting, layout, a process of Prior Notification and we value as landscapes evolve. scale, design and construction to the Prior Approval unless in National satisfaction of the planning authority. 4.72 The policy will support developments Scenic Areas (NSAs). New tracks for that conserve the diverse and spectacular any other purpose require a planning 5.2 Private roads and ways landscapes of the National Park. It application to be made and permission granted to be authorised development. There will be a presumption against new supports development that contributes private roads and ways in open moorland1 to landscape enhancement and protects 4.76 The Plan starts from the position areas unless: against development that would erode that there should be a presumption the special landscape qualities we value. a) it can be demonstrated that they against new tracks constructed in open are essential for land management Private roads and ways moorland areas. However, it is likely purposes; and 4.73 Open moorlands and hills are one of the that as management of open moorland Cairngorms National Park’s most visible and hill ground changes for different b) they are designed to minimise landscape and important landscape components. objectives, there will be instances where and environmental impacts, and they The areas are used for field sports the existing and extensive network of conserve and enhance the landscape and farming as well as recreation, and tracks does not provide the vehicle character and special landscape their management is key to delivering access required for management. The qualities of the National Park including many public interest priorities, including Plan also provides for the construction wildness; or, where appropriate natural flood management, species of well-designed new tracks where they are part of a programme of works c) they form part of a programme of works conservation, landscape enhancement that enhances the special landscape including the removal of other existing and recreation opportunities. qualities of the National Park. private roads and ways to deliver a net 1 Open Moorlands are defined here as the land outside benefit for the special landscape qualities enclosed farmland, semi-improved grassland and forests, of the National Park including wildness. and includes heather moorland and montane habitats found on high ground across the National Park.
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Applying the policy
4.78 The diverse and spectacular landscapes 4.79 All proposals will be assessed to measure of all landscapes and raises awareness 4.82 In accordance with the National POLICY 5 are one of the National Park’s key assets the impact on the landscape, its character of the value of a living landscape will be Park Partnership Plan, there will be a and the distinctive character of the and its quality. Key to this assessment are given regard in assessing proposals. presumption against new hill tracks in landscape is one of the reasons for the impacts on the character of the landscape, open moorland. Any proposals for new 4.80 Dark skies are an important creation of the National Park. Although on the sense of wildness found in that hill tracks will need to demonstrate characteristic for many areas of the people’s perception of wildness may vary, area and how the proposal contributes how they minimise and mitigate any Park, and contribute to the sense of a sense of remoteness can be found in to conserving and enhancing the special negative effects, including through wildness. In particular, the Tomintoul many parts of the National Park. The landscape qualities. The Cairngorms the removal or mitigation of existing and Glenlivet area has been designated tracks, leading to an enhancement in impact of development on wildness is Landscape Toolkit will be used to assist as an International Dark Sky Park. important and will be a fundamental in such assessments. New development the National Park’s special landscape Development must therefore minimise qualities. Proposals should follow the factor in the application of this policy. will also be assessed to consider the light pollution to surrounding areas. cumulative impact on the special qualities good practice guidance produced by NatureScot on constructing of the landscape and the sense of 4.81 Assessments will consider the siting tracks in the Scottish Uplands. wildness found in the relevant area. The and design of the development, obligations established under the European looking specifically at the impact Landscape Convention which guides the it will have as a result of materials protection, management and planning used and any landscaping associated with the development.
Figure 9: Wild land areas covering the Cairngorms National Park Figure 10: Upland and moorland land classifications covering the Cairngorms National Park
52 53 Cairngorms National Park Local Development Plan 2021 Policies POLICY 6: THE SITING AND DESIGN OF DIGITAL COMMUNICATIONS EQUIPMENT What the policy aims to do Proposals for new telecommunications or e) every effort has been made to POLICY 6 other digital communications equipment conceal, camouflage or otherwise 4.83 The Plan outlines policy requirements that will only be permitted provided that disguise masts, other equipment apply to all new built developments within all of the following criteria are met: installations and associated building the National Park. Nevertheless, there is structures as well as cabling; also a need to set out additional, more a) details of the siting, design and specific policy principles and requirements appearance of the proposed apparatus f) proposed landscaping and screen for new digital infrastructure installations. and associated structures demonstrate planting, where appropriate, The policy underlines the Scottish that the impact on the visual amenity, would appropriately mitigate the Government’s commitment in this regard, character and appearance of the impact of the development; as set out in Scottish Planning Policy. surrounding area is minimised; g) details demonstrate that the proposal 4.84 Accordingly, the policy is intended to b) in sensitive areas detailed evidence best meets operational needs and fits support world-class digital technology demonstrates that the proposals would into the wider network, having explored through the provision of the most up not lead to unacceptable effects on alternative options and having had to date networks to serve homes and areas of particular ecological interest or regard for the local context and the business premises whilst ensuring that landscape importance; archaeological cumulative impacts that would arise; and all such infrastructure installations and other cultural heritage sites; are sited and designed to keep h) a written declaration confirms that the conservation areas; or buildings of environmental impacts to a minimum. architectural or historic interest; equipment and related installations are all designed to be in full compliance c) opportunities for mast and site sharing with the appropriate industry guidelines as well as installation possibilities on and regulations applicable at the time buildings or other existing structures – such as the ICNIRP guidelines for have all been fully considered and public exposure to radiation frequency. such opportunities taken wherever appropriate and practicable; d) the choice of equipment to be installed is the smallest possible that is commensurate with the technological requirements;
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Relationship with the Cairngorms Applying the policy
National Park Partnership Plan 4.86 When selecting sites and designing base POLICY 6 4.85 This policy on the siting and design of stations, applicants should give consideration to mast or site sharing; the installation of digital communications equipment will digital infrastructure on buildings or other contribute to the Partnership Plan’s existing structures; installing the smallest long-term Conservation and Rural suitable equipment, commensurate with Development outcomes and is consistent technological requirements; concealing with their policy frameworks. It will or disguising masts, antennas, equipment specifically support Partnership Plan housing and cable runs using design and Policy 3.2, which seeks to support camouflage techniques where appropriate; improvements to the information and the installation of ground-based masts. technology network and mobile communications network and, therefore, 4.87 The following items should be included improve access to next generation within an application where appropriate: technology whilst minimising the need • an explanation of how the proposed for visibly intrusive infrastructure. equipment fits into the wider network; • a description of the siting options (primarily for new sites) and design options which satisfy operational requirements, alternatives considered, and the reasons for the chosen solution; • details of the design, including height, materials and all components of the proposal; • details of new vehicle tracks where these are required. These should include the proposed line, construction methods and plans for restoration; • details of any proposed landscaping and screen planting, where appropriate; • an assessment of the cumulative effects of the proposed development in combination with existing equipment in the area; • a declaration that the equipment and installation is designed to be in full compliance with the appropriate ICNIRP guidelines for public exposure to radio frequency radiation; and • an assessment of visual impact, if relevant. 4.88 This policy will be used in conjunction with other policies in the Plan to ensure development is well designed, and does not have any adverse impact on the features of natural or cultural heritage important to the National Park. 56 57 Cairngorms National Park Local Development Plan 2021 Policies
POLICY 7: RENEWABLE ENERGY
What the policy aims to do Relationship with the Cairngorms 7.1 All renewable energy 7.3 Wind energy
National Park Partnership Plan POLICY 7 developments 4.89 The National Park and its communities In addition, all wind energy proposals will continue to be affected by climate 4.92 This resources policy will contribute Proposals for renewable energy generation must adequately minimise: change during the life of this Plan and to the Partnership Plan’s long-term will be considered favourably where: a) all noise impacts from the development; beyond. The impact of volatile energy Rural Development outcomes a) they contribute positively to the prices and supply of fossil fuels mean b) all shadow flicker caused as a and is consistent with the Rural minimisation of climate change; that communities must adapt and build result of the development; and Development policy framework. It resilience to the changing climate. will specifically support Partnership b) they complement the sustainability c) the impact of the development Plan Policy 3.3 which aims to: credentials of the development; 4.90 The National Park has an abundance of on all aviation interests. natural resources which provide options a) promote the development of a c) they conserve and enhance the special Large-scale commercial wind turbines1 to generate renewable energy, and we low-carbon economy, with particular qualities of the Park, including wildness; are not compatible with the landscape want to encourage this in a way which focus on increasing renewable energy d) they include appropriate means character or special landscape qualities of promotes the sustainable use of those generation, especially biomass and of access and traffic management, the National Park and will not be supported. resources without negative impacts on hydro, that is compatible with including appropriate arrangements for its special qualities. This includes energy conserving the special qualities of 7.4 Biomass construction areas and compounds; from biomass, hydro, solar, heat pumps the National Park and maintaining In addition, all biomass proposals must and some wind energy. Some potential for the integrity of designated sites; e) they adequately minimise all include sufficient storage capacity to minimise anaerobic digestion and energy from waste cumulative effects; and also exists. There are also opportunities b) support businesses and communities the need for delivery of the fuel to the site. to use less energy, reduce emissions f) they adequately minimise detrimental to include integrated district heating 7.5 Energy from waste schemes served by renewable energy. and generate low-impact renewable impacts on local air quality, energy; and particularly for proposals including In addition, all waste energy proposals must: 4.91 The policy aims to enable appropriate combustion plants such as biomass. renewable energy generation by harnessing c) maximise the benefits to communities a) ensure they maximise the energy through direct use of locally generated Planning conditions and/or financial bonds produced, distributing the energy within the National Park’s natural resources in a way that achieves the collective energy or, where sold to the grid, will be used where appropriate to secure the locality of the development; and reinvesting income to support decommissioning and site restoration. delivery of the four aims of the Park. It b) minimise the impact of transporting the sets the framework to harness this energy community development. 7.2 Hydropower waste material to and within the site. potential, and so will allow the National Park to play its part in addressing the In addition, all hydropower proposals 7.6 Heat networks issues of climate change and fuel poverty. must have no detrimental impact on: The development of heat networks will a) the water environment; be encouraged. Masterplans/development b) the recreational use of the briefs for major developments should water environment; consider the feasibility of meeting heating requirements through a low-carbon c) peat and soil along the length district heating scheme. of the scheme; and d) the passage of migratory fish.
1 Defined as more than one turbine and more than 30m height
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Applying the policy
4.93 Nationally, there is an increasing focus 4.96 In harnessing the opportunities to POLICY 7 on small-scale generation of energy and generate the most energy from the microgeneration with individuals and natural resources available in the communities realising the part everyone National Park, renewable energy should play in efforts to slow climate schemes that only produce electricity change. The policy will be applied to assist from biomass will not be permitted. appropriate development which achieves 4.97 Renewable energy proposals should this end. However, it is considered that not have an unacceptable adverse the National Park’s status combined impact on local air quality. Air quality with the numerous natural heritage assessments may be required to support designations contained within it, mean applications for renewable energy that development of wind farms in developments, particularly those that the National Park is not appropriate. involve combustion plants such as biomass. There are however opportunities for the development of other forms of 4.98 The development of heat networks renewable energy schemes, including will be supported in as many locations biomass, waste, hydro and solar which as possible. Policy 3 (p38) requires can be designed in a sympathetic major developments to be supported way to have no adverse impact. by a masterplan or development brief. Where a masterplan or development 4.94 This policy will be used in conjunction brief is required, this should consider with other policies in the Plan to ensure the feasibility of meeting heating development (including any vehicle requirements through a low-carbon access roads or tracks) is well designed, district heating scheme/heat network. and does not have any adverse impact on the features of natural or cultural 4.99 Heat networks should utilise heritage important to the National Park. renewable or low-carbon heat sources, although networks that are 4.95 Renewable energy developments initially reliant on carbon-based fuels are often complex proposals, with a may be supported where there is number of inter-related component potential to convert them to run on parts. Information must be provided renewable or low-carbon sources to explain the details of each element of heat in the future. Opportunities of the scheme, and how they relate for co-location of a heat source or together and to their location. An connection into an existing or planned assessment will be made of each individual local heat network are encouraged element, as well as the development as to maximise opportunities for a whole. The key consideration for all the reuse of waste heat in a new renewable energy generation proposals development. Scotland’s Heat Map is the impact that the development will provides a useful resource to help have on the area in which it is sited. identify heat network opportunities.
60 61 Cairngorms National Park Local Development Plan 2021 Policies POLICY 8: OPEN SPACE, SPORT AND RECREATION What the policy aims to do Relationship with the Cairngorms 8.1 New development
National Park Partnership Plan POLICY 8 4.100 The Cairngorms National Park offers Developments of sport and recreation meet current and anticipated future outstanding opportunities for formal 4.102 This open space, sport and recreation facilities, allotments and community growing demand in the area, and that the site and informal recreation, from sports policy will contribute to the Partnership spaces, diversification of, or extensions could be developed without detriment pitches and sports centres to ski Plan’s long-term Visitor Experience to existing sport and recreation related to the overall quality of provision. centres, golf courses and mountain bike outcome and is consistent with its business activities, or the enhancement centres, and a network of paths that link Visitor Experience policy framework. of the quality and design of existing 8.3 Redevelopment of communities to the countryside. There It will specifically support: facilities will be supported where: other open space are also many other public and amenity • Partnership Plan Policy 2.3, a) they demonstrate best practice in terms Developments which would result open spaces, ranging from public parks, which looks to provide high-quality of sustainable design, operation and in the loss or reduction of other landscaping schemes within large-scale opportunities for access and future maintenance, and where there open spaces or recreation facilities developments, allotments, communal recreation while maintaining the are no adverse environmental impacts will only be supported where: growing areas, community sports hubs integrity of designated sites; and on the site or neighbouring areas; and a) the development is ancillary to the and formal equipped play areas. • Priority 5, which aims to support the b) they will meet an identified principal use of the site as an open 4.101 The policy aims to ensure the needs delivery of Scotland’s Natural Health community or visitor need; and space or recreation facility; and of local communities and visitors for Service and in doing so encourage recreational space and facilities are c) they maintain and maximise all b) the development would not affect residents and visitors to responsibly accommodated, and existing facilities opportunities to link into the the use of the site as an open enjoy the National Park for physical protected. This includes informal and existing path network. space or recreation facility; and activity as part of daily life. formal recreation provision and the 8.2 Redevelopment of outdoor c) in the reduction of public access rights, delivery of strategic infrastructure, sports facilities or loss of the existing path network such as the Speyside Way extension. including loss of access to inland water, The policy encourages the development Outdoor sports facilities such as playing an appropriate or improved alternative of good quality open spaces and fields and outdoor pitches should not access solution can be secured; and recognises the environmental, be redeveloped except where: social and health benefits they can d) a compensatory site of at least equal size generate through green infrastructure, a) the proposed development is ancillary and quality is created which is convenient biodiversity and placemaking. to the principal use of the site as to users, or an existing facility is an outdoor sports facility; or upgraded to maintain and improve b) the proposed development involves the overall capacity in the area; or a minor part of the facility which e) an audit demonstrates the development would not affect its use and potential will not result in the loss of provision of for sport and training; or services used by the affected community, c) the facility which would be lost and that no alternative site is available. would be replaced by a new facility of Sections 8.2 and 8.3 of this policy will be comparable or greater benefit for sport particularly applicable to the sites that are and in a location which is convenient identified as protected open spaces within for its users, or by the upgrading of the Community Information section of the an existing facility in the area; or Plan. There will be a presumption against d) a strategy prepared in consultation with other forms of development on these sites SportScotland has demonstrated that unless the above criteria are satisfied. there is a clear excess of provision to
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Applying the policy
4.103 Proposals will be assessed against 4.107 Where the proposal involves the loss of POLICY 8 the impact they may have on a sports or other recreation facility or recreation opportunities and must opportunity to the local community, it ensure appropriate alternative must include compensatory measures and improved opportunities. to ensure the local community is not adversely affected. 4.104 Adequate arrangements must also be made for long-term maintenance of open 4.108 This must take the form of a replacement spaces created within and associated facility, or an agreement with the with new developments, and these community, in consultation with arrangements will be in place prior SportScotland in the case of outdoor to the granting of any permission. sports facilities, on how this should be best achieved. Provision of land to 4.105 Whether within settlements or in the a community may be acceptable if the countryside, proposals must be of community is willing to take on the future the highest quality, with no significant development of the replacement facility. adverse impact on residential amenity or on the Park’s special qualities. 4.109 Proposals must also include information on the future management and maintenance 4.106 Formal recreation provision provides arrangements that are in place to retain significant economic, recreational and the highest quality provision. health benefits to residents and visitors. It is recognised that many of these facilities are constrained by their sensitive location and the policy supports their development where this is undertaken in harmony with the location; where the proposal extends the tourist season and the availability of facilities to communities; and is designed to the highest standards.
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POLICY 9: CULTURAL HERITAGE
What the policy aims to do 9.1 Listed buildings 4.110 The cultural heritage of the Cairngorms POLICY 9 Development affecting a listed building or d) the repair of the building is not Any works directly affecting a designated National Park ranges from archaeological its setting should: economically viable and that it has been Scheduled Monument requires Scheduled remains to internationally significant listed marketed at a price reflecting its location Monument Consent (SMC) which is obtained a) preserve the special qualities of buildings, important architectural and and condition to potential restoring from Historic Environment Scotland. Advice the building or structure; and historic townscapes, historic gardens and purchasers for a reasonable period. on the SMC process and requirements landscapes, and ancient routes through b) enhance its character, and the should be sought at an early stage. Developments that would result in the Park. Some are formally designated, contribution it makes to the cultural a significant adverse impact or the Development affecting an inventory others are locally significant, but all are heritage of the National Park. demolition of a listed building should battlefield should be designed to conserve fragile and irreplaceable. All of these The layout, design, materials, scale, follow Historic Environment Scotland’s and, where appropriate, enhance the key provide a clear link to the history of this siting and use of any development must good practice guidance on the Use landscape characteristics and special qualities part of Scotland and the part it played be appropriate to the character and and Adaptation of Listed Buildings and of the designation. over time to create the National Park and the Demolition of Listed Buildings. appearance of the building and its setting. 9.3 Conservation areas communities we know and value today. There is a presumption against demolition or Enabling development will be considered Development in or affecting a 4.111 These assets play an important role in other works that adversely affect the special favourably where it provides a means of conservation area should: creating the attractive and interesting interest of a listed building or its setting. providing funds to secure the preservation built and cultural environments which of a listed building which is in serious a) preserve or enhance its character and Where development would result in a are important to communities and risk of collapse or irrevocable decay. appearance; and the economy. significant adverse impact, the proposal must: Such development should be used only b) use design, materials, scale, layout and after all alternative means of funding or 4.112 This policy therefore aims to preserve a) demonstrate that less intrusive siting appropriate to the site and its setting. options have been considered; enabling have been exhausted. Any such and enhance the rich cultural development will be the minimum required There will be a presumption against heritage of the Cairngorms National b) demonstrate that the impacts to secure the building’s restoration. development which would result in the Park by ensuring all development are clearly outweighed by social makes a positive contribution to its 9.2 Cultural and historic designations loss of a building within a conservation and economic benefits; and area which makes a positive contribution conservation and enhancement. Development affecting a scheduled to its character. Proposals for demolition c) minimise and mitigate any adverse 4.113 The policy will also be used to further monument, inventory garden, designed should demonstrate that attempts for effects on the asset or its setting our knowledge of cultural heritage landscape and/or battlefield should: the building’s retention, restoration through appropriate siting, layout, assets in the National Park, through or sympathetic conversion to another scale, design and construction. a) have no adverse effect on a structure the need to produce appropriate and or other remains of human activity compatible use have been considered. Any proposals for the demolition of reliable assessments of that asset and or their setting. This may require a listed building will be expected to Given the importance of design matters the effect any development might have remains to be preserved in situ, provide evidence to demonstrate that: planning permission in principle will on it. New information acquired through within an appropriate setting; and not be considered appropriate. the planning process will be added to a) the building is not of special interest; or b) conserve and where appropriate, enhance the relevant Local Authority Historic 9.4 Other cultural heritage b) the building is incapable of repair; or any structure or other remains; and Environment Record (HER) which is the main repository for new cultural heritage c) enhance its character, and the Development affecting a site, feature or use c) the demolition of the building is information and is used to inform contribution it makes to the cultural of land of local or wider cultural, historic or essential to delivering significant archaeological significance or its setting should: decision making about cultural assets. benefits to economic growth or heritage of the National Park. the wider community; or a) conserve and enhance the feature and its setting in situ where possible; or b) take reasonable measures to avoid, minimise and mitigate any adverse effects.
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Relationship with the Cairngorms Applying the policy
National Park Partnership Plan POLICY 9 4.115 This policy should be used to ensure of the historic context of the the measures taken must be the minimum 4.114 This cultural heritage policy will that any development proposals development, and must demonstrate a required to secure the building’s contribute to the Partnership Plan’s likely to affect a cultural heritage reasoned justification for their need. restoration. Sufficient information asset fully consider the importance demonstrating that the proposal meets long-term Conservation outcome and 4.121 Proposals for the demolition of a of the asset they will impact on. this requirement must be provided. is consistent with its Conservation listed building must include compelling policy framework. It will specifically 4.116 The key to preserving the cultural supporting evidence to justify the Conservation areas support Partnership Plan heritage of the National Park is managing reasons for its removal. This should 4.124 Developments affecting a conservation Policy 1.7, which is aimed at: change in an appropriate way. The include a structural survey undertaken area should be consistent with any a) protecting archaeological sites aim should be to preserve the cultural by a conservation accredited engineer. relevant conservation area appraisal and their settings and promoting heritage asset in a way which preserves or management plan. 4.122 New development does not need to understanding of their significance; its special qualities, and takes every necessarily replicate its surroundings, 4.125 Proposals for the demolition of an opportunity to enhance it for the future. b) ensuring appropriate advice and but it should respect, enhance, and have unlisted building in a conservation area investigation for archaeology is used to 4.117 Enhancement may not always be a positive impact on the building or must provide reasons for the demolition inform proposals for land use change; appropriate, and where this is structure and its setting. Proposals should and submit detailed plans of existing and the case, specialist advice must take advantage of the opportunities proposed replacement buildings if any are c) protecting and enhancing the built be sought to ensure appropriate which exist for economic, community proposed. For proposals to demolish a heritage and designed landscapes; and development is achieved in all cases. and environmental regeneration. Listed building that makes a positive contribution Buildings and Scheduled Monuments to the character of the conservation d) promoting opportunities to enjoy 4.118 Intervention may require preservation, are subject to statutory protection area, a survey of the building’s and celebrate the cultural heritage of adaptation, retention or redevelopment. and Historic Environment Scotland structural condition must be provided the National Park, including its arts, The adaptation, alteration, extension will be consulted on the acceptability to support the reasons for removal. sports and community heritage. and even partial demolition of the of proposals that would have an effect building are all options which can, in Supporting information on these features. Further information the right circumstances, form part 4.126 The level of supporting information and guidance on developments affecting of the solution. A balance is often required will be proportionate to the the historic environment can be found required to achieve the right outcome, level of intervention proposed. Where a in Historic Environment Scotland’s but in the first instance preservation significant intervention or redevelopment Policy Statement and other associated and reuse should be considered. of a listed building, conservation area, guidance at www.historicenvironment.scot. scheduled monument, inventory garden 4.119 Keeping a building or structure of cultural Enabling development and/or landscape, battlefield or feature significance in active use is often the of local cultural or archaeological 4.123 Enabling development can be a valuable best way to preserve it. Every effort importance is proposed, evidence should way to secure a listed building which should be made to allow adaptation to be provided to demonstrate that less would otherwise fall into a state of a new use without unacceptable damage intrusive options have been considered. to the character and special interest of irrevocable decay. However, it should only be used once all other means of 4.127 In addition, where a proposal has a the asset. Redevelopment should only securing the future of the building have significant adverse effect on any of the be considered where the works are been exhausted. Applications for enabling above, but is considered to offer significant compatible and necessary to further development should include details of benefits to economic growth or the wider the conservation and enhancement of all measures taken to try and secure the community, a statement (with supporting the wider cultural heritage in the area. future of the listed building and detail the evidence) justifying the intervention in 4.120 All interventions should be compatible reasons why these measures have not relation to these benefits is required. with the historic context, not overwhelm succeeded. Where enabling development This statement must demonstrate that or impose on it. They should be planned is considered an appropriate way forward the benefits could not be realised without with a comprehensive understanding to secure the future of the listed building, the proposed intervention.
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POLICY 10: RESOURCES
10.1 Water resources 10.2 Flooding 10.3 Connection to sewerage 10.4 Waste management and minimisation All development should: All development should: All development should be connected to POLICY 10 the public sewerage network unless: a) minimise the use of treated and a) be free from Medium to High risk of All development should: abstracted water; and flooding from all sources taking into a) it is in a small settlement where there a) safeguard the operation of existing account predicted impacts of climate is no, or a limited collection system, b) treat surface water and foul water strategic waste management facilities change; and in which case a private system may and all sites required to fulfil the discharge separately. Development is be permitted where it does not pose b) not increase the risk of flooding requirements of the Zero Waste Plan; required to treat surface water in or add to a risk of detrimental effect, elsewhere; and and accordance with the current CIRIA including cumulative, to the natural SuDS Manual; and c) not add to the area of land that requires and built environment, surrounding b) ensure the minimisation of waste from the construction of the development c) have no significant adverse impact on flood prevention measures; and uses or the amenity of the area; or and throughout the life of the existing or private water supplies or d) not affect the ability of the b) it is in a larger settlement where the development as defined in a site waste wastewater treatment services; and functional floodplain to store connection is currently constrained management plan or statement. d) not result in the deterioration of the or move flood waters. but is within the Scottish Water current or potential ecological status or investment programme. In such cases New waste management facilities must In exceptional cases where development contribute towards the delivery of the prejudice the ability to restore water is permitted in a Medium to High risk systems must be designed and built: bodies to good ecological status; and Zero Waste Plan and should be located area, water resilient materials and i. to a standard to allow adoption on existing waste management sites, e) not result in the deterioration construction may be required. This by Scottish Water; and or land identified for general industrial may also be necessary for development of water resources used for ii. to allow easy future connection to development, employment land or storage in Low to Medium risk areas. amenity or recreation; and the public sewer. and distribution development. All new waste f) avoid unacceptable detrimental impacts Consideration should also be given to management facilities should also reflect on the water environment and seek the type of development proposed. For the principles of the waste hierarchy. to improve the water environment some land uses there may be additional 10.5 Landfill where possible. Development should flood risk requirements or constraints, demonstrate that any impacts (including and an assessment of the Low to Medium There will be a presumption against the cumulative) can be adequately mitigated. risk area may be needed. Development development of new landfill sites and for Existing and potential impacts up and should only be permitted for uses of equal amendments to, or extensions of existing downstream of the development, or less vulnerability in accordance with landfill sites unless the development: SEPA’s Land Use Vulnerability Guidance. particularly in respect of potential a) includes appropriate measures for site flooding, should be addressed; and Developments should incorporate restoration; and g) avoid unacceptable detrimental SuDS as proportionate to the scale b) has fully considered site selection to impacts on groundwater dependent and nature of development. ensure reinstatement of derelict or terrestrial ecosystems. despoiled land; and There is a presumption against the c) includes the principles of self-sufficiency culverting of watercourses and any in terms of capacity and location; and unnecessary engineering works in the d) provides on-site facilities to allow water environment. An appropriately recycling/waste treatment. sized buffer strip will be required to be retained around all water features and designed and managed to contribute positively towards sustainable placemaking.
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What the policy aims to do 10.6 Minerals 10.8 Contaminated land 4.128 Reducing our consumption, managing All development affecting mineral reserves Development to exploit mineral reserves Development affecting contaminated land POLICY 10 waste and protecting our limited should protect future viable extraction will only be considered favourably where: will be considered favourably where: resources is integral to conserving what of a workable mineral reserve unless: a) the developer can demonstrate the a) assessments are undertaken to is important about the National Park, a) there is no alternative site; and market within the Cairngorms National identify actual and potential impacts, and helping our communities adapt to a on site and off site, of all stages of Park where the mineral will be used; and lower carbon way of living. This stretches b) the proposal fully addresses the potential development proposals on the risks from the need to protect the resources impacts of the development (and b) any significant adverse environmental to human health and also to the Park’s that exist, to facilitating development in a cumulative impact with other mineral impact can be suitably mitigated biodiversity, geodiversity, hydrology way that minimises any negative impacts and landfill sites in the area), including or is outweighed by other social and other special qualities; and and promotes positive improvement disturbance, disruption and noise, or economic benefits; and b) in the event of significant risk, to the environment. It also ensures blasting and vibration, and potential c) full restoration details are incorporated investigations and assessments including protection of public health in so far as it pollution of land, air and water, impacts as part of the proposal; and site specific risk assessments are is impacted by the development process. on local communities, individual houses submitted with planning applications to and sensitive receptors, impacts on the d) no suitable and reasonable alternatives identify actual or potential significant 4.129 The resources that exist are, in many local and national economy, effects on to the material are available. risks to human health and safety cases, a result of millions of years of natural heritage, habitats and the historic associated with the current condition of geological activity and their protection Proposals will be supported that enable environment, landscape and visual the site, and how contaminants currently is important not only because of their a higher proportion of secondary impacts and transport impacts; and interact with the surrounding ecosystem finite nature, but also the role they play aggregate/recycled materials to substitute and the Park’s special qualities; and in helping to create the landscapes we c) the development is considered for the consumption of primary value today. Some resource management to deliver the aims of the Park in aggregates, including facilities for storing, c) effective remedial action, including is the result of more recent activity, a way which outweighs its value processing and recycling construction, control and limitations of the release most notably waste and contaminated as a mineral resource; and demolition and excavation materials. of contaminant to the surrounding environment, is taken to ensure that the land. Existing waste management d) the opportunity has been provided The review of mineral permissions every site is made suitable for the development facilities are mapped in Figure 11. for extraction of the mineral resource 15 years will be used to apply up to date proposed and potential reuse by other prior to development commencing. operating and environmental standards. development, and that there are no significant detrimental effects on the 10.7 Carbon sinks and stores Park’s special qualities on or off site. Development affecting carbon sinks and stores, particularly soil and peat, should: a) protect all soil and peat from commercial extraction; and b) minimise disturbance of soils, peat and any associated vegetation; and c) include an assessment of the likely effects of development on greenhouse gas emissions and identify appropriate mitigation measures to minimise the release of stored carbon as a result of disturbance.
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Figure 11: Waste management facilities in the Cairngorms National Park Relationship with the Cairngorms Applying the policy National Park Partnership Plan 4.132 The policy will be used to ensure new POLICY 10 Civic Amenity 4.131 This resources policy will contribute development or engineering works Transfer Station to the Partnership Plan’s long-term requiring planning permission protects GRANTOWN-ON-SPEY Metal Recycler Conservation and Rural Development and, where possible, improves our
Landfill outcomes and is consistent important resources. Where uncertainty with their policy frameworks. exists regarding the risk of impact on Other Treatment It will specifically support: any resource, developers must fund AVIEMORE detailed risk and impact assessments • Partnership Plan Policy 1.2 which to clarify the impact of development. looks to enhance the resilience of habitats, species and land use to climate 4.133 Best practice on the impact of KINGUSSIE change, pest and disease risks, with a development on resources must be particular focus on collaborating on followed in all cases. This includes land use, flood management including compliance with guidance provided natural flood management, and securing by Scottish Government in its protection and sustainable management responsibility to maintain and improve of peat and carbon-rich soils; and the quality of finite resources, and through its regulatory bodies, most • Partnership Plan Policy 3.3 which notably SEPA and Scottish Water. aims to support development of a low-carbon economy, with a particular 4.134 Where development may impact a focus on: supporting businesses and resource, or have an adverse impact on communities to use less energy, neighbouring properties, a sequential reduce, reuse and recycle resources, approach should be taken to site and; promote efficient use of energy selection in line with best practice. and materials in construction. The policy of both SEPA and Scottish 4.130 The policy aims to reduce the overall Water is that all development where resource use footprint of the National possible should connect to the public Park, protect resources where drainage network. This is to prevent appropriate and ensure we use and the proliferation of septic tanks and manage natural resources in an effective any potential associated degradation way. It will assist the sustainable provision of the ground and water environment. of a supply of raw materials and ensure This is particularly relevant in instances that there is a minimum 10-year land where connection to the existing public bank of reserves for construction network is reasonable and practical. In aggregates. It will protect what is instances where this is not currently important about our resources, while possible, developers should contact facilitating appropriate development Scottish Water to ensure their private in ways which create a net-positive treatment schemes can be adopted outcome. It complements legislative (where applicable) and designed in such obligations beyond the planning act, and a way that connection to the public allows sufficient flexibility to adapt to network may be achieved easily at a changes and developments in technology future point. Rural housing development, and research associated with the protection and exploitation of resources.
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remote from public drainage networks, of redundant structures and implement 4.139 The National Park Authority aims to or High risk area on SEPA’s indicative that require a septic tank should be these measures where viable. The apply the principles of natural flood flood risk maps, you must commission POLICY 10 consulted upon with the relevant Local optimum width of a buffer strip adjacent management which are set out in SEPA’s a Flood Risk Assessment to be carried Authority and registered with SEPA. to a waterbody will be affected by the Natural Flood Management Handbook, out by a qualified professional. This width of the water course/size of water and to prevent development which should be done as early as possible to 4.135 The submission of detailed assessments body, site conditions, topography and is likely to be affected by flooding or identify constraints which may impact may be required depending on the nature additional functions. They should be to increase the likelihood of flooding on: the developable area; the achievable of the development. This may include a a minimum of 6m but could be wider elsewhere. The probability of flooding site capacity; economic feasibility; and flood risk assessment and/or drainage than 20m on major rivers or dynamic from all sources – coastal, fluvial the layout, scale and design of impact assessment. Applicants should water courses to allow them to follow (watercourses) and pluvial (surface development. Flood Risk Assessments consult Scottish Water’s Surface Water their natural course. Where there are water) – and the associated risks will may also be required for developments Policy on the appropriate treatment of opportunities to undertake restoration of be taken into account when determining in low risk areas. However, the policy surface water and foul water discharge. straightened or realigned watercourses, planning applications. The likelihood of recognises that some forms of 4.136 The submission of Construction SuDS a wider buffer may also be required. a site flooding is measured in terms of development are less sensitive or even as part of any Construction Method probabilities per annum. These include compatible with areas at risk of flooding; 4.138 Scottish Planning Policy, paragraph 194 Statement may also be required. Medium to High risk areas, where the this is explained in the SEPA Flood Risk states that ‘the planning system should: Assessments should follow best annual probability of flooding is greater and Land Use Vulnerability Guidance … promote protection and improvement practice available at that time, and than 0.5% (1:200 years), and Low to 2018. For example, the guidance states of the water environment including… will be funded by the developer. Medium risk areas, where the annual that less vulnerable uses, such as shops, wetlands… in a sustainable and co- probability of flooding is between financial and professional services, ordinated way’. Wetlands are also 4.137 Developers may be required to make 0.1% and 0.5% (1:1000 years to 1:200 restaurants and cafés, may be acceptable protected under the Water Framework improvements to the water environment years). Development that would be in areas of Medium to High risk under Directive. Phase 1 Habitat Surveys should as part of the development. Where a at Medium to High risk of flooding, certain circumstances. be used to identify if wetlands are Water Framework Directive (WFD) or would increase the probability present on or adjacent to a development 4.141 Development will also include water body specific objective is within of flooding elsewhere, will not be site. If present, a more detailed National appropriate maintenance arrangements the development boundary, or in permitted. Any development which Vegetation Classification survey will be of any measures taken to mitigate close proximity, developers will need requires measures such as land raising required to identify if the wetlands are the impact of development on the to address this within the planning to address flood risk is only likely to dependent on groundwater or surface environment. This may necessitate submission through an assessment be acceptable outside these areas. of potential measures to address the water. Wherever possible, all types of the development of a management objective and implementation, unless wetlands should be avoided by 4.140 You should consult SEPA’s flood risk statement in the case of large and adequate justification is provided. development through the inclusion of maps to find out whether your complex developments. Financial Where there is no WFD objective, the an appropriate buffer – otherwise further development site is likely to be at risk bonds may also be required to applicant should still investigate the assessment and appropriate mitigation of flooding. These maps show indicative ensure appropriate decommissioning potential for watercourse restoration will be required. flood risk areas that should be avoided or restoration following cessation along straightened sections or removal for development wherever possible. of the operation granted. Whilst not an accurate information base 4.142 Future proposals for waste about the likelihood of flooding on management should reflect the individual sites, they help identify areas principles of the waste hierarchy: were more detailed information is waste prevention; reuse; recycling; required. If any part of your development energy recovery; and waste disposal. site lies within or adjacent to a Medium
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POLICY 11: DEVELOPER OBLIGATIONS
What the policy aims to do 4.146 Current legislation enables contributions Where development creates a need to be either in kind or a financial to increase or improve public services, 4.143 New developments can have
contribution towards the provision of POLICY 11 facilities or infrastructure, or to mitigate impacts on local facilities, services new or improved facilities, services or adverse effects, the developer will be and infrastructure. It is therefore infrastructure. Any contribution will be required to make a fair and reasonable important that these impacts are based on the costs of the provision of contribution, in cash or in kind, towards assessed and, if necessary, mitigated the new or improved facility, service or the additional costs or requirements. as part of the development to ensure infrastructure required as a consequence Any contributions required must be that existing communities and future of the development. This may include necessary to mitigate the direct or residents are not adversely affected. addressing the cumulative effects of cumulative impacts of a development 4.144 This policy aims to ensure that new a number of small developments. proposal and will be proportionate to developments make an appropriate 4.147 It is important to note that developers the scale and nature of the development contribution to addressing and managing may also need to contribute towards proposed. Contributions may be the impacts of development on the secured through a planning condition, affordable housing provision and/or surrounding infrastructure and local undertake other works to facilitate the an alternative legal agreement, or a services. Contributions can be used to planning obligation made under section development, such as increasing water address problems in granting planning or waste water infrastructure capacity. 75 of the Town and Country Planning permission by reducing, eliminating or (Scotland) Act 1997 (as amended). Other on-site design aspects including compensating for unacceptable impacts road improvements, household waste Contributions may be required towards: arising from the proposed development management facilities, landscaping to make it acceptable in planning terms. a) education; and open space provision may also be required to make the development b) healthcare; 4.145 For example, contributions can be used to mitigate the impacts of the acceptable. These matters are covered c) community facilities; development such as increasing school or by other policies in the Plan. Particular d) transport provision and infrastructure healthcare capacity or improving active reference should be made to the including active travel; and/or travel provision where this is needed to relevant policy for the following: accommodate the increased population. e) mitigation of impacts on natural heritage. • Affordable housing – Policy 1 (p22) Contributions required for the above will • Design and place making – Policy 3 (p38) vary depending on the type and scale of the • Natural heritage mitigation – Policy 4 (p44) development and its location. There are differences in the need for contributions, • Water and waste water provision – contribution thresholds and the delivery of Policy 10 (p70) contributions between settlements and local authority areas. Therefore contributions sought from developments will reflect local circumstances and costs for that area. The types of contributions that are Supplementary Guidance anticipated in each settlement are set out (Developer Obligations) will be in the Community Information section of produced to provide further detail on the Plan. The Action Programme will also how Policy 11 will be implemented, be used to publish regular updates of the including guidance on how contributions contributions anticipated for each settlement will be calculated in the different local reflecting local circumstances and costs. authority areas within the Park.
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Relationship with the Cairngorms Applying the policy Healthcare National Park Partnership Plan 4.149 Planning obligations made under 4.151 Development which necessitates 4.155 A contribution may be required towards POLICY 11 4.148 This developer obligations policy section 75 of the Town and Country decommissioning of plant, structures or the provision of primary healthcare will contribute to the Partnership Planning (Scotland) Act 1997 (as associated infrastructure will be required (including GP surgeries, dental facilities Plan’s long-term Rural Development amended) are used to mitigate the to provide an appropriate bond to and community pharmacies) where outcome and is consistent with its adverse impacts of a development cover the costs of remedial, restoration the capacity of existing healthcare Rural Development policy framework. where this cannot be achieved through or reinstatement work. Where facilities has been met or exceeded. It will specifically support Partnership other means. Planning obligations necessary, this may be secured through Smaller residential developments Plan Policies 3.2 and 3.5 which, will not be used where issues can be a planning condition, an alternative legal are less likely to create the need for amongst other things, aim to deliver resolved in another way. The following agreement or a planning obligation. new healthcare accommodation. sustainable patterns of settlement and options will be considered in sequence: Education 4.156 The level of contribution required infrastructure development, enable • direct payment prior to the issue of a will depend on what is needed to new development that contributes to 4.152 Residential developments will be decision notice; required to make a contribution reasonably and proportionately mitigate the sense of place, and support active the shortfall in healthcare provision. travel and public transport provision. • the use of a planning condition; towards education where the school roll is expected to reach or exceed Contributions may be sought for: • the use of an alternative legal agreement; capacity in the future as a consequence • new permanent accommodation; or of new development. The level at • a permanent extension; or • the use of a planning obligation only which a contribution will be required where successors in title need to be varies between local authorities. • an internal re-organisation to bound by the obligation. 4.153 The contribution will be based on provide additional capacity. 4.150 In accordance with Circular 3/2012, the likely proportion of additional 4.157 The level of contribution required it must be ensured that any school children over the school’s towards healthcare will be agreed with planning obligations: capacity and will be based on the the relevant NHS Health Board. relevant local authority’s school roll • are necessary to make the proposed forecasts and anticipated school Community facilities development acceptable in planning terms; or school extension build rates. 4.158 Contributions may be sought towards the creation or enhancement of • serve a planning purpose and, where 4.154 Where a school is projected to community facilities including recreation it is possible to identify infrastructure reach or exceed capacity, the Action and leisure where a shortfall in provision provision requirements in advance, Programme will, if possible, set out has been identified. Contributions will relate to development plans; more information on the form of only be sought where this is the case mitigation that is expected to be needed • relate to the proposed development and there is an established project to (e.g. whether an extension or a new either as a direct consequence of the create or enhance a community facility. development or arising from the school is expected to be required). cumulative impact of the development in the area; • fairly and reasonably relate in scale and kind to the proposed development; and • are reasonable in all other respects.
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Transport provision and infrastructure Natural Heritage mitigation including Active Travel and compensation
4.159 Some proposals may be required to 4.164 Mitigation is defined as ‘the undertaking POLICY 11 make a contribution towards public of measures to prevent or reduce to transport provision, community an acceptable level, the impact of a transport services and infrastructure development’. Compensation is defined such as road improvements to here as ‘the provision of replacement accommodate an increase in use or areas of habitat to an equal quality the provision of an on-site bus stop (short-term or long-term) to offset to cater for the development. habitat that will be adversely affected 4.160 Active travel should be incorporated by development’. within a development where possible and 4.165 Mitigation and/or compensation will be is subject to the Design and Placemaking required where development affects Policy (p38). However, contributions may designated sites, whether or not they also be required towards the creation are inside or outside the boundary or enhancement of active travel routes of the designated area in line with in the vicinity of the site that will serve Policy 4: Natural Heritage. In some and/or benefit the development. exceptional cases, a contribution may 4.161 Contributions toward transport provision be necessary to compensate or mitigate and infrastructure will be assessed on proposals that cumulatively impact a case-by-case basis in consultation on a designated site and/or where with the relevant local authority’s mitigation is required to be provided transport and/or roads department. outwith the development site. In these exceptional cases, legal agreements Viability attached to planning permissions may be 4.162 A pragmatic approach will be taken to required to secure the agreed mitigation the payment of contributions against and/or compensation measures. the phasing of developments. This is to ensure proposals can progress and adequate account is taken of particular economic constraints or funding regimes affecting development proposals. 4.163 If a developer considers that the level of planning contribution being sought will render an otherwise commercially viable proposal to be unviable, they must demonstrate this by providing a Viability Assessment to the Authority. This assessment must be verified by a District Valuer to enable the Authority to review the level of contributions required. The developer must demonstrate through an ‘open book’ confidential basis that the requirement for contributions makes the development commercially unviable.
82 83 Cairngorms National Park Local Development Plan 2021 Community Information 5 COMMUNITY INFORMATION Overview 5.1 The information in this section of the Plan shows how each of the defined settlements in the Park is expected to develop during the Plan period. 5.2 As outlined in Section 3 (p14), the Park’s communities sit within a hierarchy which establishes three tiers of settlement: strategic; intermediate; and rural. 5.3 The majority of new development will be provided within the existing strategic settlements and the new settlement of An Camas Mòr. This represents a sustainable approach to growth and ensures that development pressure can be managed appropriately, with most new development being focused in the areas with greatest access to supporting infrastructure, services and facilities. 5.4 Within intermediate settlements, development will be of a scale which contributes towards meeting wider needs within the Park but primarily supports local communities to ensure their future sustainability. More modest areas of development land are included for this purpose. 5.5 Within rural communities, there are opportunities for limited growth which will help to consolidate the community. Site allocations 5.6 The plans for each settlement include site allocations that will support and maintain sustainable communities across the Park. The site allocations include a mix of existing operations and uses which are key to the ongoing sustainability of that community, as well as new sites which are important to attract investment, to provide additional housing, business opportunities and community facilities for the future. 84 85 Cairngorms National Park Local Development Plan 2021 Community Information
Economic development Protected open space 5.7 The main types of site allocations are: 5.11 Economic development sites are identified 5.14 Protected open spaces have been 5.17 The site allocations in this section of the • housing; where new opportunities exist to provide identified where they are important Plan identify where development may have additional economic provision within to the amenity, setting and overall an effect on a European site and specify • economic development; settlements or where existing uses help fabric of settlements. These areas the mitigation measures from Table 4 • tourism; to sustain communities. The importance often also provide locally important that will be required to ensure there is of existing businesses and business sites habitats or landscape features, or are no adverse effect on the integrity of the • community use; and is recognised and existing businesses will important recreational resources within European site. Please note that not all the • protected open space. be protected from alternative forms of settlements. They will be protected from mitigation measures in Table 4 will apply development where they provide key development. Many settlements also to all developments; only those that are 5.8 The plans also identify settlement services to communities in the Park. have networks of open spaces, paths specified in the site allocation details will boundaries, outwith which it is expected and recreational spaces that are not be required for the purposes of Habitats that proposals will require justification Tourism specifically identified but will be material Regulations Appraisal (This does not for their selected location. Where no 5.12 Sites are identified where they provide considerations in the determination of any however override the requirements of locational need exists, development on the important facilities to support the planning applications that affect them. Policy 10, which apply to all development). periphery of settlements will be resisted. tourism sector. These are largely existing The plans for the larger settlements also facilities which will be protected from Environmental considerations identify town centre boundaries, where adverse development. Proposals which 5.15 The National Park contains a number the key retail and commercial activity would result in a reduction in the of protected areas which host a variety in the community should be focused. provision of tourist facilities on these of important species and habitats that, sites will not normally be supported. Housing in accordance with Policy 4 Natural 5.9 Housing sites are identified to provide land Community use Heritage (p44), need to be taken for strategic parcels of new development. 5.13 Community use allocations have been into account during development. Development of these sites must comply identified at a number of sites to help 5.16 In particular, approximately half of the with the policies of the Plan and any communities develop proposals which specific requirements for the site noted National Park is designated as being of support their needs. A wide range of European importance for nature through in the allocation text. The identification uses are considered to fall into this of these sites within settlements does its network of European sites. While category including, but not limited to, play each European site has its own qualifying not preclude the development of areas, community halls, sports facilities, other unallocated ‘windfall’ sites, both interests which must be considered affordable housing or other uses to sustain and managed, there are some issues elsewhere within settlements and in the community. Where sites have been other locations within the Park. which affect a number of sites. These identified under this category, proposals are impacts on river Special Areas of 5.10 The proposals include indicative house will be considered on their merits, with Conservation (SACs) and impacts on density information. This information particular reference to how they add to Special Protection Areas (SPAs) with should be used as a guide to the capacity the community in which they are sited. capercaillie as a result of recreational of the site. However, proposals should disturbance. Table 4 (p86) identifies a not be constrained by these figures range of mitigation measures that could and should seek to create attractive be required where development may urban environments, with a range of have an effect on these European sites. house designs working within the site.
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Table 4: Mitigation requirements for developments that may affect European sites
Key Issue Mitigation Required Key Issue Mitigation Required
Pollution and siltation from Site operations must be managed in a way that Disturbance to qualifying A full survey must be undertaken, in accordance construction sites affecting the likelihood of pollution and siltation reaching species in river SACs with a recognised methodology, to determine if river SACs/the River Spey – watercourses connected to the SAC/River Spey Otters and other qualifying there are otters or other qualifying species in the Insh Marshes SPA – Insh Marshes SPA is eliminated. This should be species such as salmon may be vicinity of the development. An appraisal will be Contamination of a protected achieved through safe handling of potential pollutants disturbed by construction activity, required of the construction activity, design and water course can arise from and provision of interceptor drains, filters and other noise, lighting and other features use of the development to see if there would be chemical pollutants or particles measures on a site in accordance with accepted of the development design, or by any effect upon otters or other qualifying species. washed into it from construction best practice. These measures must be set out in activity from the development Any identified effects must be minimised through sites. This could result in a Construction Method Statement (CMS), which following its construction. modifications such that there will not be an adverse pollution, affect water quality should be submitted with your planning application. effect on the integrity of the European site and and potentially smother detailed in a Species Protection Plan (SPP). habitats/species. Disturbance to Sites in Aviemore may lead to a small increase in MTB Changes to water quality or The water supply must be available for the SPA capercaillie use off the main forest tracks and paths in the Kinveachy quantity in river SACs from development from known sources and these Capercaillie are sensitive to Forest SPA. For these sites, mitigation will be required abstraction and/or discharges must have a demonstrated capacity to supply disturbance caused by people to ensure: enhanced ranger presence to educate and from new development the required water without adverse effects that recreating in pine woodlands influence behaviour of MTB participants; management Water for developments will be would affect the integrity of the European site. that form their primary habitat. of MTB trails, signage and information, and promotion supplied from public or private If the capacity has not been demonstrated then Capercaillie may be disturbed of areas that are not sensitive to disturbance; and systems. Discharges and/or development will be refused until it is in place. by development that could lead removal of new trails in capercaillie areas. increases in water abstraction All waste water from developments must comply to changed levels or patterns of Specific mitigation requirements for An Camas Mòr are may change ground or surface with Policy 10.3, as well as demonstrate that there recreation within woodlands. set out within the site allocation details (see page 103), water levels in water courses will not be an adverse effect on the integrity of river as this new settlement may have an effect on a number part of or connected to a river SACs through nutrient enrichment. Please note that of capercaillie SPAs. SAC, and this may affect the this requirement may be more stringent than would integrity of the site through otherwise be required by the policy alone. changes in temperature, water levels and/or flow rates. Waste water and diffuse pollution from development contains a number of chemicals and nutrients that could pollute water courses.
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Other considerations Maps and legend 5.18 Additional information is provided 5.21 The legend for the maps and plans for each settlement to assist in the is the same for each settlement. preparation of development proposals. 5.22 Constraints to development not shown This information includes: specific on the proposals maps include but are objectives for the future development not limited to a range of local and national of each community; information on designations identified in Policies 4, 5 the key environmental constraints that and 9 that address landscape, protected are likely to affect development within species, biodiversity, woodland and the area; and guidance on the planning cultural heritage interests (e.g. Sites obligations that are likely to be required of Scientific Interest, National Nature from new development proposals. Reserves, National Scenic Areas, Ancient 5.19 These considerations will apply to Woodland Inventory sites, Scheduled development proposals on both allocated Monuments, Listed Buildings, Gardens & and unallocated sites within each Designed Landscapes and Battlefields). community. All development proposals Accurate data and information regarding should therefore demonstrate how these these and other natural and cultural factors have been taken into account. heritage sites and assets, including flood risk areas, can be obtained, as appropriate, 5.20 In addition all proposals must comply from the National Park Authority, the with the Policies set out in Section 4. relevant local authority, NatureScot, the Scottish Environment Protection Agency and Historic Environment Scotland. 5.23 The underlying base maps for the site allocations are provided by and are the property of Ordnance Survey. Any unlawful use or copying other than for the purposes of viewing and printing is prohibited. The information provided is for reference purposes only. No further copies may be made. The information provided by Ordnance Survey may not always be up to date, particularly in areas where there has been recent building. 5.24 The representation of features or boundaries in which the Cairngorms National Park Authority or others have an interest does not necessarily imply their true positions. For further information please contact the appropriate authority.
90 91 Cairngorms National Park Local Development Plan 2021 ED3 Settlement contents Settlement Boundary N Housing Mixed Use Strategic Settlements Economic Development Aviemore 94 Tourism
Ballater 107 Community AVIEMORE Grantown-on-Spey 112 Strategic Consent Kingussie 119 Town Centre Boundary Newtonmore 126 Conservation Area ED1 Protected Open Space Intermediate Settlements Town Centre Boundary Blair Atholl 131 Indicative Active Aviemore Travel Links H1 Boat of Garten 140 Braemar 143
Carr-Bridge 150 H2 Cromdale 157 Aviemore C1 Town Dulnain Bridge 162 C2 Centre Kincraig 165 ACM Boundary Map Nethy Bridge 171
Tomintoul 174 A9 C3
Rural Settlements Angus Glens 180 M1 ED2 Bruar and Pitagowan 183 Calvine 186 M2 Dalwhinnie 189 Proposed Dinnet 193 ACM to Aviemore Glenlivet 196 footbridge Glenmore 199 Glenshee 204 Insh 207 Inverdruie and Coylumbridge 210 Killiecrankie 213 New Laggan 216 Reproduced by permission of Ordnance Survey on behalf of HMSO. Road © Crown copyright and database right 2021. All rights reserved. Strathdon 219 Ordnance Survey Licence number 100040965 Cairngorms National Park Authority. © GetMapping.
92 93 Strategic Settlements Cairngorms National Park Local Development Plan 2021 Strategic Settlements AVIEMORE PROPOSALS Aviemore is the largest settlement in Badenoch and Strathspey and has grown H1: Dalfaber | Allocated for Housing 1.7ha M1: Aviemore Highland Resort | Allocated for Mixed Uses 33ha significantly in recent years. It is a thriving destination for visitors due to its Indicative Residential Capacity: 10 units proximity to the Cairngorm mountains and reputation for adventure sports. AVIEMORE AVIEMORE However, whilst the local economy is thriving there is a need for affordable The site has consent for 10 dwellings and The Aviemore Highland Resort is large site in represents a well located site that will contribute the centre of Aviemore. It currently has a range housing for people who live and work in the area. towards meeting Aviemore’s housing need. of different uses including hotels and holiday H1 accommodation, retail, recreation and housing Settlement objectives Should the existing permission and has undergone significant development expire or be varied, a revised to create the resort it is today. The allocation Flood Risk Assessment and • Protect the role of Aviemore as a key service and offers an opportunity for the enhancement and hydromorphological study will be M1 employment centre for the wider region diversification of the current uses, including the required to identify the functional provision of additional housing, retail, recreation • Support opportunities which increase the attraction of floodplain and developable area. Aviemore as a tourist and recreation destination and employment spaces. A revised Drainage Impact • Support proposals for business growth and development Medium to High probability of flood • Support links with Glenmore/Cairngorm Assessment may be required. Opportunities to create and risk exists adjacent to site. A Flood • Deliver housing that meets local needs, particularly affordable enhance blue and green networks Risk Assessment or other supporting and mid-market housing for rent and purchase are encouraged. information will be required to identify • Support the development of the ‘Active Aviemore’ initiative the developable area. (as shown indicatively on the map) to improve active travel 1:4,000 A Drainage Impact Assessment is links and opportunities in and around the town required and should address existing • Support the delivery of a new community hall facility surface water flooding issues. Existing | • Ensure the upgrade of the A9 does not significantly encroach H2: Dalfaber Allocated for Housing 5.5ha water and sewer infrastructure on the settlement Indicative Residential Capacity: 83 units runs through this site. There is an • Support the provision of off-street parking for tour buses opportunity to deculvert the outflow and heavy goods vehicles The site has consent for 83 dwellings and from Loch Puladdern through the site • Support Aviemore’s status as an exemplar walking and represents a well located site that will contribute and renaturalise the Aviemore Burn. cycling friendly settlement towards meeting Aviemore’s housing need. H2 Development should take this into Please consult the Transport Scotland website for the latest Should the existing permission account as far as possible. A9 dualling route information. This can be accessed via: expire or be varied, a revised Landscaping and structure planting will A9 Dualling Perth to Inverness (transport.gov.scot). Flood Risk Assessment and be required to ensure integration of hydromorphological study will be the development with the surrounding Developer obligations required to identify the functional landscape and ancient woodland on floodplain and developable area. and adjacent to the site. In particular, account should be taken of views into Affordable housing A revised Drainage Impact and out of the site. All housing developments should include 45% affordable housing Assessment may be required. A large sewer mains runs along the Development proposals should seek Planning obligations boundary of this site. Opportunities to protect and integrate with existing Contributions will be sought from any housing developments towards: to create and enhance blue and path networks, notably the Aviemore • Increasing Primary School capacity in Aviemore green networks are encouraged. Orbital Path which runs along the • An extension to Kingussie High School The landscaping of the site requires boundary of the site • Increasing capacity at strategic community leisure facilities European site affected: the retention and enhancement of A development brief has been Spey SAC serving Aviemore the undeveloped area of land to adopted for this site. Development Mitigation required: Other infrastructure considerations the south-east of Heather Cottage, proposals should take account of the (see table 4) 1:6,000 principles outlined in this document. • Waste Water Treatment Works Corrour Road. • Local road infrastructure 1:8,000 Fold out for overview plan of site allocations in Aviemore. 94 95 96 Cairngorms National Park Local Development Plan 2021 Strategic Settlements
M2: Land at Laurel Bank | Allocated for Mixed Uses 0.7ha ED1: Dalfaber Industrial Estate | Allocated for Economic Development 5.9ha AVIEMORE The site provides a good opportunity for The existing Dalfaber Industrial Estate provides European site affected: opportunities for economic development development that contributes to the vitality of Spey SAC the town centre. Retail and commercial uses proposals to support the economy of Aviemore Mitigation required: and the surrounding area. The estate will be will be essential at ground floor level, however (see table 4) ED1 there may be scope for residential uses on restricted to activities within Use Classes 4, 5 upper floors. and 6 and certain appropriate sui-generis uses, M2 which will be considered on a case-by-case basis, Medium to High probability of flood to ensure that an effective economic land supply risk adjacent to the site. A Flood is maintained in the area. An area of 0.75ha to Risk Assessment or other supporting the north of Dalfaber Industrial Estate is included information will be required to to allow for future expansion when the current identify the functional floodplain and site reaches capacity. Currently used for informal developable area. If residential uses recreation, pedestrian links through the site are proposed at upper floor levels, should be protected. safe access and egress will need to be demonstrated. A Drainage Impact Assessment for the northern part of the site is 1:6,500 A Drainage Impact Assessment required to address existing surface is required and should address water flooding issues. existing surface water flooding Landscaping will be required to ensure issues. Enhancement of Aviemore 1:3,000 Burn, which has been historically integration of the development with straightened, is encouraged. the surrounding landscape and ancient woodland to the north of the site.
ED2: Myrtlefield Industrial Estate | Allocated for Economic Development 1.2ha
Opportunities exist for small economic growth to complement the existing Myrtlefield Industrial ED2 Estate and any new developments should also seek to enhance the area and its surroundings, and to respect the amenity of neighbouring residential properties.
A Drainage Impact Assessment will be required to support any further development proposals and should address existing surface water flooding issues.
1:5,000
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ED3: Granish | Allocated for Economic Development 16ha C1: Land at Dalfaber Drive | Allocated for Community Uses 0.7ha
Opportunities for economic growth to complement the existing refuse site and adjacent uses exist. Land at Dalfaber Drive between the Aviemore AVIEMORE Any new development proposals should seek to enhance the area and its surroundings whilst taking Joint Cadet Centre and Main Railway Line into account previous uses on the site and potential contaminated land issues. provides an important community resource and will be protected for community use. European sites affected: Spey SAC C1 Kinveachy SPA Mitigation required: (see table 4) ED3
1:6,500
C2: Former School playing fields | Allocated for Community Uses 0.6ha
Land at the former school playing fields should European site affected: be protected from inappropriate development. Spey SAC The land adjacent to the old primary school is Mitigation required: 1:6,000 therefore allocated for community use. (see table 4) C2 Development proposals should seek A Drainage Impact Assessment Medium to High probability of to protect and integrate with existing is required and should address flood risk on site. Depending on the path networks, notably the Speyside existing surface water flooding proposed use of the site, a Flood Way which runs along the boundary issues. Consideration should Risk Assessment or other supporting of the site. also be given to the potential information may be required. Owing to the presence of small for watercourse realignment/ restoration along straigthened A Drainage Impact Assessment may watercourses, a Flood Risk be required and should address Assessment or other supporting sections of existing watercourses in and adjacent to the site. existing surface water flooding issues. information will be required to Various waste water mains and a identify the functional floodplain Landscaping and structure pumping station are located within and developable area. planting will be required to ensure this site. buffering and integration of the development with the surrounding landscape and ancient woodland to the north of the site. The ancient 1:5,000 woodland in particular must be protected from potential impacts of economic development.
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C3: Land south of Dalfaber Industrial Estate | Allocated for Community Uses 4.8ha An Camas Mòr | Strategic consent 142ha Indicative Residential Capacity: 1500 units AVIEMORE Land south of Dalfaber Industrial Estate The settlement of An Camas Mòr (ACM) will be a new sustainable community. With links to and the former Cairngorm Technology Park the Aviemore community, the people living in An Camas Mòr will form a community of their provides an important community resource own which is inclusive and vibrant with a demographically balanced population. and will be protected for community use. The site is the proposed location of the new The consent forms a strategic part of the overall housing land supply for the Badenoch and Aviemore Hospital. Strathspey part of the National Park. While it is likely to take many years to be completed, it will then be a strategic settlement. In the short term, An Camas Mòr will rely on the services of A Drainage Impact Assessment Aviemore, however it will progressively relieve pressure from the existing settlement, becoming may be required to address surface C3 a new community in its own right. water flooding. Settlement objectives
• To deliver An Camas Mòr as a new settlement which will, on completion hold a strategic role in this part of the National Park. • To ensure the new settlement acts as a focus for growth serving the wider Badenoch and Strathspey area. • To develop a community of up to 1,500 homes developed over time which relieves pressure for new development currently focusing on Aviemore. • To demonstrate innovation in design and sustainable construction and living. 1:6,000 • To encourage opportunities for partnership working in the overall development of the settlement.
101 102 Cairngorms National Park Local Development Plan 2021 Strategic Settlements
European sites affected: A Recreation Management Plan (RMP) will be In addition to the RMP, mitigation measures Spey SAC required. The RMP must detail sufficient and will be required to restrict informal parking Kinveachy SPA robust measures to ensure that the proposed opportunities at track ends and lay-bys along the
Cairngorms SPA development will not result in any adverse effect on B970 north to the junction with Boat of Garten AVIEMORE Abernethy SPA the integrity of any European site. It must also cover: and south to Feshie Bridge where they provide Mitigation required: 1. Prevention of informal parking at track quick access to capercaillie woods. (see table 4) and access entrances to Drumintoul lodge and Atnahatnich farm. Should the existing permission 2. New path provision in Loch expire or be varied, a revised Flood Pityoulish area to provide suitable Risk Assessment will be required to alternative walking area to east of identify the functional floodplain and ACM (drawing potential visits away developable area of the site. Any new from the woodlands around the pedestrian or road access crossing Drumintoul lodge). the River Druie or River Spey will require a detailed Flood Risk and 3. Diversionary car parking in vicinity Hydromorphological Assessment to of Loch Pityoulish linking to new inform its design. A Drainage Impact paths in area. Path closure in vicinity Assessment will be required and of lodge from Coylum Road and should address existing surface water reconsidering the link proposed in flooding issues. indicative masterplan. Landscaping and structure planting will 4. Awareness raising, promoting be required to ensure integration of alternative locations for recreation the development with the surrounding and avoiding recreation in sensitive landscape and ancient woodland to the areas through off-site measures, north of the site. (e.g. media/leaflets/ranger events targeted at ACM residents). Any proposal, including the provision of associated services, must consider 5. Ranger presence during key season in the impact on cultural heritage assets vicinity of sensitive areas. including the Scheduled Monument 6. Provision of a network of attractive within the site, considering disturbance paths in and around ACM with access above and below ground, and any to areas that are not sensitive. impact made both to individual 7. Provision of a range of attractive resources and in a cumulative manner. areas for dog walking (including off- Mitigation for potential direct impacts lead dog walking) on ACM site and upon assets including the scheduled 1:8,000 Rothiemurchus Estate area away from monument should also be given due capercaillie sensitive areas. attention. 8. Development of MTB opportunities Connection to the public sewer will on Pityoulish Hill and woods. be required once the first phase of development is complete. However, 9. Diversionary car parking at Loch an an interim solution may be acceptable Eilein. Free parking or equivalent where this accords with the Resources measures for ACM residents early policy. Scottish Water should be mornings and late in afternoons. contacted at an early stage in relation 10. Removal of new informal paths within to water and waste water supplies. sensitive parts of Rothiemurchus area if they develop.
103 104 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Housing Economic Development New open space An Camas Mòr will be a community Proposals should incorporate and Tourism H1 in its own right, but by virtue of enhance recreational infrastrucure, Community its location, it will have a special ensuring adequate space for the
relationship with Aviemore. Many of needs of the growing community. Protected Open Space BALLATER the services used by residents of the A Recreation Management Plan (RMP) Town Centre Boundary community will be in Aviemore and will be required. The RMP must detail over time this will be reciprocated. sufficient and robust measures to Conservation Area There is a long-standing expectation ensure that the proposed development New open space locally, that the land on either will not result in any adverse effect on side of the River Spey should be the integrity of any European site. made available as a resource for A Masterplan for An Camas Mòr the Aviemore and An Camas Mòr will be required. communities for recreation and leisure with potential for sports facilities, playing fields, paths, woodland, and allotments and others. Fundamental to the site’s delivery is a new foot/cycle bridge across the River Spey with a path directly linking central Aviemore and An Camas Mòr to ensure that the communities are true partners. The Masterplan ED1 for An Camas Mòr will be expected to acknowledge this objective and demonstrate how An Camas Mòr, with other parties, will directly contribute to its delivery. An Camas Mòr will seek to actively discourage the use of private cars through detailed design, early provision of regular and affordable public transport links, and provision of a network of paths for C1 walkers and cyclists giving effective links within the community and with the surrounding area. Roads within the development will safely give priority to walkers/cyclists of all abilities and will seek to establish new standards for informal layout and design which The Highland Council will accept for adoption. Account should be taken of the priorities and recommendations set out in the HITRANS Aviemore T1 Active Travel Audit. Reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2021. All rights reserved. Ordnance Survey Licence number 100040965 Cairngorms National Park Authority. © GetMapping.
105 106 Strategic Settlements Cairngorms National Park Local Development Plan 2021 Strategic Settlements BALLATER PROPOSALS Ballater is the largest settlement in the Aberdeenshire area of the National Park, H1: Monaltrie Park | Allocated for Housing 8.1ha ED1: Ballater Business Park | Allocated for Economic Development 0.6ha playing a strategic role in this part of Upper Deeside. The town is characterised Indicative Residential Capacity: 250 units by its built heritage and strong royal connections. It is also a key service centre BALLATER The site is an existing Business Park owned by BALLATER providing for the surrounding rural communities and visitors to the area. The site is allocated for up to 250 dwellings in total. It is proposed that the first phase of 90 dwellings will be delivered in the current Plan period, with the remainder for delivery beyond 2025. In addition, Aberdeenshire Council. The site is now largely there is capacity for other mixed uses including business and community uses. The boundary of the developed and in operation and should be development area and new open space is indicative. A masterplan for the whole site, including the protected from adverse uses not compatible existing and new areas of open space, will be required as part of the planning application. It should with economic development. address the following matters: the boundary between the open space and the housing; the phasing of Settlement objectives Any future development will development and; the provision of multiple points of vehicular access. It will also need to demonstrate need to take account of the how the viability of the Highland Games event and adequate parking for that event will be maintained. • Conserve and enhance Ballater’s distinctive built functional flood plain as defined heritage and the integrity of its Conservation Area European site affected: in the Ballater Flood Study. • Increase the attraction of Ballater as a business, Dee SAC European site affected: tourist and recreation destination Mitigation required: Dee SAC ED1 • Deliver housing that meets local need (see table 4) Mitigation required: and affordable housing, including low-cost (see table 4) ownership and affordable housing for rent New open space • Increase and enhance flood management and resilience 1:3,500
Developer obligations H1 T1: Caravan Park | Allocated for Tourism 2.7ha
Affordable housing An existing established caravan and camping site All housing developments should include 45% affordable continuing to support the provision of tourism housing accommodation which should be protected from New open space Planning obligations adverse development. Any significant change Contributions will be sought from any housing developments to the layout or any increase in the number of T1 towards: caravans onsite is unlikely to be supported due 1:6,000 to flooding constraints. • Aboyne Academy Medium probability flood risk exists to Landscaping and structure planting will • Ballater Medical Practice Any future development will be the east and south of the site and the be required to ensure integration of limited to non-residential/ Other infrastructure considerations site itself may be affected by flood risk the development with the surrounding non-camping use and should take • Waste Water Treatment Works capacity in the eastern corner. Aberdeenshire landscape and adjacent open space. account of the functional flood Council has commissioned a flood Development in the northern part of the plain as defined by the Ballater study for Ballater. Any site layout will site should retain the existing orchard Flood Study. need to take account of the functional and woodland and must be sympathetic European site affected: floodplain, as defined in the Ballater to the setting of Monaltrie House. Dee SAC Flood Study, and will require safe Development proposals should seek Mitigation required: access and egress. The open spaces to protect and integrate with existing (see table 4) must maintain and, where possible, path networks, notably the Deeside Way enhance their existing flood storage which runs along the boundary of the site. and conveyance properties. 1:4,000 Development proposals should A Drainage Impact Assessment will incorporate and enhance Monaltrie Park, be required and should address ensuring adequate space is provided for all existing surface water flooding issues. the current facilities at the park including Fold out for overview plan of site allocations in Ballater. the existing sports pitches and car park.
107 106108 109 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N H2 Housing Economic Development T1 Tourism C1: Former School site | Allocated for Community Uses 0.4ha Community C3 The site of the former school provides an Protected Open Space opportunity for development that can benefit the Town Centre Boundary C1 community. It currently has planning permission C2 for 26 affordable dwellings. Conservation Area
Former school building is listed and located within Ballater conservation area. Any revised planning applications H1 for the site will need to be sensitively designed to reflect this. GRANTOWN-ON- SPEY C1
1:3,000 Indicative line of railway
ED1
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110 111 Strategic Settlements Cairngorms National Park Local Development Plan 2021 Strategic Settlements GRANTOWN-ON-SPEY PROPOSALS
Grantown-on-Spey lies in the north of the National Park. It was designed as a H1: Beachen Court | Allocated for Housing 5.1ha H2: Castle Road | Allocated for Housing 3.6ha planned town and is the historic capital of Strathspey. The town itself has a wide Indicative Residential Capacity: 53 units Indicative Residential Capacity: 50 units range of businesses and facilities, many of which are located along the town’s High Street and main square. The site has an approved Development Brief and an existing planning permission for 53 dwellings. It The site is allocated for up to 50 dwellings. is currently under construction. Any future/amended development proposals should be in general A masterplan for the whole site will be H2 accordance with the principles in the Development Brief. required as part of any planning application.
Settlement objectives There are small watercourses on the boundary of the site and a Flood Risk Assessment or other supporting • Protect the role of Grantown-on-Spey as a service centre information will be required. for Strathspey • Conserve and enhance Grantown-on-Spey’s distinctive Landscaping and structure planting built heritage and the integrity of its Conservation Area will be required to ensure integration of the development with the • Support the delivery of housing that meets local needs GRANTOWN-ON- SPEY GRANTOWN-ON- SPEY surrounding landscape and ancient • Support opportunities to increase the attraction of H1 woodland to the north of the site. Grantown-on-Spey as a tourist and recreation destination, particularly the Strathspey Railway extension A Drainage Impact Assessment • Support proposals for business development, is required and should address European site affected: growth and diversification existing surface water flooding Spey SAC • Maintain a range of community facilities issues. Enhancement of the small Mitigation required: European site affected: watercourses running through the (see table 4) • Support proposals for safe active travel around Spey SAC Grantown-on-Spey and beyond to Dulnain Bridge and Carr-Bridge site, which have been historically Mitigation required: straightened, is encouraged. (see table 4) 1:4,000
Developer obligations 1:4,500 ED1: Woodlands Industrial Estate | Allocated for Economic Development 7.4ha
Affordable housing Should the extant permission expire or be varied: All housing developments should include 25% affordable housing The site is an existing Industrial Estate. It is largely developed and in operation with A revised Flood Risk Assessment will Planning obligations some limited capacity for future economic be required. Contributions will be sought from any housing developments towards: development to the east of the proposed • Increasing capacity at strategic community leisure facilities A revised Drainage Impact Strathspey Railway extension. Any future serving Grantown-on-Spey Assessment will be required and any proposals should complement existing uses, new development must take account Other infrastructure considerations safeguard the railway extension proposal and of and ensure integration with the seek to enhance the area and its surroundings. ED1 • Waste Water Treatment Works capacity existing SuDS scheme. Proposals for further development on the site would require a Drainage Impact Assessment, which should address existing surface water flooding issues. Enhancement of the small watercourses running through the site, which have been historically straightened, is encouraged. A water trunk main runs through this site.
Fold out for overview plan of site allocations in Grantown-on-Spey. 1:3,500
112 113 114 Cairngorms National Park Local Development Plan 2021 Strategic Settlements
T1: Caravan Park | Allocated for Tourism 11.3ha C1: Mossie Road | Allocated for Community Uses 0.5ha3.6ha
An existing established caravan and camping site continuing to support the provision of tourism The site lies adjacent to an existing playpark and accommodation and should be protected from adverse development. There is some capacity for provides an opportunity for development within C1 further development, particularly in the north eastern part of the site. Any future development on Grantown-on-Spey that can benefit the site must be for tourism uses and compatible with the existing operational business. the community. A Drainage Impact Assessment will European site affected: be required. Spey SAC Mitigation required: (see table 4) GRANTOWN-ON- SPEY
T1 1:2,500
C2: Strathspey Railway extension | Allocated for Community Uses 3.6ha1ha
The site is allocated for the future terminus for European site affected: the proposed Strathspey Railway extension. A Spey SAC community project is currently being progressed Mitigation required: 1:5,000 to extend the Strathspey Railway from its current (see table 4) terminus at Broomhill to Grantown-on-Spey. Owing to the presence of small Medium to High probability of flood Landscaping and structure planting watercourses and an area of Medium risk adjacent to the site. Further will be required to ensure integration to High probability of flood risk development or any proposed of the development with the adjacent to the site, a Flood Risk increase in caravan numbers will surrounding landscape. Any future Assessment is required to identify require a Risk Assessment or other development will be required to the functional floodplain and C2 supporting information to identify protect ancient woodland on and developable area. the functional floodplain and adjacent to the site. developable area. A Drainage Impact Assessment is Enhancement of the small required. Enhancement of the small watercourses running through the watercourses running through the site, which have been historically site, which have been historically straightened, is encouraged. straightened, is encouraged. A water main runs through this site. Landscaping and structure planting 1:3,000 will be required to ensure integration of the development with the surrounding landscape and woodland to the west of the site.
115 116 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Housing Economic Development H1 Tourism C3: Land at Mossie Road | Allocated for Community Uses 0.22ha3.6ha Community T1
The site is allocated for allotments and has Protected Open Space KINGUSSIE C3 planning permission. Town Centre Boundary
1:1,500 C1 C3
C4
ED2
C2 A9
ED1
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117 118 Strategic Settlements Cairngorms National Park Local Development Plan 2021 Strategic Settlements KINGUSSIE PROPOSALS Kingussie is the historic capital of Badenoch and a traditional Highland town with a H1: Land between Ardbroilach Road and Craig an Darach | Allocated for Housing 19.6ha ED1: Council Depot | Allocated for Economic Development 0.9ha long central High Street. The town has a thriving community and is a focus for local Indicative Residential Capacity: 300 units services and facilities. Future development should complement the historic character
KINGUSSIE The council depot provides much needed KINGUSSIE of the town and enhance economic development and tourism. The site has capacity for a phased development of 300 dwellings with opportunities for economic development and community uses. Any future proposals on the site will need to be supported by a economic development in the community and masterplan.The site will provide for housing demand in Kingussie over the Plan period and beyond 2025. should be protected from adverse development or any reduction in facilities which support the Settlement objectives wider economy. ED1 Medium to High probability flood risk • Support Kingussie’s role as a service centre for Badenoch exists on part of the site. A Flood • Support proposals for business development, growth Risk Assessment will be required to and diversification H1 accompany any further development • Improve tourist and recreation facilities proposals. • Support the delivery of housing to meet local needs, particularly A Drainage Impact Assessment is affordable housing required and should assess surface • Ensure Kingussie’s built heritage is preserved and enhanced water flooding. • Support the regeneration of Am Fasgadh • Increase and enhance flood management and resilience • Support opportunities that utilise the benefits of the A9 dualling 1:4,000 for Kingussie • Support Kingussie’s status as an exemplar walking and ED2: McCormacks Garage | Allocated for Economic Development 0.1ha cycling friendly settlement Please consult the Transport Scotland website for the latest A9 dualling route information. This can be accessed via: A small area of land that is currently occupied A9 Dualling Perth to Inverness (transport.gov.scot). by a garage. Allocated to protect the site from adverse uses not compatible with economic development. 1:7,000 Developer obligations Medium to High probability flood A Drainage Impact Assessment is Appropriate transport access will be risk lies adjacent to the site. A Flood required and should assess potential required to service the site from the Risk Assessment or other Affordable housing ED2 surface water flooding. A water main A86 Trunk Road. supporting information will be All housing developments should include 25% affordable housing runs through this site. Development proposals should required to accompany any further Planning obligations Landscaping and structure planting incorporate and enhance the area development proposals. Contributions will be sought from any housing developments towards: will be required to ensure integration of protected open space along Sewer mains cross this site. • An extension to Kingussie High School of the development with the the southern boundary of the site, • Increasing capacity at strategic community surrounding landscape and ancient accessed via Dunbarry Terrace. leisure facilities serving Kingussie woodland surrounding the site. Other infrastructure considerations • Waste Water Treatment Works capacity
1:2,500
Fold out for overview plan of site allocations in Kingussie.
119 120 121 Cairngorms National Park Local Development Plan 2021 Strategic Settlements
T1: Kingussie Golf Club Caravan Park | Allocated for Tourism 2.7ha C1: Ardvonie Car Park | Allocated for Community Uses 0.2ha
An existing established caravan and camping European sites affected: Community car park identified in recognition KINGUSSIE site which plays an important role in supporting Spey SAC of the role it serves in supporting the needs of the provision of tourism accommodation within Insh Marshes the community. The site will be protected from Kingussie. The site should be protected from Spey – Insh Marshes SPA alternative forms of development. adverse uses which are not compatible with Mitigation required: (see table 4) tourism development. There is some capacity for further development, particularly on the south western part of the site. Any future development must be for tourism uses and compatible with the existing operational business. C1 Medium to High probability flood T1 risk across parts of the site. A Flood Risk Assessment will be required to accompany any further development proposals to identify the functional floodplain and inform site layout. 1:2,500 A Drainage Impact Assessment may be required to assess surface water flooding issues. A water main C2: Car Park | Allocated for Community Uses 0.2ha crosses this site. Landscaping and structure Community car park identified in recognition planting will be required to ensure of the role it serves in supporting the needs of integration of the development the community. The site will be protected from with the surrounding landscape alternative forms of development. and to protect the ancient woodland within and surrounding the site.
1:4,000 C2
1:3,000
122 123 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Housing Economic Development Tourism C3: Land west of Spey Street (Am Fasgadh) | Allocated for Community Uses 1.9ha Protected Open Space The site lies to the west of Spey Street and Town Centre Boundary adjacent to the railway line. It is identified to support the reuse and redevelopment of the site for community uses.
Medium to High probability flood NEWTONMORE risk exists across the site. A Flood Risk Assessment will be required to identify the developable area. A Drainage Impact Assessment is required and should assess surface T1 water flooding. Various water and sewer mains cross this site.
C3
1:5,000
C4: Car Park | Allocated for Community Uses 0.2ha
Community car park identified in recognition of the role it serves in supporting the needs of the community. The site will be protected from alternative forms of development.
ED1
ED2
C4 A9 H1 1:2,000
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124 125 Strategic Settlements Cairngorms National Park Local Development Plan 2021 Strategic Settlements NEWTONMORE Newtonmore is a traditional highland village located in south Badenoch. The H1: Land between Perth Road and Station Road | Allocated for Housing 11.9ha ED1: Rear of Café | Allocated for Economic Development 1.3ha village contains a number of local services and is also home to the Highland Folk Indicative Residential Capacity: 120 units Museum which attracts many visitors to the village. The site is allocated for a total of 120 dwellings. There is currently an existing planning consent on part Land to the rear of the café provides some of the site for 81 dwellings. As a visually prominent site, the design of any detailed proposals must take opportunity for low-impact economic account of the sensitive setting of the village, and should be designed in a way which promotes the development to support the sustainability highest standards of access, layout, building design and public realm. of the community. Settlement objectives NEWTONMORE Medium to High probability flood ED1 NEWTONMORE risk adjacent to the site. A Flood • Support and enhance local services Risk Assessment or other supporting • Support opportunities to increase the attraction of Newtonmore information will be required to for tourism and recreation identify the functional floodplain and • Support proposals for business growth, diversification and developable area. development A Drainage Impact Assessment • Support the delivery of housing to meet local needs would be required to accompany • Increase and enhance flood management and resilience development proposals. • Support opportunities that utilise the benefits of the A9 dualling Landscaping and structure planting for Newtonmore will be required to ensure integration Please consult the Transport Scotland website for the latest of the development with the A9 dualling route information. This can be accessed via: surrounding landscape. A9 Dualling Perth to Inverness (transport.gov.scot). 1:4,000
Developer obligations H1 ED2: Industrial Park | Allocated for Economic Development 4ha
Affordable housing The existing industrial estate/business park European sites affected: All housing developments should include 25% affordable housing 1:6,000 will be protected and developments which Spey SAC consolidate the economic provision of Insh Marshes Planning obligations Spey – Insh Marshes SPA Contributions will be sought from any housing developments towards: Medium to High probability flood A Drainage Impact Assessment may this site will be supported providing they demonstrate that a safe and convenient Mitigation required: (see table 4) • An extension to Kingussie High School risk exists in the southern part of be required to address surface water the site. A Flood Risk Assessment flooding. Sewer mains run through access can be achieved. • Increasing capacity at strategic community leisure facilities will be required to identify the this site. serving Newtonmore Medium to High probability flood developable area for any further Landscaping and structure planting risk exists over a large part of the development proposals. will be required to ensure integration site. A Flood Risk Assessment or of the development with the other supporting information will be surrounding landscape. required to identify the functional floodplain and developable area for any further development proposals. ED2 A Drainage Impact Assessment would be required to address any further development proposals. 1:6,000
Fold out for overview plan of site allocations in Newtonmore.
126 127 128 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Housing Economic Development Tourism T1: Highland Folk Museum | Allocated for Tourism 20.3ha Community Protected Open Space The Highland Folk Museum plays an important role in supporting the economy by increasing the attraction of Newtownmore for tourism and recreation. The site will therefore be protected from Conservation Area adverse development. Future development proposals should enhance the tourism offering and be compatible with the exisitng operational business. H1 BLAIR ATHOLL European sites affected: Spey SAC Insh Marshes Spey – Insh Marshes SPA Mitigation required: (see table 4) T1 T1
ED1 H2
T3 1:8.500
Medium to High probability flood A Drainage Impact Assessment may risk lies within and adjacent to the be required to address any further site. A Flood Risk Assessment may development proposals and should be required to accompany any address existing surface water further development proposals. flooding issues. Enhancement of the small watercourses running through the site, which have been historically straightened, is encouraged. A9
Land outwith National H3 Park Boundary T2
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129 130 Intermediate Settlements Cairngorms National Park Local Development Plan 2021 Intermediate Settlements BLAIR ATHOLL PROPOSALS
Blair Atholl is a small village located in the south of the Cairngorms National H1: Old Bridge of Tilt | Allocated for Housing 1ha H2: Main Road | Allocated for Housing 0.4ha Park. It is an attractive and historic village, home to Blair Castle and gardens, Indicative Residential Capacity: 20 units Indicative Residential Capacity: 10 units making it popular for visitors. The local economy is focused on tourism and land-based employment. The site is allocated for up to 20 dwellings to The site is allocated for up to 10 dwellings. contribute to meeting Blair Atholl’s housing need. Development on the site should seek to reflect The development should seek to complement the pattern of housing evident along the main the existing character of Old Bridge of Tilt and road in Blair Atholl and postively contribute to BLAIR ATHOLL BLAIR ATHOLL Settlement objectives ensure there is safe vehicular and pedestrian the character of the village. access between the site and the village. • Support Blair Atholl’s role as a key gateway centre for Due to the presence of a small H2 A Drainage Impact Assessment recreation and tourism in this part of the National Park watercourse, a Flood Risk will be required and should assess • Conserve and enhance Blair Atholl’s distinctive built heritage, the Assessment will be required to potential surface water flooding. integrity of its Conservation Area and the setting of the village identify the developable area. There is no waste water network H1 • Support upgrades to the Village Hall A Drainage Impact Assessment is within the vicinity of the site and the • Support proposals for safe active travel around the village and required and should assess potential installation of a connection will be to surrounding settlements surface water flooding. Depending on the responsibility of the developer. • Deliver affordable housing the size of the proposed development, European site affected: • Increase and enhance flood management and resilience Depending on the size of the further investigations such as Water Tay SAC • Support appropriate inward investment opportunities arising proposed development, further Impact Assessment and Flow and Mitigation required: from the A9 and Highland Main Line improvements investigations such as a Water Pressure tests will also be required. (see table 4) Impact Assessment and Flow and • Support opportunities that utilise the benefits of the A9 dualling Landscaping and structure Pressure tests will be required. A for Blair Atholl planting will be required to ensure water main runs through this site. 1:2,500 Please consult the Transport Scotland website for the latest integration of the development with A9 dualling route information. This can be accessed via: Landscaping and structure planting the surrounding landscape. A9 Dualling Perth to Inverness (transport.gov.scot). will be required to ensure integration of the development with the surrounding landscape. European site affected: H3: Land North of Old Orchard | Allocated for Housing 0.38ha Developer obligations Road improvements, specifically Tay SAC localised road widening around the Indicative Residential Capacity: 8 units entrance to the site, will be required. Mitigation required: Affordable housing (see table 4) The site is allocated for 8 dwellings and has European site affected: All housing developments should include 45% affordable housing planning permission. Tay SAC 1:2,000 Mitigation required: (see table 4)
H3
1:1,500
Fold out for overview plan of site allocations in Blair Atholl.
131 132 133 Cairngorms National Park Local Development Plan 2021 Intermediate Settlements
ED1: Blair Atholl Sawmill Yard | Allocated for Economic Development 3.5ha T1: Blair Castle Caravan Park | Allocated for Tourism 19.8ha
The site is an existing Industrial Estate. It is largely An existing established caravan and camping site continuing to support the provision of tourism developed and in operation with some capacity accommodation and should be protected from adverse development. Any future development on the for future economic development. It should be ED1 site must be for tourism uses and compatible with the existing operational business. Any development protected from adverse uses not compatible proposals should also have particular regard to the sensitive location of this site within the grounds of BLAIR ATHOLL with economic development. Blair Castle including the protection of the areas of ancient or native woodland. Medium to High probability flood risk exists on the site. Any proposals for further development on the site will require a Flood Risk Assessment. A Drainage Impact Assessment will be required and should assess existing surface water flooding issues. T1 European site affected: Tay SAC Mitigation required: (see table 4)
1:5,000
European site affected: Tay SAC Mitigation required: (see table 4)
1:8.500
Medium to High probability flood A Drainage Impact Assessment risk exists adjacent to the site. Any will be required and should assess proposals for further development existing surface water flooding or any increase in caravan numbers issues. Depending on the size of will require a Flood Risk Assessment the proposed development, further to identify the functional floodplain investigations such as Water Impact and developable area. Assessment or Flow and Pressure tests will be required.
134 135 Cairngorms National Park Local Development Plan 2021 Intermediate Settlements
T2: Caravan Park | Allocated for Tourism 0.5ha T3: Visitor Gateway | Allocated for Tourism 1.8ha
An existing established caravan and camping European site affected: The site has planning permission for a gateway site continuing to support the provision Tay SAC centre including a new rangers’/interpretation of tourism accommodation and should be building, new retail units, car park, visitor Mitigation required: protected from adverse development. Any (see table 4) square and site entrance. Much of this has been future development on the site must be for completed but there is some limited capacity BLAIR ATHOLL tourism uses and compatible with the existing for further development on the site. operational business. Should the existing permission be Any proposals for further varied, a Flood Risk Assessment will T3 development or any increase in be required due to adjacent Medium caravan numbers will require a to High probability flood risk. Flood Risk Assessment to identify Consideration will need to be given the functional floodplain and to any culverts/bridges which may developable area. exacerbate flood risk. A Drainage Impact Assessment A Drainage Impact Assessment may will be required to address surface be required to address surface water water flooding. Depending on the T2 flooding. Depending on the size of size of proposed development, proposed development, further further investigations such as Water investigations such as Water Impact Impact Assessment or Flow and Assessment or Flow and Pressure Pressure tests will be required. tests will be required. European site affected: Tay SAC Mitigation required: (see table 4)
1:4.500 1:4.500
136 137 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Economic Development Tourism Protected Open Space
T1 BOAT OF GARTEN
ED1
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138 139 Intermediate Settlements Cairngorms National Park Local Development Plan 2021
Settlement Boundary N BOAT OF GARTEN PROPOSALS Housing Economic Development Boat of Garten is a thriving community and the village has a number of services Tourism ED1: The Steam Railway Station | Allocated for Economic Development 2.7ha that support the local community and visitors. The Strathspey Railway also Protected Open Space stops in Boat of Garten and is a key visitor attraction in the village. No new BRAEMAR Land at the station provides an opportunity for Conservation Area H2 housing allocations have been identified in the village as a result of environmental further economic development in support of the constraints. However, small-scale housing proposals, particularly for affordable village. Any new development should ensure the housing, may still be supported under the Plan’s general Housing policy. enhancement of this important tourism facility. A Drainage Impact Assessment will Settlement objectives be required for this site. BOAT OF GARTEN
• Support the delivery of housing to meet local needs, particularly affordable housing and opportunities for community-owned housing ED1 • Support proposals for small-scale business development • Support proposals for safe active travel around the village and beyond to Grantown-on-Spey H1 • Maintain high-quality community facilities
Developer obligations H4 ED1
Affordable housing All housing developments should include 25% affordable housing ED2 Planning obligations H3 Contributions will be sought from any housing developments towards: • Increasing capacity at strategic community leisure facilities serving Boat of Garten
1:5,000
T1: Boat Of Garten Caravan & Camping Park | Allocated for Tourism 2.2ha
The existing caravan and camping site supports the provision of tourism accommodation within T1 Boat of Garten and will be protected from adverse development. Where appropriate, enhancement opportunities which are compatible T1 with the existing use will be supported.
A water main runs along the boundary of this site.
Reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2021. All rights reserved. Ordnance Survey Licence number 100040965 Cairngorms National Park Authority. © GetMapping. Fold out for overview plan of site allocations in Boat of Garten. 1:5,000
140 141 142 Intermediate Settlements Cairngorms National Park Local Development Plan 2021 Intermediate Settlements BRAEMAR PROPOSALS
Braemar is a small village located at the western end of Upper Deeside. The village H1: Chapel Brae | Allocated for Housing 0.4ha H3: Kindrochit Court | Allocated for Housing 0.4ha itself is characterised by its historic architecture and strong royal connections, making Indicative Residential Capacity: 6 units Indicative Residential Capacity: 11 units BRAEMAR it an attractive destination for visitors. The village is also benefiting from significant BRAEMAR investment as a result of the new Heritage Centre and the extensive redevelopment The site is allocated for up to 6 dwellings to European site affected: The site has existing planning permission for European site affected: contribute to meeting Braemar’s housing needs. 11 dwellings. The site has been previously of the Fife Arms Hotel. Dee SAC Dee SAC Development of the site must be of a high Mitigation required: developed and provides an important Mitigation required: quality which is sympathetic to the character of (see table 4) opportunity to contribute to meeting (see table 4) Settlement objectives the village and conservation area. Braemar’s affordable housing needs. The site is located within the Should the existing permission be amended the • Enhance the role of Braemar as a local service centre Braemar Conservation Area. following must be considered: • Support opportunities to enhance and diversify the local economy, enhance the role of tourism and improve car parking provision The site is located within the • Conserve and enhance Braemar’s distinctive built heritage and the Braemar Conservation Area. integrity of its Conservation Area A Drainage Impact Assessment • Deliver housing to meet local needs particularly affordable housing H1 will be required to address surface • Support proposals for small-scale business development water issues. A sewer mains runs through the site.
1:3,000 H3 Developer obligations H2: St Andrews Terrace | Allocated for Housing 1.8ha Affordable housing Indicative Residential Capacity: 30 units 1:3,000 All housing developments should include 45% affordable housing Planning obligations The site has existing planning permission for 30 European site affected: H4: Chapel Brae | Allocated for Housing 0.4ha Contributions will be sought from any housing developments towards: dwellings. The site will contribute to meeting Dee SAC Braemar’s housing needs. Indicative Residential Capacity: 6 units • Aboyne Academy Mitigation required: Should the existing permission be amended the (see table 4) • Braemar Medical Practice The site is allocated for up to 6 dwellings that following will be required: European site affected: Other infrastructure considerations H2 will contribute to meeting Braemar’s housing Dee SAC • Waste Water Treatment Works capacity Medium to High probability flood needs. Development of the site must be of a Mitigation required: risk exists adjacent to the site. high quality which is sympathetic to the character (see table 4) A Flood Risk Assessment will of the village and adjoining conservation area. therefore be required to identify Development must also take account of the the developable area. site’s sensitive topography, its location on the edge of the settlement, the mature trees within Landscaping and structure planting the site and any established footpath passing will be necessary to ensure through the area. integration of the development with the surrounding landscape. A Drainage Impact Assessment will be required. A Drainage Impact Assessment will be required and should assess existing H4 surface water flooding issues.
1:3,000
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143 144 145 Cairngorms National Park Local Development Plan 2021 Intermediate Settlements
ED1: Ambulance Station | Allocated for Economic Development 0.1ha T1: Caravan Park | Allocated for Tourism 5.4ha BRAEMAR The site is allocated for economic development The site comprises of an existing caravan and European site affected: uses. It is a former Ambulance Station/depot camping park which continues to support Dee SAC the provision of tourism accommodation in and is now redundant. The site is divided in Mitigation required: two by an existing access road running through Braemar and should be protected from adverse (see table 4) the site. development. There may be capacity for further development in the southern part of T1 Part of the site is located within the ED1 the site, although future development is likely Braemar Conservation Area. to be constrained by flood risk. Any future development proposals on the site must be for tourism uses and compatible with the existing operational business. Medium to High probability flood risk exists adjacent to the site. There is also a small watercourse that flows through the site. A Flood Risk Assessment will be required for 1:3,000 any increase in accommodation or change in site layout. ED2: The Mews | Allocated for Economic Development 0.3ha A water mains runs along the boundary of this site. Enhancement The site is an existing retail complex comprising 4 of the small watercourse running retail units. It should be protected for this use or through the site is encouraged. other economic development uses compatible Landscaping and structure with retail. planting will be required to ensure integration of the development with For any proposed changes to site, the following 1:4,000 must be considered: the surrounding landscape. Medium to High probability flood risk exists adjacent to the site. A Flood Risk Assessment or other supporting information may be required and used to inform the site layout. The site is located within the Braemar Conservation Area. A Drainage Impact Assessment will be required to address surface water issues. European site affected: Dee SAC ED2 Mitigation required: (see table 4)
1:2,000
146 147 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Housing Economic Development Tourism Protected Open Space
ED2 CARR-BRIDGE
ED1 H1 T1
ED3
H2
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148 149 Intermediate Settlements Cairngorms National Park Local Development Plan 2021 Intermediate Settlements CARR-BRIDGE PROPOSALS
Carr-Bridge is a village in the north of the National Park located close to the H1: Carr Road | Allocated for Housing 1.99ha H2: Crannich Park | Allocated for Housing 1.2ha A9 with good rail links. The village is home to one of the National Park’s biggest Indicative Residential Capacity: 47 units Indicative Residential Capacity: 23 units attractions – Landmark Forest Adventure Park – which attracts many visitors to the area. The village also contains a range of other facilities including hotels, shops This site has capacity for 47 dwellings during the Plan period. The detail of any development proposals This site has existing planning permission for 23 must take account of the woodland setting and should be designed in a way which promotes the dwellings and will contribute towards meeting and a garage.
CARR-BRIDGE highest standards of access, layout, building design and public realm. Carr-Bridge’s housing needs. CARR-BRIDGE Should the existing permission be amended the Settlement objectives following will be required:
• Support and maintain local services in Carr-Bridge A revised Flood Risk Assessment may • Support the delivery of housing that meets local needs, particularly be required. No development should affordable and mid-market housing take place below 256.5m AOD. • Support proposals for business, tourism and recreation in A National Vegetation Classification the village survey may be required to accompany • Support proposals for the redevelopment of the Struan House any alternative development Hotel for uses that benefit the community proposals. • Support proposals for small business units • Support proposals for safe active travel around the village and beyond to Aviemore • Support opportunities that utilise the benefits of the A9 dualling for Carr-Bridge H1 Please consult the Transport Scotland website for the latest A9 dualling route information. This can be accessed via: 1:2,000 H2 A9 Dualling Perth to Inverness (transport.gov.scot). 1:3,000 A SuDS scheme must be provided Development proposals should seek for the site and should be integrated to protect and integrate with existing Developer obligations as part of the structural landscape path networks. The development ED1: Land at Railway Station | Allocated for Economic Development 0.8ha framework for the development, must include a comprehensive Affordable housing designed to promote habitat series of open spaces, all linked by Land associated with the Railway Station and All housing developments should include 25% affordable housing enhancement. A Drainage Impact the footpath and cycle network siding presents an opportunity for investment. Assessment may be required to particularly to the woodland outwith Development should help promote Carr-Bridge Planning obligations address surface water issues. its boundary and measures will be as a tourist destination and help link the railway Contributions will be sought from any housing developments towards: Carr Road is narrow and lacks taken to ensure the protection of with the rest of the village. ED1 • Increasing capacity at Carr-Bridge Primary School space for a pedestrian sidewalk. the adjacent woodland. • Increasing capacity at strategic community leisure facilities Ensuring the inclusion of appropriate Open space should be provided A Drainage Impact Assessment will be serving Carr-Bridge mitigation measures, such as traffic to allow for peripheral planting required and should address surface Other infrastructure considerations calming and the provision of a new to screen and frame views into water flooding issues. • Waste Water Treatment Works capacity footpath link to the primary school, and out of the site as well as a Any new development will require to to address the increased level of comprehensive tree structure across protect the adjacent ancient woodland. traffic will be a key requirement of the whole area, including street and any proposed development. garden trees.
1:5,000
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150 151 152 Cairngorms National Park Local Development Plan 2021 Intermediate Settlements
ED2: Carr-Bridge Garage | Allocated for Economic Development 0.3ha T1: Landmark Forest Adventure Park | Allocated for Tourism 45.2ha
This site makes an important contribution to The Landmark Forest Adventure Park plays an extremely important role in supporting the economy of the local economy, and should be retained for both the settlement and the wider area, and appropriate proposals to enhance and expand this facility economic development purposes.
will be supported. CARR-BRIDGE Medium to High probability flood risk exists on part of the site. A Flood Risk Assessment will be required to ED2 T1 identify the developable area for any alternative development proposals. A sewer mains runs through this site.
1:5,000
ED3: Former Saw Mill | Allocated for Economic Development 3.7ha
Land that was formally occupied by a saw mill presents an opportunity for economic development in association with the upgrade of the A9. Given the site’s historical use, there are 1:5,000 potential contaminated land issues that will need to be addressed. A Drainage Impact Assessment may A National Vegetation Classification A small watercourse runs through the be required to address surface water survey will be required to site. A Flood Risk Assessment or other issues. accompany and inform the design and layout of any future supporting information may be required Landscaping and structure development proposals, particularly to identify the developable area. planting will be required to ensure as this site is included within the integration of the development A Phase 1 Habitat Survey and ancient woodland inventory. Invertebrates Survey will be required with the surrounding landscape. due to the possible presence of Development proposals should be An existing core path runs through acid grassland and other significant designed to minimise the loss of the western part of the site. Any species. Any new development will existing woodland. development proposals that would be required to protect the adjacent result in the closure of this path will need to provide new/alternative ancient woodland. ED3 path provision of equal or greater Enhancement of the small watercourse quality and amenity value. running through the site is encouraged. 1:6,000
153 154 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Housing Economic Development Protected Open Space CROMDALE
H1 ED1
H2
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155 156 Intermediate Settlements Cairngorms National Park Local Development Plan 2021 Intermediate Settlements CROMDALE PROPOSALS
Cromdale is a small village that sits in the north of the National Park on the A95. H1: Kirk Road | Allocated for Housing 1.7ha ED1: Rosebank Cottage and surrounding land | 0.3ha It has a dispersed nature and is a largely residential village. Indicative Residential Capacity: 20 units Allocated for Economic Development A small site at Rosebank Cottage has some
CROMDALE The site is allocated for 20 dwellings. Detailed CROMDALE potential to provide for economic development proposals must take account of the setting of H1 the village and should be designed in a way in the village. Any proposals must ensure that that promotes high standards of access, layout, issues regarding contamination and access are Settlement objectives building design and open space. adequately addressed. ED1 A Drainage Impact Assessment is Medium to High probability flood risk • Support the delivery of housing that meets local needs, particularly required. A Water Impact Assessment exists adjacent to the site. A Flood affordable housing or Flow and Pressure tests may be Risk Assessment will be required to • Encourage the delivery of existing housing allocations required. A water main runs through identify the developable area for any • Encourage appropriate economic growth that can support and this site. further development proposals. improve the vitality of the village A Drainage Impact Assessment is required. A Water Impact Assessment or Flow and Pressure European site affected: Developer obligations tests may be required. Spey SAC Mitigation required: Affordable housing 1:3,000 (see table 4) All housing developments should include 25% affordable housing H2: Auchroisk Park | Allocated for Housing 1.2ha Planning obligations 1:5,000 Indicative Residential Capacity: 22 units Contributions will be sought from any housing developments towards: • Increasing capacity at strategic community leisure facilities The site has planning permission in principle for serving Cromdale 22 units, some of which have been completed. The remainder of the houses are being delivered on a plot-by-plot basis, with detailed planning H2 permission required for each plot.
Depending on the size of proposed development, further investigations such as Drainage Impact Assessment, a Water Impact Assessment and Flow and Pressure tests may be required. Sewer and water mains run through this site.
1:3,000
Fold out for overview plan of site allocations in Cromdale.
157 158 159 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Housing Economic Development Protected Open Space
H2 DULNAIN BRIDGE
ED1
H1
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160 161 Intermediate Settlements Cairngorms National Park Local Development Plan 2021 Intermediate Settlements DULNAIN BRIDGE PROPOSALS Dulnain Bridge is a small village situated to the west of Grantown-on-Spey. The H1: Land west of Play Area | Allocated for Housing 0.9ha ED1: Dulnain Garage | Allocated for Economic Development 0.1ha village has a garage, post office and community hall and is well served for its size. Indicative Residential Capacity: 20 units Some growth is necessary to sustain the village and future development should The existing commercial business operating on complement the sensitive woodland setting of the village, enhance its character The land west of the playing area is suitable for European site affected: approximately 20 units. the site provides an important contribution to and support tourism. Spey SAC the local economy and should be supported Mitigation required: A Drainage Impact Assessment is and retained. ED1 required. A Water Impact Assessment (see table 4) or Flow and Pressure tests may be A Drainage Impact Assessment is Settlement objectives required for any future development DULNAIN BRIDGE
required. A sewer main runs through DULNAIN BRIDGE the site. proposals and should address surface • Support the delivery of housing that meets local needs, particularly water flooding. A Water Impact affordable housing The site layout should aim to retain Assessment or Flow and Pressure • Support proposals to enhance and diversify the local economy and and protect the existing mature trees tests may be required. the role of tourism within the site, and to safeguard the • Support proposals for safe active travel around Dulnain Bridge adjacent woodland. and beyond, including to Grantown-on-Spey and Carr-Bridge H1
Developer obligations 1:3,000 1:2,500
Affordable housing H2: Land adjacent to A938 | Allocated for Housing 1.3ha All housing developments should include 25% affordable housing Indicative Residential Capacity: 20 units Planning obligations Contributions will be sought from any housing developments towards: The site currently benefits from an existing permission for 10 dwellings, however there are • Increasing capacity at strategic community leisure facilities serving opportunities to increase the number of units Dulnain Bridge to 20. Medium to High probability flood risk adjacent to the site. A H2 Flood Risk Assessment or other supporting information will be required to inform the site layout. A Water Impact Assessment or Flow and Pressure test may European site affected: be required. A sewer main runs Spey SAC through the site. Mitigation required: (see table 4) The site layout should aim to retain and protect existing trees within and adjoining the site. 1:5,000
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162 163 164 IntermediateIntermediate SettlementsSettlements
Settlement Boundary N KINCRAIG Housing Economic Development Kincraig is a small community located between Aviemore and Kingussie. Protected Open Space There are a number of surrounding visitor attractions and employers which ED1 support the village. KINCRAIG
Settlement objectives
• Support proposals to increase the attraction of Kincraig for tourism and recreation H1 • Support proposals for small-scale business development • Support the delivery of housing to meet local needs, particularly affordable housing
A9 Developer obligations
Affordable housing All housing developments should include 25% affordable housing Planning obligations Contributions will be sought from any housing developments towards: • An extension to Kingussie High School • Increasing capacity at strategic community leisure facilities serving Kincraig
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165 166 Cairngorms National Park Local Development Plan 2021 IntermediateIntermediate SettlementsSettlements
PROPOSALS
H1: Opposite School | Allocated for Housing 5.1ha ED1: Baldow Smiddy | Allocated for Economic Development 0.3ha Indicative Residential Capacity: 40 units KINCRAIG The site currently is used for the premises of an The site is allocated for up to 40 dwellings. European sites affected: Development of the site will need to incorporate established garage business. The site should be Spey SAC protected for economic development uses. Any the wetland area towards the south of the site Insh Marshes into a SuDS feature. Spey – Insh Marshes SPA further development on the site would require: Mitigation required: (see table 4) A small watercourse runs along A small culverted watercourse lies adjacent to the site which may present the western boundary and this ED1 is culverted at the south of the a flood risk. A Flood Risk Assessment site. A Flood Risk Assessment or other supporting information may or other supporting information be required depending on proposed will be is required to establish the use and site layout. developable area. Further investigations such as a Landscaping and structure planting will Drainage Impact Assessment, Water be required to ensure integration of Impact Assessment or Flow and the development with the surrounding Pressure tests may be required. landscape. Enhancement of the small A Drainage Impact Assessment is watercourse running adjacent to European sites affected: required and will need to address the site, which has been historically straightened, is encouraged. Spey SAC existing surface water issues. 1.3 ha Insh Marshes Depending on the size of proposed Spey – Insh Marshes SPA development, further investigations Mitigation required: (see table 4) such as Water Impact Assessment or Flow and Pressure tests will be required. Enhancement of the small 1:1,500 watercourse running adjacent to H1 the site, which has been historically straightened, is encouraged.
1:5,000
167 168 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Housing Protected Open Space NETHY BRIDGE
H2
H1
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169 170 Intermediate Settlements Cairngorms National Park Local Development Plan 2021 Intermediate Settlements NETHY BRIDGE PROPOSALS
Nethy Bridge is a small woodland village and is an attractive destination for H1: Lettoch Road | Allocated for Housing 1ha H2: Land at Lynstock Crescent | Allocated for Housing 0.5 ha visitors. The village has a good range of community facilities and an extensive local Indicative Residential Capacity: 20 units Indicative Residential Capacity: 4 units path network. The site has capacity for 20 dwellings. The European site affected: The site has capacity for 4 dwellings which are European site affected: detail of any development proposals must take Spey SAC to meet the definition of affordable housing. Spey SAC account of and seek to complement the nature Part of the site is affected by the Medium Mitigation required: Mitigation required: of the woodland opposite, views towards (see table 4) probability flood risk zone and therefore (see table 4) NETHY BRIDGE NETHY BRIDGE Settlement objectives the Cairngorms, and the nature of nearby development will need to take account of development. Semi-detached and terraced this. The non-developable part of the site may dwellings, in a similar pattern to Lynstock accommodate landscaping. • Support the delivery of housing that meets local needs, Crescent, are desirable. particularly affordable housing • Support proposals for small-scale business development Medium to High probability flood Medium to High probability flood • To increase and enhance flood management and resilience risk exists adjacent to site. A Flood risk exists in the lower half of the Risk Assessment or other supporting site. A Flood Risk Assessment information may be required to or other supporting information Developer obligations determine the developable area. will be required to determine the The site will need to take account of developable area. and respond to the wider landscape Affordable housing Water infrastructure runs through context, particularly views towards H1 this site. All housing developments should include 25% affordable housing the Cairngorm plateau. Planning obligations A Construction Environmental A National Vegetation Classification Management Plan will be required. H2 Contributions will be sought from any housing developments towards: survey, protected species survey • Increasing capacity at strategic community leisure facilities serving and fungi survey will be required Nethy Bridge to accompany and inform the design and layout of any future development proposals. Water infrastructure runs through 1:3,000 1:3,000 this site.
Fold out for overview plan of site allocations in Nethy Bridge.
171 172 173 Intermediate Settlements
N
TOMINTOUL ED1 Tomintoul is a planned village and is located in a remote part of Moray. It has a number of small businesses and is an important service centre for a number of outlying settlements. The community has an active Development Trust, and the Tomintoul and Glenlivet Landscape Partnership have also recently undertaken a number of projects to H1 support and enhance aspects of the natural and cultural heritage of the area. TOMINTOUL
Settlement objectives
• Maintain local services • Support the provision of housing that meets the needs of the local community • Deliver development to support the community and local economy • Ensure Tomintoul’s distinctive built heritage is preserved and enhanced ED2 • Ensure new development preserves Tomintoul’s International Dark Sky Park status
Developer obligations
Affordable housing All housing developments should include 25% affordable housing Planning obligations Contributions will be sought from any housing developments towards: • Demand-responsive transport services H2
Settlement Boundary T1 Housing Economic Development Tourism Protected Open Space
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174 175 Cairngorms National Park Local Development Plan 2021 Intermediate Settlements
PROPOSALS
H1: Conglass Lane | Allocated for Housing 0.5ha ED1: Garage to North East | Allocated for Economic Development 0.7ha Indicative Residential Capacity: 8 units
The site has capacity for around 8 units. These The site should be retained as an important should be designed to reflect the built form of contributor to the economy of the village. TOMINTOUL Tomintoul and must take account of the sensitive Proposals for the appropriate expansion setting of the village. of business and enhancement of the site will be supported. A Drainage Impact Assessment Depending on the size of proposed ED1 is required. A Water Impact development, further investigations Assessment or Flow and Pressure such as a Drainage Impact tests may be required. Assessment will be required. A Water Impact Assessment or Flow H1 and Pressure tests may be required. There is an existing combined sewer running through the site.
1:3,000 1:3,000 ED2: Land by A939 | Allocated for Economic Development 1.2ha H2: Lecht Drive | Allocated for Housing 1.1ha Indicative Residential Capacity: 8 units The site should be retained as an important contributor to the village. Proposals for The site has capacity for around 8 units. These appropriate expansion of business and should be designed to reflect the built form of enhancement of the site will be supported. Tomintoul and must take account of the sensitive ED2 setting of the village. Depending on the size of proposed development, further investigations A small watercourse runs adjacent such as a Drainage Impact Assessment to the site. A Flood Risk Assessment H2 will be required. A Water Impact or other supporting information Assessment or Flow and Pressure will be required to determine the tests may be required. Water developable area. infrastucture runs through this site. A Drainage Impact Assessment is required. A Water Impact Assessment or Flow and Pressure tests may be required.
1:3,000
1:4,000
176 177 Cairngorms National Park Local Development Plan 2021
N
T1: Land to the South West | Allocated for Tourism 19.62.3ha ha
The site incorporates an established pod camping site and adventure playground. Any future development on the site must be for tourism uses and compatible with the existing operational business. ANGUS GLENS Owing to the presence of a small watercourse adjacent to the site, a Flood Risk Assessment or other supporting information will be required to support proposals for any further development.
T1 Glen Cova 1:6,000
Glen Isla
Glen Prosen
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178 179 Rural Settlements Cairngorms National Park Local Development Plan 2021 ANGUS GLENS N The Angus part of the National Park covers the isolated upper parts of the Angus Glens comprising a dispersed rural community. The Angus Glens cover an extensive area; however, the small population (and therefore most development) is focused within Glen Clova. With no defined settlement boundary, and no new development allocations, development here should be of a small-scale, organic nature designed to meet ANGUS GLENS local need.
Settlement objectives
• Support development that reflects and respects the
dispersed nature of the Angus Glens BRUAR & PITAGOWAN • Support appropriate economic growth which supports a thriving community • Support small-scale organic growth through the Local Development Plan’s housing policy
Developer obligations
Affordable housing All housing developments should include 25% affordable housing
A9
Land outwith National Park Boundary
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180 181 182 Rural Settlements Cairngorms National Park Local Development Plan 2021 BRUAR & PITAGOWAN Community N Bruar and Pitagowan are small communities which lie four miles to the north of Blair
Atholl. They rely on tourism and the House of Bruar to support their economy. With CALVINE no defined settlement boundary, and no new development allocations, development here should be of a small-scale, organic nature designed to meet local need.
A9 Settlement objectives
• Support the strategically important development at the House of Bruar and ensure it benefits the local community • Support small-scale organic growth through the C1 Local Development Plan’s housing policy
• Support proposals for safe active travel around the village BRUAR & PITAGOWAN and to surrounding settlements Please consult the Transport Scotland website for the latest A9 dualling route information. This can be accessed via: A9 Dualling Perth to Inverness (transport.gov.scot).
Developer obligations
Affordable housing All housing developments should include 25% affordable housing
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183 184 185 Rural Settlements Cairngorms National Park Local Development Plan 2021 CALVINE PROPOSALS Calvine lies to the north of Blair Atholl and is bound by the A9 to the north and C1: Old School | Allocated for Community Uses 0.2ha
railway to the south. It is a small community focused on tourism. With no defined CALVINE settlement boundary, development here should be of a small-scale, organic nature The site of the former school provides an designed to meet local need. opportunity for development within Calvine that can benefit the community. Possible uses may include affordable and open market housing, Settlement objectives employment, recreation and tourism.
• Support small-scale organic growth through the Local Development Plan’s housing policy • Support small-scale economic growth that supports the local community • Support proposals for safe active travel around the village and to surrounding settlements • Support opportunities that utilise the benefits of the A9 dualling for Calvine C1 Please consult the Transport Scotland website for the latest A9 dualling route information. This can be accessed via: 1:3,000 A9 Dualling Perth to Inverness (transport.gov.scot).
Developer obligations
Affordable housing All housing developments should include 25% affordable housing
Fold out for overview plan of site allocations in Calvine.
186 187 188 Cairngorms National Park Local Development Plan 2021 Rural Settlements Settlement Boundary DALWHINNIE Housing Economic Development Dalwhinnie is a small settlement at the southern end of Badenoch. The village has a well-known distillery which is an important tourist attraction and local employer. The local economy is land-based and opportunities for new tourism and economic development should be encouraged. Dalwhinnie has fragile facilities and future housing is needed to support these and to sustain a stable population. Land outwith National DALWHINNIE Park Boundary
Settlement objectives
• Diversify the local economy • Support proposals to improve tourism • Support the delivery of housing • Increase and enhance flood management and resilience • Support proposals for business development, growth and diversification • Support opportunities that utilise the benefits of the A9 dualling for Dalwhinnie Please consult the Transport Scotland website for the latest A9 dualling route information. This can be accessed via: A9 Dualling Perth to Inverness (transport.gov.scot).
Developer obligations
Affordable housing All housing developments should include 25% affordable housing Planning obligations Contributions will be sought from any housing developments towards: • An extension to Kingussie High School • Increasing capacity at strategic community leisure facilities serving Dalwhinnie
H1 ED1
A9
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189 190 Cairngorms National Park Local Development Plan 2021
Settlement Boundary N PROPOSALS Housing Economic Development Protected Open Space
H1: Land by Garage | Allocated for Housing 0.5ha DINNET Indicative Residential Capacity: 6 units
The site is allocated for up to 6 dwellings.
Medium to High probability flood risk area adjacent to the site. A Flood Risk Assessment or other supporting H1 information will be required to determine the developable area. Landscaping and structure planting H1 will be needed to ensure integration of the development with the surrounding landscape. Further investigations such as Water Impact Assessment or Flow and Pressure tests may be required. No waste water network within vicinity of site. Any installation of a connection from the site to the public sewers is the responsibility of the developer.
1:2,000 ED1
ED1: Garage Site | Allocated for Economic Development 0.3ha
The site is an existing petrol filling station with some capacity for further development. Any future development on the site must be for economic development. ED1 For any further development on the site: Medium to High probability flood risk area adjacent to the site. A Flood Assessment or other supporting information will be required to determine the developable area. Site is in close proximity to Waste Water Treatment Works and Reproduced by permission of Ordnance Survey on behalf of HMSO. appropriate stand-off distances will be © Crown copyright and database right 2021. All rights reserved. required to mitigate any noise impacts Ordnance Survey Licence number 100040965 Cairngorms National Park Authority. © GetMapping. This may impact on developable area. 1:2,500
191 192 Rural Settlements Cairngorms National Park Local Development Plan 2021
N DINNET PROPOSALS Dinnet is a small historic settlement in Deeside which forms an eastern gateway
DINNET H1: Land to East | Allocated for Housing 2ha to the National Park. The village has a hotel and garage. Indicative Residential Capacity: 15 units
The site is allocated for 15 dwellings. The site European site affected: GLENLIVET lies to the east of the village on the A93 and Dee SAC provides an opportunity for housing to meet H1 Mitigation required: local needs. (see table 4) Settlement objectives Medium to High probability flood risk adjacent to the site. A Flood • Support the role of Dinnet as a key gateway into the National Park Risk Assessment or other supporting Glenlivet Distillery • Support the delivery of housing that meets local needs, particularly information will be required to affordable housing determine the developable area. • Support proposals for small-scale business development Landscaping and structure planting will be required to ensure integration of the development with the Developer obligations surrounding landscape. A Drainage Impact Assessment Affordable housing will be required. A Water Impact All housing developments should include 25% affordable housing Assessment and Flow and Pressure tests may also be required. Planning obligations Contributions will be sought from any housing developments towards: Land outwith National • Aboyne Primary School Park Boundary • Aboyne Medical Practice
1:4,000
ED1: Former Steading | Allocated for Economic Development 1.5ha
The site is a former farm which is now redundant. The site provides an opportunity for economic development uses. ED1 Medium to High probability flood risk adjacent to the site. A Flood Risk Assessment or other supporting information will be required to determine the developable area. This site is located a considerable distance from the public waste European site affected: water network. The installation of a Dee SAC network from the site to the public Mitigation required: Reproduced by permission of Ordnance Survey on behalf of HMSO. sewers must be funded and carried (see table 4) © Crown copyright and database right 2021. All rights reserved. out by the developer. Ordnance Survey Licence number 100040965 Cairngorms National Park Authority. © GetMapping. Fold out for overview plan of site allocations in Dinnet. 1:4,000
193 194 195 Rural Settlements Cairngorms National Park Local Development Plan 2021
Settlement Boundary N GLENLIVET Tourism Protected Open Space Glenlivet is a small dispersed community located within the north of the National Park. It has an economy based on tourism and the whisky industry. With no defined settlement boundary, and no new development allocations, development GLENMORE here should be of a small-scale, organic nature designed to meet local need. GLENLIVET
Settlement objectives
• Facilitate appropriate economic growth that supports the local community • Support small-scale organic growth through the Local Development Plan’s housing policy • Ensure new development preserves Glenlivet’s International Dark Sky Park status
Developer obligations
Affordable housing All housing developments should include 25% affordable housing Planning obligations T2 Contributions will be sought from any housing developments towards: T1 • Demand-responsive transport services
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196 197 198 Rural Settlements Cairngorms National Park Local Development Plan 2021 Rural Settlements GLENMORE PROPOSALS Glenmore is a popular tourist destination within the National Park, on the edge T1: Camping site | Allocated for Tourism 10.4ha T2: Glenmore Lodge | Allocated for Tourism 6.3ha of Loch Morlich. It is a focus for outdoor activities in the surrounding woodlands and mountains.
GLENMORE The site is currently in operation as a popular camping site near Loch Morlich. The site is an established Glenmore Lodge is the National Centre for Outdoor and Adventure sports. It is an established GLENMORE business continuing to support the provision of tourism accommodation and should be protected from business which supports the provision of tourism accommodation, residential training opportunities adverse development. Any future development on the site must be for tourism uses and compatible and events for the adventure sports sector. These established uses should be protected from adverse with the existing operational business. development, and any future development must be compatible with the existing operational business. Settlement objectives
• Enhance the visitor experience in Glenmore and its surroundings, supporting the strategic role Glenmore plays in the tourism economy • Facilitate appropriate economic growth that supports a thriving community including a year-round economy T1 T2
Developer obligations
Affordable housing All housing developments should include 25% affordable housing Planning obligations Contributions will be sought from any housing developments towards: European site affected: European site affected: • Increasing Primary School capacity in Aviemore Spey SAC Spey SAC • An extension to Kingussie High School Mitigation required: Mitigation required: • Increasing capacity at strategic community leisure facilities (see table 4) (see table 4) serving Glenmore
1:6,000 1:5,000 Any further development on the site will require: Any further development on the site will require:
Medium to High probability flood Development proposals should seek Medium to High probability flood risk in part of the site. A Flood Risk to protect and integrate with existing risk area adjacent to the site. A Flood Assessment will be required to path networks on the edge of and Risk Assessment or other supporting inform the developable area. around the site. information will be required to Landscaping and structure planting will This site is situated in close proximity inform the developable area. be required to ensure integration of to a wastewater treatment works. Where appropriate, enhancement the development with the surrounding There is strategic sewerage opportunities will be supported, landscape and to protect the ancient infrastructure running through this subject to a satisfactory outcome or native woodland. site. Enhancement of the small of the Habitat Regulation Appraisal. Where appropriate, enhancement watercourses running through the Landscaping and structure planting will opportunities will be supported, site is encouraged. be required to ensure integration of subject to a satisfactory outcome of the development with the surrounding the Habitat Regulation Appraisal. landscape and to protect the ancient or native woodland.
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199 200 201 Cairngorms National Park Local Development Plan 2021
N GLENSHEE
Spittal of Glenshee
Land outwith National Park Boundary
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202 203 Rural Settlements Cairngorms National Park Local Development Plan 2021
Settlement Boundary N
GLENSHEE INSH Glenshee is a small dispersed community in the south of the National Park and is located on the route to the ski centre at Glenshee. With no defined settlement boundary, and no new development allocations, development here should be of GLENSHEE a small-scale, organic nature designed to meet local need.
Settlement objectives
• Support development that enhances the visitor experience and complements the role of Glenshee as a focus for visitors • Facilitate appropriate economic growth which supports a thriving community • Support small-scale organic growth through the Local Development Plan’s housing policy
Developer obligations
Affordable housing All housing developments should include 25% affordable housing
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204 205 206 Rural Settlements Cairngorms National Park Local Development Plan 2021
Settlement Boundary N Tourism INSH INSH Protected Open Space Insh lies on the east of the Insh Marshes – a National Nature Reserve and one of the most important wetlands in Europe. The village is a small community with a small but diverse economy.
Settlement objectives
• Facilitate economic growth that supports the local community • Support small-scale, organic growth
Developer obligations
Affordable housing Inverdruie All housing developments should include 25% affordable housing Coylumbridge Planning obligations INVERDRUIE & COYLUMBRIDGE Contributions will be sought from any housing developments towards: • An extension to Kingussie High School • Increasing capacity at strategic community leisure facilities serving Insh
T1
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207 208 209 Rural Settlements Cairngorms National Park Local Development Plan 2021
Settlement Boundary N INVERDRUIE & PROPOSALS Protected Open Space
COYLUMBRIDGE T1: Camping site | Allocated for Tourism 3.8ha A9 Inverdruie and Coylumbridge lie on the edge of Aviemore leading to the popular tourist attractions at Glenmore and Cairngorm Mountain. Inverdruie has a The site is currently in operation as a popular camping site. It is an established business number of visitor attractions and services. continuing to support the provision of tourism accommodation and should be protected from adverse development. Any future development KILLIECRANKIE Settlement objectives on the site must be for tourism uses and compatible with the existing operational business.
• Support development that enhances the visitor experience of Medium probability flood risk Inverdruie and Coylumbridge on part of the site. A Flood Risk • Facilitate appropriate economic growth which supports a Assessment will be required for thriving community any new development or change in • Support small-scale, organic growth layout on the site. Landscaping and structure planting will be required to ensure integration Developer obligations of the development with the surrounding landscape and to protect the ancient and native woodland. Affordable housing INVERDRUIE & COYLUMBRIDGE Where appropriate, enhancement All housing developments should include 25% affordable housing opportunities will be supported, Planning obligations subject to a satisfactory outcome of Contributions will be sought from any housing developments towards: the Habitat Regulation Appraisal. T1 • Increasing Primary School capacity in Aviemore Development proposals should seek • An extension to Kingussie High School to protect and integrate with existing • Increasing capacity at strategic community leisure facilities path networks on the edge of and serving Inverdruie and Coylumbridge around the site. The site is located a considerable distance from the public waste water network. Depending on future proposed development on the site, the installation of a network from the site to the public sewers may be required European site affected: Spey SAC and would be the responsibility of the developer. Mitigation required: (see table 4) Land outwith National Park Boundary 1:4,000
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210 211 212 Rural Settlements Cairngorms National Park Local Development Plan 2021 KILLIECRANKIE N Killiecrankie is a small village in Highland Perthshire. The local economy is focused
on tourism and outdoor leisure. Laggan LAGGAN
Settlement objectives KILLIECRANKIE
• Support development which enhances the visitor’s experience of Killiecrankie • Facilitate appropriate economic growth which supports a thriving community • Support small-scale, organic growth • Support proposals for safe active travel around the village and to surrounding settlements Please consult the Transport Scotland website for the latest A9 dualling route information. This can be accessed via: A9 Dualling Perth to Inverness (transport.gov.scot).
Developer obligations
Affordable housing All housing developments should include 25% affordable housing
H1 Laggan Wolftrax
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213 214 215 Rural Settlements Cairngorms National Park Local Development Plan 2021
N LAGGAN PROPOSALS
Laggan is a small dispersed community in the west of the National Park. It is H1: Land adjacent to A86 | Allocated for Housing 5.3ha a popular area for visitors, particularly for mountain biking and enjoying the LAGGAN Indicative Residential Capacity: 8 units surrounding countryside. With no defined settlement boundary, development The site is allocated for affordable dwellings to here should be of a small-scale, organic nature designed to meet local need. Land outwith help meet local needs in Laggan. The site lies National Park STRATHDON behind the existing row of Foresters Cottages Boundary and could provide an opportunity for the Settlement objectives development of a range of affordable dwellings, including self-build plots. • Support development which enhances the visitor experience Medium to High probability flood of Laggan risk adjacent to the site. A Flood H1 • Facilitate appropriate economic growth which supports a Risk Assessment or other supporting thriving community information will be required to • Support small-scale organic growth through the Local Development inform the developable area. Plan’s housing policy The Lecht Landscaping and structure planting will be required to ensure integration of the development with the Developer obligations surrounding landscape. Development proposals should Affordable housing seek to protect and integrate with All housing developments should include 25% affordable housing existing path networks along the Planning obligations edge of the site. Contributions will be sought from any housing developments towards: No water or waste water network • An extension to Kingussie High School near site. Private supplies may be required. • Increasing capacity at strategic community leisure facilities European site affected: serving Laggan Spey SAC Mitigation required: (see table 4)
1:5,000 Strathdon Corgarff
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216 217 218 Appendix 1 Rural Settlements Cairngorms National Park Local Development Plan 2021 Appendix 1: STRATHDON Housing allocations and housing land supply Strathdon lies in Upper Donside in the east of the National Park and is made Settlement Site ref/name Total Effective Effective Effective Effective up of a number of dispersed communities. The economy is largely based on capacity supply supply supply supply agriculture and land management with a growing tourism sector. With no defined Pre 2020- 2025- Post 2020 2024 2029 2030 settlement boundary, and no new development allocations, development here APPENDIX 1 Aberdeenshire should be of a small-scale, organic nature designed to meet local need. STRATHDON Ballater H1: Monaltrie 250 0 90 90 70 Park C1: Former 26 26 0 0 0 Settlement objectives School Braemar H1: Chapel Brae 6 0 6 0 0 • Facilitate economic growth that supports the local community H2: St Andrews 30 0 9 21 0 • Support small-scale organic growth through the Terrace Local Development Plan’s housing policy H3: Kindrochit 11 0 11 0 0 Court H4: Chapel Brae 6 0 6 0 0 Developer obligations Dinnet H1: Land to East 15 0 15 0 0 Aberdeenshire total 334 26 137 111 70 Affordable housing All housing developments should include 25% affordable housing Highland Aviemore Planning obligations H1: Dalfaber 10 0 10 0 0 Contributions will be sought from any housing developments towards: H2: Dalfaber 83 0 40 31 12 • Alford Academy M1: Aviemore 214 10 100 104 0 Highland Resort ACM: 1,500 0 90 150 1260 An Camas Mòr Grantown-on- H1: Beachen 53 42 11 0 0 Spey Court H2: Castle Road 50 5 45 0 0 Kingussie H1: Ardbroilach 300 10 50 50 190 Road/Craig an Darach Newtonmore H1: Perth Road/ 120 20 43 38 19 Station Road
>> Fold out for overview plan of site allocations in Strathdon.
219 220 221 Cairngorms National Park Local Development Plan 2021 Appendix 2 Appendix 2: Schedule of land ownership Settlement Site ref/name Total Effective Effective Effective Effective Settlement Description of land owned by Total capacity supply supply supply supply the Cairngorms National Park capacity Pre 2020- 2025- Post Authority or Local Authority 2020 2024 2029 2030
Aviemore Land at Granish (THC) ED3 (part) APPENDIX 2 Highland continued Former school playing field (THC) C2 Carr-Bridge H1: Carr Road 47 0 47 0 0 Ballater Land at Ballater Business Park (AC) ED1 (part) H2: Crannich 23 23 0 0 0 Park Ballater Caravan Park (AC) T1 Cromdale H1: Kirk Road 20 0 0 6 14 Former school site (AC) C1 H2: Auchroisk 22 6 10 4 2 Grantown-on-Spey Land at Beachen Court (THC) H1 (part) Park Kingussie Depot (THC) ED1 Dulnain Bridge H1: Land West 20 0 0 20 0 of Play Area Ardvonie car park (THC) C1 H2: Land adjacent 20 0 20 0 0 Car park off Ruthven Road (THC) 0C2 A938 Car park off Spey Street (THC) C4 Kincraig H1: Opposite 40 4 15 15 6 Braemar Depot (AC) ED1 (part) School The Mews (AC) ED2 (part) Nethy Bridge H1: Lettoch Road 20 0 20 0 0 H2: Lynstock 4 0 4 0 0 Tomintoul Depot (MC) ED2 Crescent Calvine Former Struan School (PKC) C1 Dalwhinnie H1: Land by 6 0 6 0 0 Garage Laggan H1: Land adjacent 8 0 0 0 0 Abbreviations used: A86 AC Aberdeenshire Council Highland total 2560 120 511 418 1503 MC Moray Council Moray PKC Perth and Kinross Council Tomintoul H1: Conglass 8 0 8 0 0 Lane THC The Highland Council H2: Lecht Drive 8 0 0 8 0 Moray total 16 0 8 8 0 Perth & Kinross Blair Atholl H1: Old Bridge 20 0 20 0 0 of Tilt H2: Main Road 10 0 8 2 0 H3 : Land North 8 0 8 0 0 of Little Orchard Calvine C1: Old School Perth & Kinross total 38 0 36 2 0 CNPA total 2958 146 692 539 1573
222 223 Cairngorms National Park Local Development Plan 2021 Glossary
Glossary
Affordable housing: Broadly defined as Compensation: Where mitigation measures Housing Association: A non-profit making Natural heritage: The natural heritage of the housing at a reasonable quality that is affordable are unable to fully address the loss of natural organisation committed to meeting specific Park includes all species, habitats and ecosystems to people on modest incomes. It may take the heritage interest on-site then this may be housing needs. (biodiversity) together with soils, geology and form of social rented accommodation, private compensated for off site to an equivalent level. landform (geodiversity), hydrological regime and GLOSSARY Hut: A simple building used intermittently rented accommodation owned and/or managed This may be through creation, restoration or the amenity arising from them. as recreational accommodation (i.e. not a by a private sector landlord to approved enhancement of habitat, through financial principal residence); having an internal floor NVC: National Vegetation Classification Survey. management and maintenance standards with compensation or a combination of both may area of no more than 30 square metres; equivalent registered social landlords rents, be considered. Compensation is not always Open market housing: Housing which is constructed from low-impact materials; shared ownership, shared equity, discounted feasible, for example in the case of either bought and sold on the open market. generally not connected to mains water, low-cost housing for sale including plots for glacial landforms or ancient woodland, where electricity or sewerage; and built in such a self-build, and low-cost housing without subsidy. the timescales for restoration are impossible Open space: Greenspace consisting of any way that it is removable with little or no trace within reasonable timescales. vegetated land or structure, water or Ancient woodland: Woodland that is at the end of its life. Huts may be built singly geological feature in an urban area and civic recorded on the inventory of ancient and long Development: The carrying out of building, or in groups. space consisting of squares, market places, established semi-natural woodland held by engineering, mining or other operations, in, playgrounds and other paved or hard Listed Buildings: Buildings are ‘Listed’ NatureScot, and has been established for many on, over or under land, or the making of any landscaped areas with a civic function. because they are considered to be of special hundreds of years. material change in the use of any building or architectural or historic interest and as a result other land. Protected species: Wild species of animal, Ancient Woodland Inventory (AWI): require special protection. plant or fungi that are protected by law and An Inventory of woodland sites that are thought European Protected Species: Species against which an offense may be committed Mitigation: Activities that aim to avoid or to have been continuously wooded since 1750 listed on Annex IV of the Habitats Directive unless a license is obtained. Legal protection is minimise adverse effects of development. In or 1860. as species of European Community Interest provided by the Conservation (Natural the context of natural heritage, mitigation is and in need of strict protection. Habitats, &c.) Regulations 1994 as amended, Appropriate Assessment: An assessment defined as on-site activities that aim to avoid Wildlife and Countryside Act 1981 as amended carried out by a planning authority as part of European Sites: Name given to sites within or minimise adverse effects on the natural and Protection of Badgers Act 1992 as amended. Habitat Regulations Appraisal to determine the Natura 2000 network of European Union- heritage. This may include amendment to whether it can be concluded that there will be wide nature conservation sites established design and layout as well as practical measures Public subsidy for housing: Money from the no adverse effects on the integrity of a European under the EC Habitats Directive. This such as carrying out works at a particular time public purse in the form of subsidy schemes site from a development proposal. If the planning network will comprise Special Areas of of year to avoid disturbing nesting birds or (e.g. housing association grants) which is made authority is unable to reach this conclusion, the Conservation (SACs) and Special Protection hibernating bats. available to help provide affordable housing. development proposal can only be approved in Areas (SPAs). National Parks: The National Parks (Scotland) the most limited of circumstances. Ramsar Convention Site: A designation of Habitat Regulations Appraisal: An appraisal Act 2000 enables the establishment of National globally important wetland areas that are Brownfield land: Land which has previously carried out by a planning authority to determine Parks in Scotland. classified to meet the UK’s commitments under been developed. The term may cover vacant whether a development proposal would be the Ramsar Convention. Scottish Government National Scenic Area: Areas of land or derelict land, infill sites, land occupied by likely to have significant effects on any European Policy states that all Ramsar sites are also designated as being of national significance on redundant or unused buildings, and developed site or designated area, either alone or in Natura 2000 sites and/or Sites of Special the basis of their outstanding scenic interest land within the settlement boundary where further combination with other plans or projects. Scientific Interest and are protected under the which must be conserved as part of the intensification of use is considered acceptable. If likely significant effects are identified, the relevant statutory regimes. country’s natural heritage. HRA moves on to an Appropriate Assessment. Conservation Area: Areas of special Rural brownfield: Sites that have previously NatureScot: architectural or historic interest, the character Historic Environment Scotland: Historic been used. In rural areas this usually means sites The public body with a remit to secure the or appearance of which it is desirable to Environment Scotland safeguards the nation’s that are occupied by redundant or unused conservation and enhancement of Scotland’s preserve or enhance. built heritage and promotes its understanding buildings or where the land has been unique and precious natural heritage, i.e. and enjoyment on behalf of Scottish Ministers. significantly degraded by a former activity. wildlife, habitats, geology and landscapes.
224 225 Cairngorms National Park Local Development Plan 2021 Glossary
Scheduled monument (SMR): A record of Sites of Special Scientific Interest (SSSI): Sustainable economic growth: Scottish scheduled monuments which are considered to The SSSI series has been developed over the Planning Policy (SPP), defines sustainable be of national importance that Scottish Ministers last 50 years as the national suite of sites economic growth as: “Building a dynamic and have given legal protection to under the Ancient providing statutory protection for the best growing economy that will provide prosperity GLOSSARY Monuments and Archaeological Areas Act 1979. examples of the UK’s flora, fauna, or geological and opportunities for all, while ensuring that or physiographical features. These sites are future generations can enjoy a better quality Scotland Ancient Woodland Inventory: also used to underpin other national and of life too.” A more sophisticated classification of the international nature conservation designations. inventories of ancient, long established Tree Preservation Order (TPO): and semi-natural woodlands developed for Special Areas of Conservation (SAC): A TPO is made by the local planning authority woodlands in Scotland. For Scottish woods, SACs are designated by the UK Government (usually a local council) to protect specific trees the category Ancient comprises woods to meet its obligations under the EC Habitats or particular woodland from deliberate damage recorded as being of semi-natural origin Directive. They are areas that have been and destruction. on EITHER the 1750 Roy maps OR the 1st identified as best representing the range Viability: A measure of whether the value Edition Ordnance Survey maps of 1860. and variety within the European Union of generated by a development is more than the This is due a) to the likelihood of the latter habitats and (non-bird) species listed in cost of developing it (this includes looking at having been omitted from the Roy maps Annexes I and II to the Directive. They are the key elements of gross development value, and b) to render the Scottish classification of global importance. costs, land value and developer return). In town compatible with that for England and Wales. Special Protection Areas (SPA): SPAs are centre terms, a measure of a town centre’s Scotland Semi-Natural Woodland classified by the UK Government to meet its capacity to attract ongoing investment, for Inventory: This dataset contains information obligations under the EC Birds Directive. maintenance, improvement and adaption to gathered by remote means using 1970s sources These are areas of the most important habitats changing needs. (maps, aerial photos) about the woodland cover for rare (listed in Annex I to the Directive) Vitality: A measure of how lively and busy a present on Ancient and Long Established and migratory birds within the European town centre is. Woodland Inventory sites. It does not contain Union. SPAs are classified under the Wildlife information about woods not on the Inventory. and Countryside Act 1981. SPAs, together Water environment: The water quality, with SACs, form the European sites network. quantity, hydrology, hydromorphology and Scottish Water: Scottish Water is a publicly They are of European importance. aquatic ecology of water bodies, river systems, owned body, answerable to the Scottish wetlands and groundwater. Government, that provides water and Sustainable: A way of living and working which wastewater services in Scotland. uses and manages environmental, social and Wild Land Areas: Areas that were identified economic resources in such a way that future by NatureScot in 2014. They are the most Scottish Environment Protection Agency generations will also be able to enjoy them. extensive areas where high wildness qualities (SEPA): The public body with a remit for (perceived naturalness, ruggedness, remoteness environmental protection. Acting as Scotland’s Sustainable communities: A population and lack of human artefacts) can be found. They environmental regulator, it monitors and level and mix that meets the current and future are a non-statutory designation considered to reports on the state of Scotland’s environment. needs of its communities and businesses, be of national importance. focused around settlements where services, Section 75 agreement: Legal agreement networks, expertise and experience support Wildness: The quality experienced within regulating the future use of land, recorded in the population. areas of wild land character, dependant on the Land Register and legally binding on future physical attributes of perceived naturalness, owners of the land. Sustainable development: Development ruggedness of terrain, remoteness and visible which uses the resources and special qualities absence of modern artefacts. of the National Park in such a way that they are used and enjoyed by current generations and Windfall sites: Sites which become available that future generations can continue to use and for development unexpectedly and are therefore enjoy them. not included as allocated land in the local plan.
226 227 Cairngorms National Park Local Development Plan 2021
228 This document is available in large print and other formats, on request. Please contact the Cairngorms National Park Authority on 01479 873535. It is also available to view at www.cairngorms.co.uk
Published by Cairngorms National Park Authority 14 The Square Grantown-on-Spey PH26 3HG [email protected] Tel: 01479 873535 www.cairngorms.co.uk
© CNPA 2021. All rights reserved.