SNP ministers have overruled official advice and granted permission for an extensive hotel development in the Cairngorms National Park.
A letter published by the Scottish Government’s Planning and Environmental Appeals Division (DPEA) reveals that ministers have opted to green-light proposals for 22 self-catering apartments, shops, a hotel, and underground parking at 111 Grampian Road in Aviemore.
It comes more than two years after SNP ministers took the decision to “call in” the planning application and rule on it themselves – which happened on May 3, 2023. Later that month, the Cairngorms National Park Authority said it had been minded to approve the proposals.
However, a Government planning reporter then recommended that the proposal be refused, submitting their initial report on the development on November 23, 2023, with a supplementary report following on January 17, 2025.
The primary issues of concern were flood risk, transport impacts on B9152 Grampian Road, and design.
However, Scottish Government ministers have gone against the recommendations and approved the development, recognising that it will be on “brownfield land set within a built up area”.
Work on development will be allowed to go ahead after a series of conditions have been met. These include:
- Developers must contribute fairly (cash or in-kind) to active travel measures to offset traffic impact on B9152 Grampian Road.
- Updated reptile and otter surveys must be completed before starting work.
- An updated Flood Risk Assessment (FRA) must be conducted based on latest Scottish Environment Protection Agency climate data.
- Owners must install and maintain bat and bird boxes across the site.
- Four ensuite rooms must be kept permanently as hotel staff accommodation.
The DPEA letter outlining the Scottish Government ministers’ decision states: “On balance, and subject to conditions and planning obligation, the Scottish ministers are satisfied there is sufficient development plan support to outweigh the conflict with flood policies, and they consider that the proposed development overall is in accordance with the development plan, and there are no material considerations which would outweigh that.
“In reaching this conclusion, the Scottish ministers have given due consideration to the aims of the National Park as required by Section 9.6 of the National Parks (Scotland) Act 2000.”
