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CAIRNGORMS NATIONAL PARK AUTHORITY 
Planning Paper 5 22 April 2005 
 

CAIRNGORMS NATIONAL PARK AUTHORITY 

Title: REPORT ON CALLED-IN PLANNING 
APPLICATION 

Prepared by: ANDREW TAIT PLANNING OFFICER, 
(DEVELOPMENT CONTROL) 


DEVELOPMENT PROPOSED: INSTALLATION OF 2, 24 TONNE 
UNDERGROUND LPG TANKS AT 
AVIEMORE NORTH HOUSING 
DEVELOPMENT 

REFERENCE: 04/0594/CP 

APPLICANT: AVIEMORE NORTH HOUSING 
DEVELOPMENT PARTNERSHIP 

DATE CALLED-IN: 30 December 2004 


Fig. 1 - Location Plan showing site of proposed underground installation,
Aviemore.
(not available in full text format)


SITE DESCRIPTION AND PROPOSAL 

1. The site is located in what is currently an open field to the north of the 
Cairn Housing site on the northern edge of Aviemore between the B9152 
and the Highland railway line. The area is a small part of the site for an 
approved application for a 208 unit residential development, which the 
Planning Committee granted permission for last year. Approximately 50% 
of the houses are affordable; the intention is that this element would be 
heated by a proposed district heating building in the Dalfaber Industrial 
Estate, which will also serve houses within the Cairn Housing development 
(the application for the heating building is still under consideration). 

2. What is proposed here is the installation of two 24 tonne LPG Tanks to 
provide heating for the private houses on the development. Originally a 
total of 12 2-tone tanks totalling 24 tonnes of LPG were intended but on 
advice from the gas providers the proposal has been amended to two large 
tanks at the same site, which can accommodate up to 48 tonnes of LPG. 

3. The tanks are 11 metres long and 2.5 metres diameter. They would be set 
entirely underground apart from locked access points and would be 
surrounded on the surface by a post and rail fence and landscaping. The 
appropriate protection measures are included with set distances between 
the tanks and surrounding development. A geotex membrane sits just 
below the surface and is surrounded by shingle, there are concrete beds 
below the tanks and the excavation is to approximately 2.5 metres below 
ground level. 

4. In terms of safety the proposal has been designed in accordance with 
Health and Safety guidelines and the advice of Shell UK. 


DEVELOPMENT PLAN CONTEXT 

5. There is little in policy terms that relates directly to this application. 
Highland Structure Plan 2001, General Policy G2 (Design for 
Sustainability) states that proposed developments will be assessed 
against certain criteria, including the extent to which they, contribute to the 
economic and social development of the community and impact on 
resources such as habitats, species, landscape, scenery, freshwater 
systems and cultural heritage. 


CONSULTATIONS 

6. Highland Council Environmental Health comment that the facility should 
be constructed in accordance with the Liquid Petroleum Gas Association 
Code of Practice1 “Bulk LPG storage at fixed installations” The Officer 
advises that it may be relevant to consult the Health and Safety Executive. 

7. Health and Safety Executive comment that the site is not within the 
consultation distance of a major accident hazard (pipeline or hazardous 
installation). This means that there is no statutory need to consult the 
executive). However, given the amendment to the plans in terms of 
increased capacity the operator would need consent under the Hazardous 
Substance Regulations as the amended scheme is in excess of 25 tonnes 
of LPG. 


REPRESENTATIONS 

8. Aviemore Community Council needs to know whether the tanks will 
replace the biomass with oil back up system. The Community Council are 
not happy with this amount of LPG gas in close proximity to a housing 
development and wonder whether the proposal would have any affect 
upon housing density, they would also like an assurance that the area 
zoned for recreation will not be reduced at any time. (I have written to the 
Community Council answering these questions). 


APPRAISAL 

9. As noted by the development plans section of the report there is little in 
terms of directive policy with regard to this type of development. 

10. The proposal site is located between the football pitch and the link road 
towards the centre of the development site. Apart from a small post and 
rail fence and additional landscaping there is little in terms of above ground 
works so the application has little effect upon the landscape of the area or 
upon the layout and design of the proposed housing development, so the 
development proposed does not conflict directly with Policy G2. 

11. With regard to sustainability it would be preferable if the whole of the 
Aviemore North development utilised the proposed district heating system 
being considered at Dalfaber. However, the applicants consider that this 
could affect the marketability of the private sector development. It is also 
noted that if the private houses were connected into the district heating 
system then this would effectively become the largest biomass plant in the 
UK, which could result in further questions regarding what is considered as 
a potentially fragile project. 

12. In relation to the Community Council’s concerns it is clear that the tanks 
are not intended to replace the biomass plant and the positioning of the 
tanks does not affect housing density or layout. The proposal takes up a 
relatively small area of land near to the entrance to the site and close to 
the football pitch. However, it does not reduce the formal sports pitch area 
in any way. 

13. There are safety considerations and both Highland Council Environmental 
Health and the Health and Safety Executive have been consulted upon the 
proposal. Highland Council Environmental Health point out that the facility 
should be constructed in accordance with certain codes of practice. The 
Health and Safety Executive respond that the site is not near to any 
hazardous installation, so have no general concern. However, the 
Executive note that the proposal has increased in terms of capacity and 
the amount of LPG now proposed for storage (48 tonnes) requires 
hazardous substance consent. 

14. The works for the proposal are not particularly significant either under or 
over ground. In terms of their physical impact I have no particular objection 
to what is proposed. However, it is now clear that due to the increase in 
capacity the proposal requires hazardous substance consent and safety 
aspects would be addressed through this avenue as well as through 
general guidelines on the installation of such facilities. 


IMPLICATIONS FOR NATIONAL PARK AIMS 

Conserve and Enhance the Natural and Cultural Heritage of the Area 

15. The proposal is underground on a site that has already been accepted for 
development. It is considered that there would be no impacts upon the 
natural and cultural heritage of the area. 

Promote Sustainable Use of Natural Resources 

16. It would be preferable in terms of this aim if the whole of the site could be 
powered from the proposed district heating building. However, the 
applicants understand that this would result in the largest biomass station 
in the UK. The project has already been regarded as fragile in terms of 
finding a company to manage any biomass plant. In addition, the applicant 
considers that such a heating system would result in the open market 
houses being less attractive at this point in time, although in future the 
option to connect up to the district heating system on an incremental basis 
would remain. 

Promoting Understanding and Enjoyment of the Area 

17. The proposal is not relevant to this aim. 

Promote Sustainable Economic and Social Development of the Area 

18. The proposal is in connection with new housing for the site, which 
contributes to the social and economic development of the area. 


RECOMMENDATION 

19. That Members of the Committee support a recommendation to: GRANT 
Full Planning Permission for the installation of 2-24 tonne LPG Tanks at 
Aviemore North, subject to the following conditions:- 

1. The development to which this permission relates must be begun within 
5 years from the date of this permission. 

2. Full details of the enclosing boundary fence shall be submitted to and 
approved in writing by the Cairngorms National Park Authority acting as 
planning authority prior to the commencement of the development 
hereby approved. The scheme shall be implemented in accordance 
with the approved details. 

3. Prior to the commencement of the development hereby approved a full 
landscaping scheme for the site showing the size and species of 
plantings shall be submitted to and approved in writing by the 
Cairngorms National Park Authority acting as Planning Authority. The 
scheme shall be implemented within the first full planting season 
following the completion of the development. 


ADVICE NOTE 

20. You are advised that this consent approves the engineering works 
for the installation only and does not constitute any consent under 
the Hazardous Substances Act for the storage of LPG at the site. You 
are therefore advised of the need to apply for hazardous substance 
consent to the relevant authority. 

Andrew Tait 

Date 18 April 2005 

planning@cairngorms.co.uk