MARKET HILL Fort Augustus - The Highland Council€¦ · Page 6 Market Hill, Fort Augustus...

November 2003

Development Brief

MARKET HILLFort Augustus

Director: John D. RennilsonPlanning & Development Service

Page 1

ContentsCONTEXT ................................................................................................................1BACKGROUND ...................................................................................................... 1

Purpose .................................................................................................................................... 1Policy ....................................................................................................................................... 2

HOUSING NEEDS ...................................................................................................2SITE FACTORS .........................................................................................................4

Definition ................................................................................................................................. 4Landform ..................................................................................................................................4

SERVICES .................................................................................................................4Access ...................................................................................................................................... 4Water and Waste Water ............................................................................................................4Surface Water ...........................................................................................................................6Flood Risk .................................................................................................................................6Utilities .....................................................................................................................................7

AMENITY ................................................................................................................ 7Features ....................................................................................................................................7Archaeology ............................................................................................................................. 7PROPOSAL: FEASIBILITY .........................................................................................................7

OWNERSHIP ...........................................................................................................8PROPOSAL: LAND ASSEMBLY .................................................................................................8

PRINCIPLES ...........................................................................................................10Phasing ....................................................................................................................................10

FRAMEWORK ........................................................................................................10Housing ...................................................................................................... ..........................10Business ..................................................................................................................................12Community/Leisure ................................................................................................................12Open Space ............................................................................................................................12Access .....................................................................................................................................13Landscape ...............................................................................................................................14

DEVELOPER CONTRIBUTIONS ............................................................................15AGENCY INITIATIVE ..............................................................................................................15PROPOSAL: COMMUNITY PROJECTS .................................................................................. 16SCHEDULE .............................................................................................................................16

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Market Hill, Fort Augustus Development Brief: January 2004 Page 1

CONTEXT

Background1.1 Fort Augustus is an important local service/touristcentre and conservation village which occupies a strategiclocation in the Great Glen some 35 miles south-west ofInverness. It is dominated by a former Benedictine Abbey - aCategory A Listed Building - and the Caledonian Canal, bothof which are of national heritage value. Regenerating thefragile economy, and sustaining services and a balancedsocial structure are dependent on priority intervention by theAgencies. The Council and Inverness and Nairn Enterprise areleading a major community-based restoration and businessinitiative for the Abbey. A medical centre, fire station anddrainage works have broadened the range of local servicesand improved the villageís development prospects.

1.2 These objectives need to be supported by measureswhich urgently address a chronic and longstanding shortageof accommodation, create job opportunities and overcomedifficulties in securing much sought after recreation facilities.The immediate priorities are to stimulate a programme ofhouse-building, provide business units and assist a communityleisure initiative. The agencies - Communities Scotland,Inverness and Nairn Enterprise and the Council - expect toallocate resources or lead concerted action concurrent withthe release of land for development. This is part of a majorcommunity planning initiative intended to secure a long termvision which sees Fort Augustus regenerating as a sustainableplace with its overall development needs - including housinggenerally and affordable homes, together with employmentand amenities - integrated within different timescales and at achoice of locations across the village as a whole.

Purpose1.3 This Brief is required to help open-up land for localhomes, employment and facilities. It seeks to co-ordinatedevelopment and other uses between the A82(T) andCaledonian Canal, allocated in successive Local Plans forexpansion. The main objectives are to:

assemble land and identify essential engineering/site preparation works;phase development and the orderly provision ofinfrastructure;guide the layout and design of homes and otherbuildings; andsecure local affordable housing, businesspremises and a local green/courts.

1.4 It is intended that the Brief will assist negotiationswith landowners and enable the agencies to take forwardtheir investment proposals. It provides an importantopportunity for public consultation and for takingaccount of local views.

looking west from the site frontage

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NA82(T)

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GolfCourse

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CaledonianCanal

DIAG 1: LOCATION

Market Hill, Fort Augustus Development Brief: January 2004Page 2

Policy1.5 This Brief elaborates the Deposit Draft of the InvernessLocal Plan identifies some 8.8 ha. of land west of the A82(T)for:ì a mix of housing, business, community and recreation usestogether with tree planting and safeguards for amenities,phased from the east. Access should be taken from theA82Öwith links incorporated through to the school, adjoiningland identified for recreation and canal related servicing, andestablished village footpaths.î The Plan declares arequirement for a Development Brief. These provisionsreinforce and update the adopted Local Plan.

HOUSING NEEDS

2.1 The waiting list for Council or Housing Associationhomes in Fort Augustus currently exceeds 100 households.This has increased over the past decade during which timeprivate sector completions have maintained a low rate of 1-2new dwellings per annum. The Rural Partnership for ChangeInitiative recognises housing ìstressî in Fort Augustus asrepresented most acutely by the lack of property available forrent/shared ownership.

Fig. 1: Fort Augustus: Housing Needs 2003

2.2 Although the largest demand is for 1-bed properties,Communities Scotlandís policy is to build homes for ìvaryingneedsî and ensure stock can be adjusted to the specificrequirements of the occupant and more readily adapted tochanging circumstances. In rural locations particularly, theneeds of single people will be met through the allocation of aproportion of 2-bed+ units. It is proposed that local needscan best be satisfied by a mix of housing in terms of tenure,type and size brought about by creating conditions attractiveto the private sector (including local self-build plots); and forpublic/Housing Association initiatives either led by theagencies or facilitated in partnership with the private sector.

2.3 A Housing Needs Survey carried out by the HighlandSmall Communities Housing Trust during 2003 indicates astated requirement within Fort Augustus for some 55 homes.Approximately 40% comprise needs generated from withinthe community; 60% are externally based. Priority needs arein the order of 40 additional homes, some 40% in the rentedsector. In view of the priority to be given to local needs, theCouncil may give consideration to introducing a local lettingsinitiative. Further provision and flexibility should be made toaccommodate latent private sector needs not identified as partof this assessment and which might arise in the context of thecommunityís economic prospects. Given the choice of sitesoverall in Fort Augustus presently available, capacity for some30-35 units within the next 5 years should be identified atMarket Hill.

2.4 In view of the updated waiting list above and theimmediate needs identified, the Council, CommunitiesScotland, and the Small Communities Housing Trust willmonitor on-going housing requirements and giveconsideration to a further Needs Survey in due course. Thiswill provide a basis for further agency action in the following5-year period.

A82 access option (north)

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SITE ANALYSIS

33m

PHYSICALHigher ground/ridge

Lower ground/trough

Main slope

Skyline

Indicative levels of flooding

Mean height above sea level

Trunk road/crossing point

Minor/crofter access

Utilities (see page 5)

SERVICES

(Source: Centre for Ecology & Hydrology)

AMENITY

Trees

Dry-stone wall

Open land/safeguard

Archaeological/historic siteA

© Crown Copyright LA09036L

Market Hill

Golf Course

KilchuimenAcademy

Caledonian Canal

Abertarff Place

Askival

Chalet Park

2370 2375

8085

8090

33m

A

A

A

A


SITE FACTORS

Definition3.1 The site embraces some 8.8 ha. of land with potentialfor development and related uses. This land is bounded by theA82(T) to the east; lower ground towards the CaledonianCanal and towpath to the west; Kilchiumen Academy andplaying fields to the north and extensive Common Grazingsand Golf Course including land reserved for extension of theCourse, to the south (see Diag. 1: Location).

3.2 The Site Analysis map (page 3) identifies the mainphysical, servicing and amenity considerations whichdetermine the potential for development. This needs to beassessed in the light of important technical factors to establishthe extent of land developable at reasonable cost. Suchconsiderations are elaborated in paras. 4.1-5.2 below.

Landform3.3 The gently undulating site profile disguises a diversetopography. The bulk of the site lies above the 30 m. contour,suggesting a south-north cross-fall of some 8-10 m. A series oflow ridges and shallow troughs predominate over its southernand central reaches. Parts of these areas will require carefulremodelling and grading to make the most of the site. Apronounced fall of some 4-5 m. defines the site limits to theeast and west. The former may require up-filling to enableaccess to the A82(T).

3.4 Several important landscape features should beretained. These include the steeper slopes towards the southwhich provide shelter and a localised ìskylineî; and aprominent wooded knoll which lies to the north east of thesite. Whilst the bed of a dismantled railway which cuts aswathe of level ground through the western part of the site

should be substantially protected (see 5.2 below), this must bebreached to secure access to the bulk of the land.

3.5 The principal aspect is to the south and west throughthe Great Glen and across the Caledonian Canal.

SERVICES

Access4.1 Some 200 m. of the A82(T) aligns with the eastern edgeof the site. Access will require to be formed from the A82(T) ata point where the design standards sought by the ScottishExecutive in respect of visibility, gradient and junctionseparation can be met (see Site Analysis map). Theserequirements could be maximised to the south of the AbertarffPlace junction, whilst an alternative access constructedfurther north would reduce visibility and increase the need forup-filling of ground. Material for this purpose might beobtained from approved demolition of ancillary buildings atthe Abbey.

Fig. 2: Trunk Road Access: Specification

4.2 There are no public roads extending into the site.However, between Morenish and the West End Garage fourminor accesses link existing uses to the A82. These couldprovide options for cyclist/pedestrian connections. The Canaltowpath is suitable for pedestrian/cyclist use and operationalor other access permitted by British Waterways. Givenconstraints at the junction with the A82 in the village centre,the towpath is not regarded as an appropriate option forpermanent vehicular access to the site.

uneven ground and traditional field pattern

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Water supply

Waste water (sewerage)

Pumping station

Electricity supply

Telecoms

UTILITIESChaletPark

Caledonian Canal

PlayingField

KilchuimenAcademy

23752370

8085

8090


Golf Course

Market Hill

AbertarffPlace

FortAugustus

Caravan &Camping


4.3 As part of its ìSafer Routesî initiative, the Council is toconstruct a new cycle/pedestrian route through the curtilageof the former Surgery during 2002 at a cost of approximately£30,000. This will provide an important link to KilchiumenAcademy and will be supplemented by a commitment by theScottish Executive to install a ìPuffinî crossing of the A82(T)for which £15,000 has been committed. Further safety andtraffic measures are earmarked in association with access tothe school.

Water and Waste Water4.4 Sufficient spare capacity exists in the mains water andwaste water systems to cater for the villageís needs for theforeseeable future. However, the following site requirementsshould be taken into account:

water: connections can be achieved to thedistribution main which follows the A82(T) or to thebranch which presently terminates west ofKilchiumen Academy. As part of the final phase ofany development, Scottish Water will require thisnetwork to be linked through the site to secure aneffective supply;foul drainage: combined foul and surface watermains are held towards the eastern edge of the site.Foul drainage only will be facilitated by links tothe gravity sewers which fall with the natural breakof slope to the north and south, the latter returnedvia a pumping station at Market Hill and risingmain. Technical assessment will be required toestablish the appropriate sewer invert levels andtherefore the length of new pipe-work through andpossibly outwith the site. Such infrastructure willrequire a 10 m. ìsafeguardingî corridor. Upgradingof the pumping station may be necessary.

4.5 Scottish Water currently provides within its reasonablecost limits a servicing contribution in respect of housing.Developers should therefore consult with Scottish Water inrespect of the reasonable cost limits and the requirement fordeveloper contribution. Priority will be given by the agency tooff-site works with any shortfall met by developers. Legislationgoverning such cost contributions is expected to be reviewedin the near future.

Surface Water4.6 SUDS will be required to deal with surface waterwithin or adjoining the development site. Such measures willbe expected to be designed in accordance with the CIRIAManual*. In accordance with PAN 61, any developmentproposal should include a drainage strategy indicating thetypes of measures to be used and how these will be integratedinto the site and its surroundings, together with evidence ofsub-soil conditions, run-off calculations and good ecologicalpractice. Detailed discussions will be required with SEPA.

Flood Risk4.7 Recorded water levels indicate a susceptibility toflooding at Fort Augustus associated principally with the RiverOich and Loch Ness. Actual flood levels in 1992 wererecorded at 17.46 m. MAOD. Modelling# based on a 100year return period reveals water levels rising to 18.36 m.MAOD and land towards the Caledonian Canal as within theindicative limits of flood risk. SEPA advise that developmentshould be subject to Flood Risk Assessment and given recentconcern in the insurance industry and about climate change,that this should be based on the 200-year return period. Suchassessment should also embrace the Canal.

rising land and skyline towards the south

#Centre for Ecology and Hydrology

*Sustainable Urban Drainage Systems Design Manual for Scotland andNorthern Ireland


Utilities4.8 Existing electricity (SSE) and telecommunications (BT)networks are identified on the Utilities map (page 5). Whilstneither of these networks encroaches significantly within thesite, both are contained within the adjoining trunk roadìcorridorî. The electricity supply comprises a low voltageunderground cable which serves neighbouring properties. SSEadvise that a 33kv high voltage transmission circuit supplyingthe wider village remains undisturbed in its present location.

AMENITY

Features5.1 Most of the land comprises improved grassland. Severaltrees and groups of trees associate with the A82 ìfrontageî,the former dismantled railway, the knoll and intermittently,field boundaries. Open land will be retained for safety wheremature firs lie close to the southern boundary. These featuresoffer reference points, local amenity and scope to absorbbuildings. A dry-stone wall marks the Estate march.

Archaeology5.2 The dismantled railway ìbedî and related cuttings,embankments and underpass together with the sheds/platformadjacent to Morenish are of regional or local historicalinterest. These require to be sensitively integrated and specificfeatures interpreted, where they associate with a thoroughfareor open space. However, the former railway comprises astrategic landholding. It could offer scope for access, publicspace or limited parking. Such activities would retain theoriginal engineering structure substantially intact.

former railway and naturalised scrub

PROPOSAL: FEASIBILITYSubject to landowner agreement, the Council, CommunitiesScotland and INE propose to commission a site survey/feasibility study to establish the extent and costs of any landengineering, levelling or up-filling works required tomaximise the potential of the site for development. This willinclude the provision of structural service/utility networksincluding any thresholds affecting future investment in fouldrainage together with a Flood Risk Assessment andconsideration as necessary, of measures to alleviate floodingand meet SUDS requirements, in consultation with SEPA.


LAND OWNERSHIP

6.1 The land is owned by six principal parties (see Diag. 2and Fig. 3). Existing grazing uses, an intricate pattern of fieldsand enclosures together with several ìshedsî provide evid-ence of agricultural activity. There are understood to be noformal lease or tenancy arrangements affecting the release ofland. Fig. 3 indicates the totality of the landholdings involved.

Fig. 3: Land Ownership

PROPOSAL: LAND ASSEMBLYA development ìpackageî will be dependent on theassembly of several land holdings to create a viable site fora first phase of development and bank land for the future.Initial discussions have been held with landowners to assessthe availability of land. The effects of restricting landopposite Abertarff Place to low density/low profile buildingshould be addressed in the context of the Feasibility Study.Any such provisions ultimately will be a matter for aggree-ment with Communities Scotland and INE and the viabilityof a development proposal. The Feasibility Study should besubject to consultation with the Community Council.

early phase development opportunity

DIAG. 2: LAND OWNERSHIP

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Business/Light industry

Community

Housing/Business/Leisure

Higher density

FRAMEWORK

DEVELOPMENT

ACCESS/CIRCULATION

AMENITY/HERITAGE

LEAP

LAP

Open ground/Existing use

Spine Road

Access Road

Multi-user path


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Golf Course

KilchuimenAcademy

Caledonian Canal

Abertarff Place

Askival

Chalet Park

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DIAG. 3: PHASING

lower ground towards the canal

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PRINCIPLES

Phasing7.1 Diag. 3: Phasing explains the main factors whichdetermine the preferred direction for development and theprovision of infrastructure. This provides a basis for essentialsite works and underpins the following developmentframework.

FRAMEWORK8.1 The Framework map (page 9) presents an indicativelayout for the site: a preferred arrangement of land uses,access and circulation, and amenity/land managementprovisions. The purpose is to achieve a safe, secure andqualitative environment and to ensure a mix ofaccommodation within each phase of development andacross the site as a whole. Planning applications should bemade comprehensively for each phase of development andwill be expected to demonstrate compliance with thefollowing guidelines.

Housing8.2 Fig. 4 across refers to land for housing. The indicativecapacity figures are given to assist consideration of a viabledevelopment package. The actual capacity of the site will bedetermined by the grant of planning permission.

Form and Density

8.3 A formal, angular arrangement of properties withstrong building lines is needed to create ìstreetsî which arecharacteristic of the village. The form and density ofdevelopment should be tighter/higher (15 dwellings per ha.)towards the core and existing village edges; and looser/lower(5 dwellings per ha.) towards the fringes of the site. Thisgradation could be emphasised with groups of houses/individual units arranged to step up or down to one another.Fig. 4: Housing Land/Option


Particular emphasis will be placed on presenting an attractivedevelopment to the Canal and the A82(T), notably with regardto the orientation of buildings and boundary definition (see8.15 below) including the opportunity to enable views fromAbertarff Place to filter through and extend over buildingswhere possible.

Fig. 5: Business Land/Options

Mix

8.4 The type, size and tenure of accommodation should beconsistent with the local Needs Assessment, updated asnecessary. The range of dwellings should generally embrace1-2� storey detached, semi-detached and terraced propertieswith, exceptionally, possibly 3 storey flatted units creating afocus towards the core. Rented, shared ownership andoutright owner-occupied homes should include opportunitiesfor serviced/self build plots. Consideration should be given bythe agencies/developers as part of future negotiations withlandowners to provision for their family needs whereappropriate and where consistent with the overall objectivesof this Brief.

Design

8.5 Development should ensure ìidentityî and a good ìfitîof housing with the existing village and its setting. Commonìthemesî should permeate through each phase. This should beachieved moreover by the use of traditional styles, materialsand features incorporating innovation in the construction andappearance of buildings; and will be expected to extend toenvironmental management, including the treatment ofsurfaces (see 8.13).Dwellings should be designed with:

affordable homes - to be provided through thegrant system - consistent with CommunitiesScotlandís guidance*;simple, solid appearance and a ratio of span toheight of 1.1-2.5 to ensure suitable proportions;scope for expansion into the roof-space or to therear, in a form complementary to the original houseand to the privacy and daylighting requirements ofneighbouring occupiers. Developers areencouraged to demonstrate such options insubmitted designs;predominant materials such as wet-harl andpreferably slate or suitable alternative, oroccasional timber. Roofs should be 40-45 degreepitch with chimneys set square on the ridge; andvertical window openings;walls enclosing the curtilage of dwellings or groupsof dwellings finished in matching materials orlocal/natural stone;the highest standards of energy efficiency (NHER 7/8) including solar gain.

scope to expand local businesses

* Housing for Varying Needs - A Design Guide: Communities ScotlandSustainable Housing Design Guide for Scotland: Communities Scotland

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Business8.6 Opportunities are identified for economic developmentparticularly in association with the A82(T) site ìfrontageî.Adjacent landholdings located at grade with the trunk roadand alternatively at a lower level, are considered suitable forbusiness use or craft units. The development of modularadvance/starter buildings comprising 500-1000 sq. ft.floorspace and related parking is earmarked by Inverness andNairn Enterprise. The purpose is to provide - together withopportunities within the village centre and further a field inFort Augustus - a choice of locations for new, small scale/clean-green economic enterprises in circumstances which areattractive to a range of businesses and capable of beingintegrated within the village. Activities which do not sitcomfortably with housing at Market Hill will be directed toother locations and scope exists in the longer term to reviewthe effectiveness of this reservation.

8.7 Consideration may be given to the potential for canal-related services/accommodation amalgamating Lovat Estate/British Waterways ground fronting the towpath and landingstages towards and beyond the northern limits of the site.Whilst such uses are not considered to be part of the develop-ment ìpackageî promoted in this Brief, landowners will beexpected to contribute towards the cost of infrastructure onwhich such opportunities would depend (see 9.2 below).

Community/Leisure8.8 0.70 ha. of land towards the north and within the site isallocated in the Deposit Draft Local Plan for communitybuildings or uses. Outdoor activities such as a bowling green/tennis courts would maintain the predominantly opencharacter to the Canal. These would relate well to the schoolplaying fields and could provide for shared ìpavilionîfacilities. This land will be reserved for such activities pendinga community project which might be eligible for fundingassistance from Inverness and Nairn Enterprise and sources

such as the Sports Lottery/Community Funds and/or theFoundation for Sports and the Arts. In the event that thecommunity should seek to provide such facilities in advanceof the phasing principles at (7.1) above, service andtemporary/construction access will require to be negotiatedthrough the curtilage of the Academy.

8.9 A sports hall, swimming pool or library would be moreappropriately sited either as part of the established Academycampus or at a suitable alternative location.

Open Space8.10 In accordance with NPPG 11 and the National PlayingField Association Standards, recreation facilities should belocated convenient and accessible, as follows:

1 LEAP (Local Equipped Area for Play) within 5minutes/400 m. of every house extending to 400 sq.m. with 5 types of play equipment and seating. Thisshould be centrally positioned and associated withphases 1/2;LAPS (Local Area for Play) within one minute/100m. of every house extending to 100 sq. m. compris-ing grass/hard surface with seating; towards thenorth and south associated with phases 2/3.

Fig. 6: Open Space

These facilities will be provided to standards suitable foradoption and maintenance by the Council or an acceptableCommunity Trust-type arrangement which might provide thefocus for a long term management scheme for a widernetwork of open spaces within the village.

potential for walking/cycle link


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D kralCH 10.0 PAL

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Access8.11 Subject to the position of a new access to the A82(T),land will be reserved for one of the following, either

construction of a ìTî junction with right turning lanepositioned a minimum of 50 m. either north or southof the access to Abertarff Place; or,a roundabout incorporating the Abertarff Placejunction, subject to assessment of likely trafficgeneration. This will include visibility splays andgradient standards indicated at (4.1) above.

The Scottish Executive is encouraged to investigate whetherfurther further safety/speed restriction measures are requiredon the A82 in association with the the provision osf access tothe site as part of related detailed design work.

8.12 A 6 m. ìspineî road with 2 m. path on either side willbe constructed phase by phase as development proceeds. Thiswill extend to the boundary of each phase to connect themain development areas. This ìspineî should feed 6.7 m.shared surface access roads/culs-de-sac serving up to 20houses in accordance with the Councilís ìRoad Guidelines forNew Developmentî. Access will be reserved through to theschool and the option - in the longer term - to create a ìloopîwith egress only to the A82(T) in the vicinity of the West EndGarage will be safeguarded.

8.13 The entirety of the site should be designed as a 20 mphHome Zone. With no through-traffic, direct frontage accessand occasional on-street parking should give the mainthoroughfare an ìactivity zoneî character. The space betweenbuildings should enable variation in the alignment andconfiguration of roads to ìcalmî traffic; with texturaltreatments employed to enable shared pedestrian/vehicularuse, denote parking and crossing points, and provide forenhancements by way of occasional trees and seats. Materialsshould be characteristic of the village, avoiding excessive useof pre-cast paviors.

Cyclist/Pedestrian8.14 Multi-user routes are needed to provide safe,segregated and direct links with the existing network andeffective connections with village facilities, including theAcademy and neighbouring medical centre. Local assetsshould be adapted as thoroughfares, associating with openspaces, recreation facilities and amenities. These involveìdesire linesî:

north-south: using the dismantled railway bedthrough to the school and playing fields togetherwith a parallel route linking the maindevelopment areas and extending to the canal;east-west: using existing accesses between AshCottage/Morenish and the Golf Course; and to the Canal towpath via the Gondolier/Estatemarch and the West End Garage/former Surgery.

Within the site, these cycle/footpaths should be 3 m. wide,hard surfaced and constructed to standards capable ofadoption by the Council. Where routes enable access to thetowpath or to adjoining grazings/Golf Course, ìkissing gatesî/stiles or other appropriate measures should be incorporated atthe edges of the site. Scope exists to use the underpass as partof the network of public routes promoted.

protected heritage artefacts

Fig. 7: Access and Circulation

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Landscape8.15 Absorbing development into the setting will bedependent on the sensitive treatment of the interface betweenbuildings and adjoining heath/grasslands, particularly wherehabitats enable an open aspect to and from the CaledonianCanal. Proposals will be expected to incorporate protective/land management measures to achieve:

retention of the knoll and mixed trees together withthe self generating woodland to the north-east;retention of the open character of the disusedrailway;retention of the elevated ground (where this is notsubject to remodelling) together with ìclumpî treeplanting to ìsoftenî the skyline and contain the siteto the south;additional intermittent planting of single trees inassociation with existing field boundaries;SUDS possibly within the lower ground towardsthe Canal.tree planting (with suitable rabbit proofing) ofnative species including birch and rowan,occasionally mixed with oak and fir.

Any off-site SUDS or public access should be subject toarchaeological investigation and the continuance of croftingactivity on adjoining land.

8.16 There will be a requirement to enclose the site toprotect adjoining grazings and croftland. Consultation will beundertaken with the Crofters Commission in this regard. Dry-stone walling would be preferable to stock-proof fencing onthe western edge and such materials should be employed tothe A82(T) frontage. This could be pursued as part of a futurecommunity conservation project. Prominent ìblockî walls ortimber fencing would be intrusive and/or less durable, andshould be avoided.

8.17 All other open spaces or ìsafeguardedî land importantto the functioning of the site will require to be maintained foramenity and public access purposes either wholly by thedeveloper or, where land is treated and finished to adoptablestandards, by the Council. Such requirements will be securedrespectively through an agreed arrangement including anappropriate financial contribution (currently a capitalised sumequivalent to 18 x the annual maintenance cost).

aerial view of Fort Augustus

Fig 8: Amenity

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DEVELOPER CONTRIBUTIONS9.1 Figs. 4-8 above indicate the extent of development,structural services and amenity space attaching to eachlandholding. Development of the site as a whole will bedependent on essential common infrastructure and facilities,including land engineering, ìspineî road, waste water andwater supply services, SUDS, footpath/cycle paths, openspace and affordable housing. Their related costs (to derivefrom the Proposal: Feasibility above) should be met on a fairand equitable basis and should be attributable to contributionsset against each landholding according to its respectiveìshareî of the total development value. This DevelopmentBrief will provide the basis for valuation of each holding bythe District Valuer if necessary. The Council will prepare aìProtocolî to guide the calculation and apportionment of suchobligations.

9.2 These provisions will be part of a Section 75 Agreementto be secured prior to the issue of any planning permissionand which will include all participating landowners, includingthose whose intersests may be part of a later phase or phasesof development

PROPOSAL: AGENCY INITIATIVEHaving regard to the local needs assessment and subject toapproval of this Brief, Communities Scotland and theHighland Council expect to confirm an early commitment tothe development of new homes. Subject to their jointdecision-making remit, the agencies intend to pursue thisthrough the Albyn Housing Society and/or the SmallCommunities Housing Trust and will consider the possibilityof a public/private developer partnership.

Further to the allocation of funding through the ScottishExecutiveís Rural Partnership for Change Initiative,consideration will be given to a public/private sectordevelopment incorporating:

♦♦♦♦♦ during the period to 2008 - some 30-35 houses ofwhich no more than 50% (approximately 15 dwellings)should comprise affordable homes. These will be expectedto integrate with private sector house-building. Subject toconsideration by the agencies, a first phase of building couldinclude 5-6 houses in the rented sector and 10-11 houses inthe the low-cost home ownership category, and;

♦♦♦♦♦ during the following 5 year period 2008-13 -development incorporating a further phase of affordablehomes - as part of a similar public-private tenure mix -subject to monitoring and an up-dated Needs Survey.

In these periods, development at Market Hill should notexceed an equivalent average completion rate of 10dwellings per annum. Development will be expected todeliver a mix of tenure, type and size of accommodationtogether with RHOG/serviced sites - self build opportunities,suitable for the needs identified at 2.1 above.

As a minimum requirement, if circumstances necessitate,Affordable Housing (or equivalent financial contribution) willbe sought at a rate of 25% of the total of any private sectorbuilding, in accordance with the Councilís policy.


PROPOSAL: COMMUNITY PROJECTSIn view of the likely on-costs attaching to essentialinfrastructure and facilities, certain community facilities, off-site multi-user paths and other works may not be regarded asdeveloper requirements unless essential to the functioning ofthe site. Notwithstanding the recreational facilities referredto at (8.8) above, these could include stonewalling,interpretation of the industrial/historical heritage andexternal routes. It is intended therefore that these workscould be pursued as part of a programme of futureenvironmental projects with funding assisstance from theCouncil, INE and the Paths for all/Paths to Health initiatives.

SCHEDULE10.1 The Council and partners expect this brief to provide abasis for development at such time as the terms of the LocalPlan with respect to land at Market Hill are confirmed.Thereafter the Brief will provide supplementary guidance tothe Inverness Local Plan in respect of planning applications,related infrastructure provisions and other considerations. TheBrief will enable the agency partners, in agreement withlandowners to pursue a Feasability Study, land assembly,planning permission and their respective developmentprogrammes. The Council may wish to reconsider the terms ofthe Brief in the event that any agreed Modifications to theLocal Plan arise with implications for land at Market Hill.

Market Hill

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MARKET HILL Fort Augustus - The Highland Council€¦ · Page 6 Market Hill, Fort Augustus...

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