Paper 7 – APPENDIX 2 Cairngorms National Park Authority Supplementary Planning Guidance AVIEMORE DESIGN FRAMEWORK Consultation draft March 2011 Paper 7 – APPENDIX 2 Planning in the Cairngorms National Park Planning in the Cairngorms National Park is unique. It involves the Cairngorms National Park Authority (CNPA) working alongside the five local authorities which operate in the Park – Aberdeenshire, Angus, Highland, Moray and Perth & Kinross. Due to the expansion of the National Park in October 2010, to take in part of Perth and Kinross, different planning policies apply there. The following paragraphs set out what planning policies apply in the National Park, and how planning applications will be dealt with. Planning Policies The Cairngorms National Park Local Plan, and this Supplementary Planning Guidance (SPG), cover the Aberdeenshire, Angus, Highland and Moray parts of the National Park only. This SPG sets out detailed advice to help you meet the requirements of the policies in the Cairngorms National Park Local Plan. It is recommended that it is read in conjunction with the policies in the Local Plan and other relevant SPG. The Cairngorms National Park Local Plan and this SPG does not cover the Perth & Kinross area of the Park. The Perth & Kinross Highland Area Local Plan, or the Perth & Kinross Eastern Area Local Plan, and any associated SPG, apply. Please see www.pkc.gov.uk for further information. Planning Applications All Planning applications submitted within the Cairngorms National Park must comply with the relevant Local Plan and SPG (see paragraphs above on planning policies for details). Planning applications should be submitted to the relevant local authority in the normal manner. The local authority ensures all the necessary information is supplied and registers receipt of the application. The CNPA is informed by the local authority and has 21 days to decide whether to call-in the application. Only applications which are of general significance to the aims of the Park are called-in. The CNPA determines called-in applications. In instances where planning applications are not called-in, the local authority will determine the application. Aviemore Design Framework, consultation draft 3 Paper 7 – APPENDIX 2 CONTENTS Page 1. Introduction 5 2. Current Situation 5 3. Spatial Analysis 6 4. Building Analysis 10 5. Access Network 14 6. Traffic Circulation and Management 18 7. Streetscape and Public Realm 23 8. Green and Open Spaces 27 9. Current Elements of Change 29 10. SWOT analysis 35 11. Vision Statement 37 12. Planning and Design Principles 41 13. Design Guidance 59 4 Paper 7 – APPENDIX 2 1 Introduction 1.1 This document sets out to update the Masterplan for Aviemore published in 1997, which has been used in the planning process as supplementary planning guidance. In order to meet the development aspirations of the community, key developers and investors in the area, and the relevant public sector agencies, this design guide has been developed. Much has happened in Aviemore since 1997, including decisions on large planning applications for both Aviemore Highland Resort, and the new community on the opposite side of the river Spey at An Camus Mor. 1.2 This new document is therefore intended to provide a design framework which will be adopted as supplementary planning guidance, and which will inform and complement the new Local Plan for the Cairngorms National Park. 1.3 The development of this guidance has been carried out for the Cairngorms National Park Authority by Land Use Consultants and Studio Kap architects. There are many recommendations included in this document, and your views are sought on them during this consultation phase. 2 Current Situation 2.1 This section examines present day Aviemore, its urban form, structure, character zones and circulation patterns. The aim here is to build up a picture of contemporary Aviemore that can inform proposals for future change. Figure 1 identifies the location of Aviemore within its context. 2.2 Aviemore was established in the late 19th century as an unplanned settlement associated with the then newly developed Highland Railway. The following diagrams indicate how Aviemore has developed from a small grouping of buildings near the railway station, to a sprawling linear settlement. The main direction of growth has been northwards due to the physical constriction resulting from the alignment of the River Spey and the projecting spur of Craigellachie Hill in the area of the „old‟ centre and southern part of Aviemore. The presence of Aviemore Highland Resort in the west has also denied opportunities for expansion of the town centre westwards. Consequently there has been little scope for Aviemore to consolidate or expand its original core, and 20th century sub-urban expansion has largely covered flatter areas to the north, north-east and north-west. Through this process the original centre of Aviemore, shown as a black dot, has become increasingly remote from the later residential developments. The result is that many of Aviemore‟s facilities are located in the south, requiring significant travel distances for those living or staying in the north of the town. Aviemore Design Framework, consultation draft 5 Paper 7 – APPENDIX 2 Spatial development of Aviemore over time 3 SPATIAL ANALYSIS Figure Ground 3.1 Aviemore is not a planned town like its neighbours Grantown and Kingussie and has grown sporadically without the guiding hand of a masterplan until 1997 (after much of the existing town had been developed). Not surprisingly the result is a poorly defined spatial structure which most notably lacks formality and urbanity in its „centre‟ historic core. The fragmentation of urban form is clearly evident on the figure ground plan below. This shows the lack of urban consolidation in the town centre area where the resort lands dominate with a dispersed pattern of large buildings within open space. This contrasts strongly with the centre of neighbouring Kingussie which has a densely developed and well-defined grid iron structure characteristic of a planned settlement. The figure ground also illustrates how Aviemore‟s northern residential developments have lacked strategic scale spatial planning; each period of development a different layout and style from its neighbour with few integrated open spaces, access corridors or linkages. Despite Aviemore‟s spectacular highland setting the residential developments are characterised by relatively dense traditional suburban housing layouts where the housing has a poor relationship to the street or to communal space. The result is a settlement with much „lost space‟ – pockets of land that are relatively unusable and which do not contribute to civic or community conviviality. The scale and density of development in the north, in comparison with the fragmented and loosely developed core, gives cause for concern, since this leaves the centre open to pressure from large footprint commercial developments and associated parking which would prejudice attempts to create a vibrant, welcoming and human scale centre. 6 Paper 7 – APPENDIX 2 Kingussie (left) and Aviemore figure ground plans – note the fragmentation of the town centre in Aviemore compared to the formal structure of Kingussie. The details below show this more explicitly Visual Qualities 3.2 The visual qualities of Aviemore are strongly linked to the natural landscape in the surrounding area. Aviemore is located within an area of high scenic and environmental value. The area to the east of the railway line is designated as a National Scenic Area (NSA): an area “... of unsurpassed attractiveness which must be Aviemore Design Framework, consultation draft 7 Paper 7 – APPENDIX 2 conserved as part of our national heritage" (Scottish Natural Heritage 2000). This area encompasses the wild mountainous landscape of the Cairngorms Mountain Range. The Cairngorms Mountain Range forms a prominent backdrop and horizon from many areas in Aviemore. Views to the mountains are essential to the identity of Aviemore and are epitomised by the views eastwards from the Railway Station which reinforce travellers‟ associations of Aviemore with the Cairngorms. It is evident that many of the town‟s older buildings were sited and oriented to take advantage of the views to the east, ie located on the west side of Grampian Road facing east, and more recently the Mountain Café and Active cafes‟ successfully utilise their upper floors to enable unobstructed views to the mountains. Expansion of Aviemore has seen the development of its eastern/ north-eastern areas with the consequence of curtailing formerly unobstructed views. The latter is perhaps unavoidable but unfortunately many recent developments have made little attempt to establish strong visual relationships with the surrounding highland landscape, or to protect important views from within the town. Views to the surrounding spectacular highland landscape 3.3 Close to the town, but unseen from the centre, is the majestic River Spey, important scenically and for nature conservation. Its low lying course and fringe of riparian woodland determines that it can only be seen from closer vantage points. Dalfaber Road provides direct access and views to the banks and bridges of the Spey. There is also an overgrown, informal path that runs near the edge of the Spey. The river's tree line and tributary streams are visible from the town centre. The Aviemore Burn runs along the edge of the northwest residential neighbourhood before cutting through the town centre. The burn flows under Grampian Road, though it is not a prominent feature, particularly for road users. The Grampian Road bridge is heavily disguised and the watercourse is screened by adjacent developments, car parks and vegetation. On the east side of Grampian Road the burn flows within a controlled channel passing through a landscaped public space then via a tunnel under the railway line which is shared by a footpath, one of the few pedestrian access links between the town centre and the River Spey. From the railway underpass / tunnel the burn flows across the water meadows to the Spey.