CAIRNGORMS NATIONAL PARK AUTHORITY Planning Committee Item 6 25/01/2019 CAIRNGORMS NATIONAL PARK AUTHORITY DEVELOPMENT PROPOSED: Erection of reception/restaurant/bar building and 18 holiday accommodation units, formation of car parking, landscaping and associated works (in principle) at Former Spittal Of Glenshee Hotel, Spittal Of Glenshee, Glenshee, Blairgowrie, PH10 7QF REFERENCE: 2018/0299/PPP APPLICANT: Yorsipp (Trustees) Limited DATE CALLED-IN: 31 July 2018 RECOMMENDATION: Approve Subject to Conditions CASE OFFICER: Planning Officer - Emma Wilson 1 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Committee Item 6 25/01/2019 2 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Committee Item 6 25/01/2019 SITE DESCRIPTION, PROPOSAL AND HISTORY Site Description 1. The site is the former Spittal of Glenshee hotel which burned down several years ago. The site covers an area of approximately 1.4 hectares. It is bounded to the east by the A93, the minor road serving the hamlet of Glenshee to the south, with the banks of a burn to the west running into the Shee Water which lies along the northern boundary. The site is low lying and along with the remnants of the former hotel building and hardstanding elements, it has a mix of riparian woodland and grassland. Despite it lying at a low level and being set within such a dramatic context, the site is very prominent. Given its location at the junction into the village, with the curvature of the A93 and the topography of the land, it is highly visible from approaches both from the south and the north. 2. It is located directly adjacent to the settlement which is sparse in built form but which has a small group of notable listed structures including the Glenshee Church of Scotland (B listed), the churchyard and Manse (C listed), and bridge (B listed). These collectively provide an interesting backdrop to the site when viewed from the south. 3. The site is given further prominence given it lies on the principle route into the National Park on its southern boundary. Proposal 4. The drawings and documents associated with this application are listed below and are available on the Cairngorms National Park Authority website unless noted otherwise: http://www.eplanningcnpa.co.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=PCSBCJSI0BY00 Title Drawing Date on Date Number Plan* Received Location Plan LP01 June 2017 6/08/18 Location Plan LP03A June 2017 6/08/18 Site Plan (as existing) SP02 June 2017 6/08/18 Site Plan (as proposed – SP03 June 2017 6/08/18 INDICATIVE ONLY) * Where no specific day of month has been provided on the plan, the system defaults to the 1st of the month. 5. The application is for planning permission in principle to redevelop the site with a facilities hub and 18 individual chalets within a landscape setting. The central hub will cover an area of approximately 600 square metres and will accommodate a main reception area and approximately 30 bedrooms. It will also contain visitor / community facilities, toilets, showers, café/restaurant and bar, supporting recreational leisure facilities, hire facilities and a retail concession. There may also be an opportunity to provide conference and craft facilities. A car park will be located adjacent to the central hub and each chalet will have a car parking space. There will also potentially be provision made for motorhomes/caravans, camping, electricity and water points, vehicle charging points, wildlife garden and BBQ, picnic area and outdoor gym. 3 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Committee Item 6 25/01/2019 6. Indicative plans of the proposals are included within Appendix 1. History 7. 2017/0301/PPP – Erection of reception/restaurant/bar building and 18 holiday accommodation units and the formation of car parking, landscaping and associated works – planning permission in principle – application withdrawn 14 Feb 2018. DEVELOPMENT PLAN CONTEXT Policies National Policy Scottish Planning Policy 2014 Strategic Policy Cairngorms National Park Partnership Plan 2017 - 2022 Local Plan Policy Cairngorms National Park Local Development Plan (2015) Those policies relevant to the assessment of this application are marked with a cross POLICY 1 NEW HOUSING DEVELOPMENT POLICY 2 SUPPORTING ECONOMIC GROWTH X POLICY 3 SUSTAINABLE DESIGN X POLICY 4 NATURAL HERITAGE X POLICY 5 LANDSCAPE X POLICY 6 THE SITING AND DESIGN OF DIGITAL COMMUNICATIONS EQUIPMENT POLICY 7 RENEWABLE ENERGY POLICY 8 SPORT AND RECREATION X POLICY 9 CULTURAL HERITAGE X POLICY 10 RESOURCES X POLICY 11 DEVELOPER CONTRIBUTIONS 8. All new development proposals require to be assessed in relation to policies contained in the adopted Local Development Plan. The full wording of policies can be found at: http://cairngorms.co.uk/uploads/documents/Park%20Authority/Planning/LDP15.pdf 9. The CNPA will shortly be consulting on the Proposed Local Development Plan 2020. At present this has no additional materiality with regard to the decision making process for this current application. Planning Guidance 10. Supplementary guidance also forms part of the Local Development Plan and provides more details about how to comply with the policies. Guidance that is relevant to this application is marked with a cross. Policy 1 New Housing Development Non-Statutory Guidance Policy 2 Supporting Economic Growth Non-Statutory Guidance X Policy 3 Sustainable Design Non-Statutory Guidance X 4 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Committee Item 6 25/01/2019 Policy 4 Natural Heritage Supplementary Guidance X Policy 5 Landscape Non-Statutory Guidance X Policy 7 Renewable Energy Supplementary Guidance Policy 8 Sport and Recreation Non-Statutory Guidance X Policy 9 Cultural Heritage Non-Statutory Guidance X Policy 10 Resources Non-Statutory Guidance X Policy 11 Developer Contributions Supplementary Guidance CONSULTATIONS A summary of the main issues raised by consultees now follows: 11. SNH state that the proposals can be progressed with appropriate mitigation. However, because it could affect internationally important natural heritage interests, they object to this proposal unless it is made subject to conditions so that the works are done strictly in accordance with the mitigation detailed in their appraisal and recommendations. 12. The site lies adjacent to the Shee Water, part of the River Tay SAC, designated for its Atlantic Salmon, lamprey species, otter and clearwater lochs. The site’s status means that a Habitats Regulations Appraisal is required to be undertaken. 13. An otter survey is also required and if otters are likely to be affected a species protection plan providing mitigation measures should be provided prior to determination of the application. Reference is made to the legal position in relation to European Protected Species. 14. Perth and Kinross Council Developer Negotiations Officer states that the proposals fall out with the scope of developer contributions required under the Developer Contributions and Affordable Housing Supplementary Guidance 2016. No additional site specific developer contributions are identified. 15. Perth and Kinross Council Environmental Health Officer has no objections subject to conditions in relation to noise and ventilation. 16. Perth and Kinross Council Regulatory Service Manager (Water) has no objections to the application subject to a condition requiring details of the location and measures proposed for the safeguarding and continued operation, or replacement of any septic tanks and soakaways, private water sources, private water supply storage facilities and/or private water supply pipes serving properties in the vicinity, sited within and running through the application site. They also recommend an informative in relation to existing wayleaves and private water supplies within the area. 17. Perth and Kinross Council Regulatory Service Manager (Contaminated Land) states that there is a known petroleum history related to the site and that there is the potential for there to have been leaks or spills associated with the petroleum storage which may have impacted on the site. They recommend a condition requiring an appropriate scheme to deal with contamination on the site and that approved 5 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Committee Item 6 25/01/2019 measures are fully implemented and verified prior to any occupation on the site. They also summarise the legal position under Petroleum Legislation. 18. Perth and Kinross Council Transport Planning Officer states they have no objection subject to a condition requiring full details of all roads matters in relation to access, parking, surface water disposal, etc. 19. Perth and Kinross Council Flood Prevention Officer states they object to the proposals as they require a Drainage Impact Assessment to be undertaken and demonstrate that any of the proposed development is not at risk of flooding. They also recommend a condition requiring a suitable SUDS scheme is submitted for approval. The applicants have confirmed that survey work undertaken latterly has identified that part of the site is within a flood plain and they have no intention of siting any development within these areas. The flood team is now satisfied that the development will be sited outwith the 1 in 200 year flood plain and remove their objection. They reiterate their initial comments however, in particular, that due to their highly vulnerable use class, all the accommodation buildings should be sited above the 1 in 1000 year (0.1% AP) flood extent with finished floor levels at least 600mm above the 1 in 200 year plus 20% climate change allowance flood extent. 20. CNPA Outdoor Access Officer states that the proposals will not adversely affect the Cateran Trail (the nearby long distance route and core path) and the provision of accommodation as proposed will enhance this trail and increase its popularity. 21. CNPA Ecology advisor states that further information is required in relation to bat and pine marten presence on the site. A full Tree Survey which should include a Tree Constraints Plan and a Tree Protection Plan is required. This should show where retained trees fall within the site or immediately adjacent.