Public Consultation on Development Proposals Redcastle View Site - PDF document

Public Consultation on Development Proposals Redcastle View Site KH‐5 Newton Park N What is the Purpose of this Consultation? Location This Community Consultation is being undertaken to provide an The land lies north of Newton Park and East of Redcastle View, opportunity for the community and stakeholders to consider and on the north side of Kirkhill. The site is allocated for housing comment upon the broad development proposals for this site. It is within the Inner Moray Firth Local Development Plan and important to note at this time, this is not in itself a Planning identified as site KH5. Application. It is a Pre-Application Consultation and is intended to inform any future application as it evolves. Description of Proposals To assist in delivering a sustainable, high quality development, The proposals consist a residential development of approximately Tulloch Homes Limited have commissioned a team of consultants 94 houses, including 23 affordable homes with associated roads, who have had considerable experience of working on projects of a footpaths, SUDs basins and landscaping. similar scale and style, which have proven to successfully meet the aspirations of the adjacent communities. Tulloch and the design The houses will be a mix of one and two storey semi-detached team believe it to be important that local people are consulted at an and detached homes of varying size within a parkland setting. A early stage and their opinions are considered along with those obtained from other stakeholders before designs are fully small number of amenity cottage flats will be included to meet the developed. affordable housing requirements. A variety of surveys, studies and reports are ongoing and these In addition to this consultation further comment and advice will be sought from the Community Council, Highland Council and the will help inform evolution toward a final design. various statutory bodies such as the Scottish Environment Protection Agency, Scottish Natural Heritage and the like. What next? Utility providers will also be consulted to ensure available capacity in the provision of drainage, water pressure, electricity and gas Following this consultation Tulloch Homes and the design team supplies and to ensure that the development will not impact on the will compile a report summarising the input received and provision of such services to the existing community. indicating how they have considered and addressed matters raised. The report will (called a PAC Report) will accompany the The team will liaise with the Council departments to develop application. proposals which meet the stated policies in relation to transportation, public access, landscaping, amenity and design. A report outlining the consultation process and any comments or matters arising from it, will accompany the submission of a formal application. During the formal application, members of the public and stakeholders, will have an opportunity to make representation direct to Highland Council. Please note: As a stakeholder in this process your comments are welcome and these can be recorded via e-mail, letter or telephone to Sam Sweeney at: Please note that as an application has not yet been submitted to Highland Council in relation to this proposal Email: sam.sweeney@bracewell-stirling.co.uk any comments made to Tulloch Homes Ltd or the design team will not be considered by the Council as representation Letter to: Bracewell Stirling Consulting 5 Ness Bank regarding any future application. There will be an opportunity Inverness IV2 4SF to submit formal representation to the Council once an application for Planning has been submitted. Telephone : 01463 233760 Sheet 1 Land adjacent to Newton Park & Redcastle View, Kirkhill

Site Constraints Where to begin? Before the design team attempts to meet the aspirations of the client through developing layout proposals, it is critical that as many of the site features as possible are identified, compiled, considered and further investigated where necessary. These will identify the areas of site which are appropriate to develop, those where development may prove difficult and those areas where development might have a detrimental im- pact. Combined, these are referred to as the Site Analysis and are carried out by the professional consultants. Some of the typical constraints to be considered are: Site topography How might the gradient affect the need to achieve accepta- Infrastructure how can we safely access the site by road and foot- ble road and footpath gradients? path, are there any services running through or near the site, is there any mitigation works required? Ground Conditions is the ground capable of supporting the required founda- Drainage can the site be adequately drained without impacting tions? Is there any contamination of the ground. on surrounding areas and avoid any local flooding? Landscape what are the important aspects of the existing features, Ecology are there any species (Flora and Fauna) which need to how do we protect them, enhance them and ensure the protected and does the development need to avoid development allows them to flourish and enjoys adequate sensitive areas and is there a need to enhance habitat? Archaeology what form and scale of development would be appropri- are there likely to be significant archaeological sites and do Architecture these need to be avoided or recorded? ate to the site? Is there a need for focal point build- ings? What are appropriate materials to use in this lo- Sustainability what is the best aspect for solar gain, wind shelter, view cation? How do we minimise potential pedestrian/ and amenity? How can we minimise the infrastructure and vehicular conflict and provide a pleasant living environ- therefore maximise the green space? If there are to be ment? ponds or wetlands where would these be best located? Exis�ng foul Sewer Significant open views north- SUDS to NE corner Poten�al vehicular and pe- destrian access point B Exis�ng open space Site slopes gently to north offers poten�al connec- Views into site from open Connect to exis�ng path routes through Newton Exis�ng woodland to Park Poten�al vehic- eastBoundary to be ular and pedestrian ac- retained and safe- Exis�ng proper�es with mu- guarded.Tree line will Site Analysis How does the development proposal take account of potential impact on local infrastructure and Habitat. Transport A transport assessment is being carried out as part of the analysis of existing infrastructure and appropriate mitigation will be proposed should this be required. Water & Drainage The design team are liaising with Scottish Water to assess appropriate connection points and capacity within the existing sewage system. Water capacity and flow pressures will be assessed to ensure no impact upon existing development. Survey and design work is ongoing and draft proposals will be presented for approval by both Scottish Water and the Council prior to finalising the completed proposals. Roads As required by the Local Development Plan, the site access will be taken from Newton Park and Redcastle View. A Transport Assessment will be used to identify any necessary roads or path improvements. Developer Contributions The developer has had initial advice on the required contributions. Further assessment and confirmation of the final requirements will be undertaken by the Council once a formal application has been submitted. Delivery of the agreed contributions will be set out in a legally binding Section 75 agreement between the developer and the Council prior to issuing any consent. Species Surveys Flaura and Fauna are being surveyed and assessed by specialist consultants and reports prepared identifying any development constraints. Sheet 2 Land adjacent to Newton Park & Redcastle View, Kirkhill

Site Access Movement and Connections Site access: Two access points are highlighted in photographs above. These provide vehicular and pedestrian access into and through the site. Movement Connections: The map below identifies existing roads network, core paths and other pedestrian routes within the village. Additional proposed routes are highlighted to demonstrate a number of proposed linkages from the site to key facilities and transportation routes. Sheet 3 Land adjacent to Newton Park & Redcastle View, Kirkhill

Proposed Layout Proposed Layout Taking account of the identified constraints and incorporating the Council’s policies on open space, tree protection and roads guidelines. An initial layout was developed to ascertain the project viability and to determine a realistic capacity for the site. The layout was then presented to Highland Council at a Pre-application meeting, where the Council have an opportunity to consider the draft proposals and provide advice and guidance. The Council’s formal response is awaited, but the layout presented below, has evolved to address a number of points raised during the Pre-application meeting. On receipt of the formal response the proposals will be further reviewed by the design team, who will also take account of feedback from this public consultation process, before concluding a final design. View entering from Redcastle View. View eastward from the access off Newton Park. View entering from Newton Park. Example Housetypes. Sheet 4 Land adjacent to Newton Park & Redcastle View, Kirkhill