CAIRNGORMS NATIONAL PARK AUTHORITY Planning Paper 1 8 February 2008 CAIRNGORMS NATIONAL PARK AUTHORITY Title: REPORT ON CALLED-IN PLANNING APPLICATION Prepared by: NEIL STEWART, PLANNING OFFICER (DEVELOPMENT MANAGEMENT) DEVELOPMENT PROPOSED: FULL PLANNING PERMISSION FOR CONSTRUCTION OF ROAD AND FORMATION OF 7 NO. SERVICED PLOTS, LAND TO WEST OF RATHEN, CATLODGE, LAGGAN REFERENCE: 07/242/CP APPLICANT: HIGHLAND SMALL COMMUNITIES HOUSING TRUST, 5 ARDROSS TERRACE, INVERNESS DATE CALLED-IN: 29 JUNE 2007 RECOMMENDATION: GRANT, SUBJECT TO CONDITIONS Fig. 1 - Location Plan 1 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Paper 1 8 February 2008 SITE DESCRIPTION AND PROPOSAL Background 1. Members of the Committee will recall that a previous application for this development, on a different site at Catlodge, was submitted in August 2006. This application, which was called-in by the CNPA, was for the construction of an access road and 7 no. serviced house plots, on a site to the east side of the group of existing houses at the locality. This application raised concerns, in particular trunk road safety, visual and landscape impacts, and adverse impacts on the character of the settlement and area. It was to be considered for refusal but following discussions with the applicants, they decided to withdraw the application and resubmit their proposals on an alternative site at Catlodge. This is the site and application to which this report refers. 2. Also of note, is the existence of two previous applications for a single house, on a site to the north west of the existing housing group at Catlodge. This site lies in a Restricted Countryside Area (RCA) in the Badenoch and Strathspey Local Plan, where a land management justification is required for houses. These previous applications were refused by Highland Council and the CNPA respectively, primarily on the basis of failure to comply with the RCA policy. Site and Application 3. Catlodge is situated approximately 3km to the south east of Laggan on the A889 Trunk Road to Dalwhinnie. The current proposal lies on a site to the west of the existing houses at Catlodge in an area of agricultural land. The site is bounded to its south side by the A889 and by an area of woodland, which is designated as Ancient Woodland, to the north and west. To the east side of the site, there is a group of existing houses of mixed type and age. These houses are grouped around the the sharp bend that constitutes the junction of the A889 and the Glentruim Road. Several of the houses enjoy easterly views because they are sited in a row running in a north/south direction from the junction. Catlodge is located in an elevated position in the landscape, and the existing grouping of houses and buildings can be seen from lower levels in the Strath, particularly to the north east. 4. The application is being made by the Highland Small Communities Housing Trust on behalf of the Laggan Community Association. A supporting statement has been submitted and is copied with this report. This details the background to, and the aims of, the application, as well informing the policy situation, and infrastructure requirements. In addition the application is supported by a statement on the feasibility of other sites, in the Laggan area for this development. This is also copied for your information. 2 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Paper 1 8 February 2008 Fig. 2. Site looking west (A889 to the left of picture) 5. The application constitutes an access road directly off the A889 which will serve 7 serviced house plots. It is presented as 4 no. Rural Home Ownership Grant plots (RHOG) and 3 no. open market plots. The latter being justified to help off-set the high site development costs. The RHOG plots will be the subject of the Rural Housing Burden imposed by the HSCHT. This will retain the plots within the affordable market in perpetuity. 6. The site is restricted to the west side of the field with an area of ground retained for pasture between the proposed east development boundary and the rear west boundaries of the existing houses. The original submission showed the 7 plots, with house positions, served directly off the new access in a fairly formal layout. Limited landscaping was shown on the east development site boundary. Following discussions, amendments, within the original submitted site boundaries, were received. These show the introduction of tree planting areas between the plots which are arranged in a less formal layout around the access road. The actual house positions are removed from the plan and the developable areas within the plots are reduced. In addition, a more significant area of tree planting is shown along the east development boundary, and along the south A889 boundary between the site and the existing houses. The properties will be served by a private water supply, and individual private waste water treatment plants within each plot. An indicative Sustainable Design Statement has also been submitted. 3 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Paper 1 8 February 2008 Fig.3. Site looking west from the existing houses at Catlodge Fig. 4. Site looking east towards existing houses at Catlodge 4 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Paper 1 8 February 2008 Fig. 5. Amended Site Layout DEVELOPMENT PLAN CONTEXT Cairngorms National Park Plan 2007 7. Strategic objectives for Landscape, Built and Historic Environment, include; ensuring development complements and enhances the landscape character of the Park; and new development in settlements and surrounding areas complementing and enhancing the character, pattern and local identity of the built and historic environment. Strategic objectives for Sustainable Communities, include; making proactive provision to focus settlement growth in the main settlements and plan for growth to meet community needs in other settlements; strengthening the capacity of local communities and encouraging community development building on existing networks, expertise and experience. Strategic objectives for Housing include; increasing the accessibility of rented and owned housing to meet the needs of communities throughout the Park; promoting effective co-ordination and co-operation between all public and private organisations involved in housing provision in the Park and the communities living there; improving the physical quality, energy efficiency and sustainable design of housing in all tenures throughout the Park; and ensuring there is effective land and investment for market and affordable housing to meet the economic and social needs of communities throughout the Park. 5 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Paper 1 8 February 2008 National Policy and Guidance 8. SPP3 (Planning for Housing) advances policy in respect of small scale rural housing developments including clusters and groups in close proximity to settlements and generally dictates a message that there is considerable scope for allowing more housing developments of this nature. 9. SPP15 (Planning for Rural Development) states that “Rural Scotland needs to become more confident and forward looking both accepting change and benefiting from it, providing for people who want to continue to live and work there and welcoming newcomers…..The intention is to have vigorous and prosperous rural communities, ranging from small towns and villages to dispersed settlements. The countryside should be able to absorb more people content to live and able to work there.” It also states that “In rural areas, innovative and flexible approaches will be required to deliver affordable houses in suitable numbers.” 10. PAN72 (Housing in the Countryside) sets out key design principles which need to be taken into account when determining planning applications for housing in the countryside. The purpose is to create more opportunities for good quality rural housing which respects Scottish landscapes and building traditions. It covers matters such as landscape, layout, access, scale, materials, and detailing. 11. PAN74 (Affordable Housing) sets out how the planning system can support the Scottish Government’s commitment to increase the supply of affordable housing. Highland Structure Plan 2001 12. Policy G2 (Design for Sustainability) states that developments will be assessed on the extent to which they, amongst other things, are compatible with service provision; are accessible by public transport, cycling and walking as well as by car; maximise energy efficiency in terms of location, layout and design; impact on habitats, species, landscape etc; demonstrate sensitive siting and high quality design; promote varied, lively and well-used environments; and contribute to the economic and social development of the community. 13. Structure Plan Housing Strategies aim to steer demand for housing development to appropriate locations within settlements. However, exceptions may be made for social housing providers in meeting demonstrated local affordable housing needs that cannot be met within settlements. Policies H4 & H5 (Affordable Housing) seek to promote the provision of affordable housing through partnership working and developer contributions. Recommendation H6 (Affordable Housing in Rural Areas) recommends general support for more radical measures for securing affordable housing in more rural areas. These 6 CAIRNGORMS NATIONAL PARK AUTHORITY Planning Paper 1 8 February 2008 include, amongst other things, continued support for new methods and vehicles such as the Highlands Small Communities Housing Trust and Local Housing Partnerships; identifying opportunities to make use of surplus Council sites and buildings, as well as that of other agencies; and encouraging landowners to make land available for affordable housing. Policy H8 (Access Arrangements for New and Existing Development) advises that development proposals that involve new or improved access to serve more than 4 houses shall be served by a road constructed to adoptive standards. Policy L4 (Landscape Character) requires regard to be had to the desirability of maintaining and enhancing present landscape character in the consideration of development proposals. Badenoch and Strathspey Local Plan 1997 14. The site lies within a Fragile Countryside Area (Policy 2.1.2.2.).