Planning application for new Aviemore restaurant is rejected
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A controversial planning application to convert a house near the centre of Aviemore into a restaurant has been refused by Highland Council planners because of its proposed 'incongruous' extension.
Komru Miah had applied for the change of use to Braeriach – one of the village's few remaining Victorian villas – on Grampian Road with the work also including the addition.
There has been nine objections from neighbours which included claims of over-development of the site, a detrimental impact on the neighbouring C Listed property the Shelter Stone and potential disturbance to nearby households.
But Aviemore Community Council had supported the application stating it could be a 'potential asset to village life for both visitors and residents'.
The proposal was for a large single storey wrap around extension to the two storey villa.
The intention was to extend the ground floor and carry out an internal reconfiguration to accommodate the main dining area, main bar area, two private dining areas along with the kitchen, larder, store and toilet facilities.
The first floor was to remain unchanged with the three bedrooms retained as staff accommodation.
However, David Mudie, Highland Council's area planning manager – south, refused the application using his delegated powers.
He stated in his report that planning policy supports the conversion of existing building stock but only where they maintain the style and character of the original building and contributes positively to the setting of the area.
Mr Mudie concluded: "The incongruous extension is assessed as being contrary to this...
"The planning authority does not consider that the proposal pays special attention to the desirability of preserving or enhancing the character or appearance of the building which is of local historic interest or the adjacent listed building."
He also said that the parking provision of 13 spaces and constrained site would result in a development with unacceptable parking and turning provision.
The council's historic environment team had raised significant concerns as they considered the application as 'poorly conceived, inappropriate and lacking sensitivity to the existing building and Shelter Stone.
They stated: "The Victoria villa is a good quality traditional building that makes a positive and welcome contribution to Aviemore’s otherwise largely compromised streetscape.
"In heritage terms, the building is not listed, but is of local importance."
They noted the building could physically accommodate sensitive alterations and extensions but went on: "The applicant and agent were offered
the opportunity to withdraw the application and submit an amended proposal that places the historic building at the heart of the design.
"Unfortunately, a more sensitive design solution was not forthcoming."
A number of representations raised concerns regarding anti-social behaviour and noise from customers in particular noise late at night.
There were also concerns on the over-provision of existing bars and restaurants in Aviemore.
Mr Mudie pointed out neither of these were material planning matters.
The full planning decision can be read here
