Planners recommend green light for strath's own mini House of Bruar
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Plans for the strath’s own £5 million mini House of Bruar just off the A9 near Kingussie are being recommended for approval, although it might not be until the latter 2020s that the attraction finally sees the light of day.
Balavil Estate is seeking a renewal of its existing permission for the development at its old steading.
But it wants consent for seven years rather than the usual three years because of ongoing complications over road access arrangements, and compulsory purchase land caused by the dualling of the A9 on the estate’s doorstep.
Up to 15 jobs could be created at the complex including a farm shop and estate shop, café, events venue, play space, mill and office space, and parking at Balavil Mains Farmhouse.
Nyetimber sparkling wine tycoon Eric Heerema and his wife Hannah bought the 7000-acre estate in 2015.
Cairngorms National Park Authority (CNPA) planning committee members are being recommended to approve the application when they meet virtually tomorrow.
CNPA planning officer Stephanie Wade said the new bid was required due to the ongoing negotiations between the estate and Transport Scotland.
She stressed there were no changes to the proposed development approved by the CNPA’s planning committee in January 2018 for the site four kilometres north of Kingussie.
Laying out the timescale, Ms Wade said: “The applicant states that they would like to ensure they have sufficient flexibility in the renewed permission and its expiry date to allow for the construction of the A9 to proceed as far as possible, prior to the estate commencing their works on site.
“They have therefore requested that the length of the renewal consents, if permitted, are for a seven-year period, based on their understanding of the timetable for the A9 dualling following discussions with Transport Scotland.”
Balavil Estate has told planners it understands an A9 local inquiry will take place this year, and the overall construction period is likely to be at least three years.
Ms Wade said: “Therefore work at the Mains of Balavil might not be able to start until 2026 at the earliest hence the request for a longer consent period.”
A retail statement submitted by the applicants said the aim is to provide a high-quality tourist destination for planned or impromptu stops on the A9.
It concludes the proposals will provide a “complimentary retail facility to existing provision in the area” and there was no site within any local town centres that could accommodate the attraction.
Several community councils in the strath had objected to the original application, but the majority of CNPA planning committee members agreed then the retail centre would not hit High Street trade in Kingussie, Newtonmore and elsewhere in the strath.
As a result, there is just one objection this time.
Former CNPA board member and ex-local Highland councillor Dave Fallows pointed to new pressures on local businesses caused by the Covid lockdown.
He said: “In the previous application for this development, it was claimed that there was no evidence of likely displacement, but I would contend that this was fundamentally incorrect.
“There was ample evidence of the effect of displacement in Newtonmore with the opening up of catering facilities at Ralia causing a drop in trade levels in the village, which I personally experienced.
“Further, the development at House of Bruar also caused indisputable displacement from the village of Blair Atholl...
“I submit that the applicants have had their chance, and in the worsening economic situation facing Badenoch villages, another opportunity to cause further damage can be reasonably denied.”
Ms Wade said the objection was noted and a “reflective of concern” raised over the original application, but there had been no changes to the plans since the previous approval.
She said in her report: “On balance, no evidence has been presented that a development of this scale – under 400 square metres of retail space as opposed to a larger-scale supermarket- type development – is likely to have significant effect on the communities.”
Ms Wade said there may also be opportunities for the development to complement businesses by providing an outlet for local produce, and to promote the attractions of local communities.
She added: “The benefits arising from the reuse of a redundant building must also be considered. Using a brownfield site in this way, is considered to be beneficial overall, particularly as it will secure the long term-future of a category B listed building of architectural and historic importance.”
The planner also highlighted the economic benefits during the construction phase and new jobs once the business opens.
Ms Wade also recommended that extending the consent period for the work to seven years was justified.
There was a presumption against roadside development when the new A9 was built in the 1970s and early 1980s to protect trade in local towns and villages, but this policy was eventually quietly overturn in government policy.
