Policy Hou/4:

Conversion of Non-Residential Vernacular Buildings for Residential Use.

In the Countryside, the conversion of an existing non-residential vernacular building for housing will be approved, in principle, if the original building contributes to the traditional character and landscape of the area and:

a) the conversion is to a single house; or

b) the conversion is to a single house combined with space for a business;

or

c) the conversion is to two or three houses, where at least one associated business space is provided and the location is accessible to local services by public transport, foot or bicycle.

In all cases, the developer will be required to demonstrate that:

a) the existing building contributes to the traditional character of the area and is largely intact;

b) the existing building is no longer required or suitable for its original purpose;

c) existing and proposed neighbouring uses are compatible with housing and any business use proposed;

d) the converted building would largely preserve its existing form, retain its vernacular appearance, and maintain its contribution to the traditional character and landscape

of the area; and

e) regard has been had to the guidance contained in Appendix 2.

This policy applies also within the Aberdeenshire part of the Cairngorms National Park.

Policy Hou /7:

House Extensions

An extension to a house (other than a house previously converted from a non-residential vernacular building) will be approved, in principle, if:

a) it reflects the character of the surrounding area and the design and scale of the existing house;

b) it does not significantly reduce the amenity of neighbouring residents;

c) it conforms to Appendix 1;

d) if it is to a Listed Building or within a Conservation Area, it conforms to Appendix 4;

e) it would not cause the loss of, or serious damage to, trees or woodland of significant value to the character of the surrounding area; AND

f) the existing drainage arrangements are upgraded to accommodate the proposed

development and meet current treatment and discharge standards.

Policy Gen/1: 

Sustainability Principles

Development will be assessed against sustainability indicators that relate to the local environment, community and economy, demonstrated by whether the proposal:

a) is concerned with the long term sustainable use and management of land;

b) is well related to existing settlements and avoids dispersed patterns of development;

c) reduces the need to travel using private cars, by being close to existing public transport or allowing safe, easy access by walking and cycling;

d) protects or enhances any valuable natural resources, including landscapes and wildlife habitats or species;

e) does not damage built or cultural heritage resources;

f) does not impact negatively on the character, including landscape character,  environment or amenity of the surrounding area;

g) makes full use of design and technology to maximise the efficient use of energy and resources, and minimise light pollution;

h) does not prejudice future development opportunities nor create a precedent for inappropriate future development patterns;

i) reduces the production of waste and manages it as a resource in accordance with the waste hierarchy

i.e. Reduce, Reuse, Recover, Dispose;

j) does not give rise to hazards, pollutants, flooding or nuisances in the surrounding area;

k) does not compromise public health or safety;

l) provides new, or helps support existing, local employment;

m) helps support existing community services and facilities;

n) provides affordable access to land or housing to people in need and promotes security of tenure.

Where the assessment concludes that there is significant uncertainty as to whether the proposed development would cause substantial harm, the precautionary principle will be applied.

Policy Gen /2:

The Layout, Siting & Design of New Development

New development will be approved, in principle, if:

a) it can be laid out to fit successfully into the site itself and respect the

character and amenity of the surrounding area;

b) its scale, massing, height and density are appropriate, whilst displaying

a high standard of design, materials, textures and colours that are sensitive to the surrounding area;

c) it respects existing natural and built features on or about the site which are worthy of retention;

d) it respects the characteristics of the landscape in which it will be situated;

e) it has an environment friendly layout, particularly taking account of energy efficiency;

f) it respects important public views;

g) it is a bona fide mixed use development where appropriate;

h) ‘lifetime standards’ are adopted by the developer; AND

i) it conforms to Appendix 1.

In larger developments the Council will encourage developers to incorporate art or craftwork projects into new development to provide added amenity or character to an area.