! Community Building and Affordable Housing, Lochaline Morvern Community Development Company Briefing Document, Options Appraisal and Design Report July 2015 Acknowledgements JRA would to thank the Morvern Community Development Company for their assistance and hospitality in developing the Feasibility and Design Report. Thanks also to all consultees who helped with much valued advice and guidance on the feasibility of the various options which have been considered. !2 Table of Contents Page Appendices 1. Introduction 5 A. Consultations 2. Background 6 B. Community and Affordable Housing Needs Survey 2.1 Lochaline and Morvern 2.2 Morvern Community Development Company C. Housing Development Options Assessment 2.3 Project History 2.4 Project Brief D. Envirocheck Report 3. Site Analysis for all Three Sites 16 E. Woodland Survey 3.1 Proposed Sites 3.2 Connections to Lochaline F. Site Valuations 3.3 Site Issues and Analysis G. Existing Planning Permissions 4. The Proposed Sites 24 H. SSE Networks Budget Estimates 4.1 Site 1- Land to the South and West of Dailrainich 4.2 Site 2- Rowanbank Steading 4.3 Site 3- Former Scout Hall and Willie’s Garden J. Scottish Water Budget Estimates 5. Planning and Development Summary 36 K. Cost Review 5.1 Planning History L. Project Interim Progress Report 5.2 Highlands and Islands Local Plan 5.3 Pre-application Consultation 5.4 Highland-wide Local Development Plan 5.5 Further Guidance 5.6 Developer Contributions 5.7 Highways Requirements 6. Outline Design 42 6.1 Site 1- Land to the South and West of Dailrainich 6.2 Site 2- Rowanbank Steading 6.3 Site 3- Former Scout Hall and Willie’s Garden 7. Project Procurement 50 8. Programme 52 9. Project Risks 54 10. Cost Review 55 11. Next Steps 56 !3 !4 1. Introduction Morvern Community Development Company is a community organization that aims to benefit the community of Morvern. Over recent years they have completed many community initiatives such as pontoons, petrol pump, allotments and shore facilities. They are also currently looking at a Hydro scheme. This study collates the findings of previous studies to establish the local need for the following accommodation: - affordable housing - community multi purpose building This report has been prepared by John Renshaw Architects (JRA) and presents the development of the Morvern Community Development Company design brief, reviews and analysis the selected development sites, assesses initial design options in terms of location, massing and orientation and outlines the preferred designs and its indicative budget development cost. Figure 1- Morvern Community Development Company (reference: hie.co.uk) !5 2. Background 2.1 Lochaline and Morvern 2.1.1 Morvern Morvern, derived from Gaelic – A’ Mhoirbhairne (meaning Sea-Gap) is a picturesque area in the South West Highlands of Scotland on the coast overlooking the Island of Mull. Comprising of approximately 200 square miles the area is primarily mountainous and bounded to the south by the Sound of Mull, the north by Glen Tarbert and Ardgour, the west by Loch Sunart and the Ardnamurchan peninsula and the east by Loch Linnhe. An area of approximately 250 square miles Morvern offers a diverse landscape including magnificent mountains, deciduous woodlands, stunning shorelines and much more. The main settlement is the village of Lochaline, with a population of around 300, which is located on the sea loch of Loch Aline on the north shore of the Sound of Mull. The derivation of the name Loch Aline causes some disagreement amongst scholars meaning either Loch Àlainn – beautiful loch or Loch ath a’ linne – the loch of the ford of the pool. Either way, the setting of Loch Aline is one of great beauty with the steep shores of the loch largely covered in deciduous woodland and offering stunning views of the hills of Mull as a background. 2.1.2 History Figure 2- Loch Aline Morvern boasts a unique history ranging from ancient castles such as Ardtornish, Kinlochaline and Caisteal nan Con, to the more recent Silica Sand Mine. The area has an interesting variety of rocks covering a vast duration in geological time. Fossilised sea creatures, known as ‘devil’s toenails’ from the Jurassic period can still be found. Morvern was formerly known as Kinelvadon, taken to be from Cineal Bhaodain. However, like many areas on the West Coast of Scotland, the Vikings left their mark in Morvern where a mixture of Gaelic and Norse place names can still be found. Before the Highland clearances the population of Morvern was about 2500. There are many remains of ruined townships throughout the area. The Forestry Commission have carefully preserved the site at Aoineadh Mòr, near Loch Arienas and visitors are encouraged. Lochaline Silica Sand Mine began operation in 1940 to replace sources of silica lost during World War II and at its peak employed around 65 staff. The mine provides some of the purest silica sand found in the UK, and is used in the production of high quality glass such as crystal and optical glass. Production was particularly important during wartime as the sand was used to make glass for binocular glass, bomb sites and submarine periscopes. The mine closed in Figure 3- Loch Aline 2008 but reopened in 2012 as Lochaline Quartz Sand Ltd. When the island of St Kilda was evacuated in 1930, 28 evacuees were rehomed in Morvern. The men worked with the Forestry Commission where they proved to be strong and hard working. The St Kildians are remembered for their kindness and hospitality and the remarkable way they adapted to their new surroundings. !6 2.1.3 See and Do Achnaha Woods Fishing Achnaha Wood is managed by Morvern Community Woodlands (MCW) in conjunction with Ardtonish Estate and Fish Morvern offer loch and sea fishing for all abilities. Forestry Commission. MCW have recently applied to the National Forest land Scheme to purchase the 8 hectares of woodland. MCW provide woodland education and recreation Kiel Church opportunities, and to promote woodland and timber-related skills within the community. Kiel Church stands in a stunning location above the village of Lochaline with breathtaking views across the Sound of Mull. Ruins of a medieval church are on the site of the original and much Aoineadh Mòr earlier building which, according to legend, was erected at the command of St Columba. The Discover a hidden settlement cleared in 1824. This site above Loch Arienas, was rediscovered nearby 18th-century session house contains a collection of carved stones 8th to 16th centuries. when the trees were felled in 1994. There is a car park and well defined paths with To the south of the church and the session house, offering the very best views towards the interpretation boards. There are other similar sites of interest at Uladil and Auliston. island of Mull, is a tall disc-headed free standing cross. This dates back to the 1300s and all its surfaces carry complex carvings. Sunday service @ 10am. http://www.aksm.org.uk/ Ardtornish Castle Ardtornish Castle guards the entrance to Loch Aline and was built by MacDonald Lord of the Kinlochaline Castle Isles in the 13th century. The castle is a distinctive landmark and visitors can still explore the Situated at the head of Loch Aline, Kinlochaline Castle was once the seat of the MacInnes clan. ruins and enjoy fantastic views of the village of Lochaline and across the Sound of Mull. It was largely destroyed by the army of Oliver Cromwell and restored in 1890. It has now been converted to a private dwelling by present owner, Hugh Raven. Ardtornish Gardens 24 acres of cultivated and wild garden around Ardtornish House. Admission charge payable at Lochaline Harbour Pontoons the estate office. Lochaline Harbour pontoons were opened in 2011 and shore facilities added in 2013. Morvern Community Development Company facilitated the development and success has now led to a Beaches proposed expansion. There are many beaches and coves along the coastline, mainly shingle. A man made white sand beach, made with reject sand from the mine, lies in front of Lochaline Hotel. The Morvern Games & Gala Week freshwater Loch Arienas also offers many easily accessible sandy coves. A week-long annual celebration held in July beginning with the Morvern Highland Games and offering visitors and residents alike a variety of activities. Boat Trips & Diving Lochaline Boat Charters and Lochaline Dive Centre offer opportunities for Diving parties to Rahoy Hills Wildlife Reserve discover the many wrecks in the area. Boat trips are also available. The 1700 hectare Rahoy Hills Reserve is managed for its wildlife value by the Scottish Wildlife Trust, The easiest access to the reserve is from Acharn, where cars may be parked at the start Caisteal nan Con of the track up the Black Glen. Guided walks are available during the summer months. Caisteal na Con – Castle of the Dogs believed to have been built in the 17th century by Allan MacLean, the tacksman at Killundine. The remaining structure, located just below Killundine, is Silica Sand Mine now in great disrepair and should be approached with caution, or indeed, viewed from a On the shores of Loch Aline, now renamed Lochaline Quartz Sand Ltd, is one of the main distance. employers in the area. Clach na Criche Walking The Wishing Stone is located on the B849 about 4.5 miles west of the village. There is a car There are various opportunities for walkers of all abilities throughout the area, many offering park on the left about 200m from the stone with a picnic area where you can watch the traffic spectacular views such as the Savary circuit where you follow the Savary burn and walk and marine life on the Sound of Mull.