Design & Access Statement
Kindrochit Court Eco-homes, Braemar Stage 3 Report (FINAL) - (26.04.22)
John Gilbert Architects, with Design Engineering Workshop, Raeburn Farquhar Bowen, NBM Cost Consultants, Premier Energy, Highland Passiv + WARM
John Gilbert Architects Ltd 201 The White Studios Templeton on the Green 62 Templeton Street Glasgow G40 1DA Tel: 0141 551 8383 www.johngilbert.co.uk Kindrochit Court Eco-homes, Braemar
Kindrochit Court Eco-homes, Braemar Stage 3 Report (FINAL) - (26.04.22)
John Gilbert Architects, with Design Engineering Workshop, Raeburn Farquhar Bowen, NBM Cost Consultants, Premier Energy, Highland Passiv + WARM
Contents 1. Introduction, Planning and Process 1 Introduction - The Story So Far - Planning Aspects - Our Design Process 2. Site Appraisal and Development 10 The Existing Site - Geography, Weather and Climate - Flood Risk - Landscape Considerations - Ground - Access, Roads and Parking - Utilities 3. House Design Aspects 30 Housing Layout - Housing Form and Arrangement - Responding to the Brief - Other Aspects 4. Works Phasing 46 Works Phasing
1 Kindrochit Court Eco-homes, Braemar 1.Introduction, Planning and Process
John Gilbert Architects 1 Kindrochit Court Eco-homes, Braemar
1.1. Introduction This Report
Authors The Project This document has been prepared by John Gilbert Architects (JGA) in collaboration with Raeburn Farquhar Bowen Landscape Consultants (RFB), Design Engineering Workshop (DEW) (Structural The project is to create community-led, climate resilient, affordable housing for social rent in Engineers) and NBM Cost Consultants. Braemar. The project is funded by Scottish Government and private finance and will enable the construction of fifteen homes, along with all associated access, services and landscaping. We have been supported in our work by an array of other consultants who have provided surveys and other documents as required by the process. These consultants include: The client for this project is Braemar Community Ltd who are described in more detail in the next section. From the outset, the aspirations of the community have been high with a brief that - Premier Energy (Specialists who have provided information on utilities) requires that the winning design team prepare proposals that take account of a number of - Fairhurst (Engineers who will provide information on ground conditions, drainage impact and important issues. contaminated land) - Envirocentre (provided the flood risk assessment) and the original topographical survey The site sits within the Cairngorm National Park, the Deeside and Lochnagar National Scenic - Tay Ecology provided the Protected Species Survey Area and the Braemar Conservation Area, so great care must be taken to ensure that the buildings are appropriate for such an important area. The site itself is surrounded by mature - PALS (now Treemeister) provided a tree survey and tree protection plan trees in what is scheduled as ‘Ancient Woodland’ with a variety of native species, and it is obviously important that the proposals both do as little damage to the nature of the area as possible, whilst also seeking to enhance the biodiversity of the immediate area The site is Purpose currently home to a couple of agricultural / storage sheds but the site is central to Braemar and This report was prepared to fulfil two distinct functions. used by many walkers - it is important that the social value of the site is not lost.
An earlier draft acted as an explanation of the design decisions we had taken to reach Stage 2 The houses are to be highly energy efficient; this means that fuel bills will be small for those and the “Agreed Scheme” in order to be shown at a public exhibition carried out in December who live there, and carbon emissions will also be minimised. They should also be built with 2020. From this and an accompanying presentation online, and with the help of Rural Housing materials of low embodied energy and use resources such as water efficiently as well. Scotland, we were able to gather feedback from the client group and the wider local community.
Above all, it is critical that we create a place that will be attractive, secure and vibrant for the 15 The second function is to fulfil the function of a ‘Design Statement’ to accompany this planning households for whom this will soon become home! submission.
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1.2. The Story So Far Housing Need and the Feasibility Study
Braemar and Braemar Community Ltd (BCL) The Study Despite the site being granted planning permission in 2007, a lack of interest from potential or housing association partners has resulted in the land remaining vacant. Aware of the increasing Braemar need for affordable housing in Braemar, BCL commissioned Rural Housing Scotland in 2019 to Braemar lies about 58 miles West of the city of Aberdeen in the county of Aberdeenshire. undertake a preliminary study to establish the feasibility of community-led housing on the site. Braemar has a population of around 550 people. It is characterised by its scenic landscape setting and extensive royal connections, which make it an attractive destination for visitors. In broad terms the feasibility study looked into three issues:
The village sits astride the Clunie Water at what was once a strategically important crossing on • Housing need in the village and wider area; an ancient trackway known as the Elsick Mounth. Before the 11th century there were two • The practical feasibility of a housing development on the site; separate hamlets on each bank of the Clunie, Auchendryne on the west and Castleton on the • How such a project could be financed and managed in the long term. east. Castleton referred to Kindrochit Castle on the eastern edge of the river, the ruins of which remain visible and protected within the village.
Until the 20th century, Braemar was largely owned by one of the adjoining Mar Estates, with Housing Need Auchendryne and Invercauld on one side, Castleton on the other. Inter-estate rivalry was a factor Just over half of permanent households in Braemar (53.5%) own their own homes compared to in each side having its own pub, the Fife Arms Hotel in Auchendryne, and the Invercauld Arms an average over Aberdeenshire of 72.6%. This reflects the pressure in Braemar from tourism in Hotel in Castleton. This rivalry also accounted for 2 village halls. the form of holiday homes and holiday lets. At 28% it also has amongst the highest levels of empty and second home ownership in the National Park, exacerbating affordability pressures and limiting the amount of housing that is available to people working within the village and Along with many towns and villages in Scotland, an annual Highland Games Gathering is held on immediate surroundings. the first Saturday of each September. The Games in Braemar is unusual in that it was attended by Queen Victoria in 1844 and, since then, it has been traditionally attended by the Royal Family. This has made the Games, and Braemar itself, especially popular. The popularity of Braemar to Average and median house prices in Braemar are among the highest in the National Park. While visitors has also become one of its challenges, with more than a quarter of houses in the village affordability pressures vary over time, Braemar – like other settlements in the Cairngorms being empty or second homes. The issue of housing need is what has driven this project and is National Park including Aviemore, Ballater and Blair Atholl – has also consistently experienced discussed later in more detail. the highest house price to income ratios.
Private lets comprise 17% of all permanently occupied homes in Braemar. These are mainly let Braemar Community Ltd. from local estates. The rents tend to be lower than the Aberdeenshire local housing allowance but are often in remote locations. BCL is a community owned and run company with charitable status. It was established in 2004 to undertake the development and operation of major projects on behalf of the Braemar Community, either independently or in association with local authorities and other agencies. Social housing in Braemar is provided by Aberdeenshire Council and Castlehill Housing Association. There are 44 homes for social rent, with 75% of these being 1 or 2 bedrooms and only eight 3-bed houses for rent in the village. When these 3-bed homes were made available, BCL has a strong track record of delivering major capital projects including renovation of there were 60 bids per property. There is almost no turnover and little chance of gaining a housing, restoration and management of Braemar Castle, development of a hydro power property in this way, so waiting lists almost certainly underestimate true need as most people scheme, and the development of bridges, car parks, and playparks. BCL currently employs four don’t see this as a realistic way of getting a property. In the housing needs survey, 18 of 20 staff and secures support from 60 volunteers. households in need indicated that they were not registered with the council or housing association which would support this supposition. BCL is acting as client for this project with the support of Rural Housing Scotland.
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• The site should be developed in such a way as to suit Braemar’s character, rather than a ‘standard’ affordable housing design, arranged around a convenient road layout • Housing should be sited to minimise the effects of overshading from the large trees • Retaining and upgrading the existing access track was problematic and a new access road from Cluniebank Road should be considered.
From this, a layout was prepared for 15 homes comprised of 6 x 2 bed flats, 5 x 2 bed terraced cottages and 4 x 3 bed terraced houses giving a total of 34 bedrooms reflecting the results of the housing needs assessment. Additionally a self-build site was included. Current Social Housing Stock in Braemar (2019)
A number of studies have been undertaken across Aberdeenshire to consider housing need in Braemar among other places including the 2017 Housing Need & Demand Assessment, the Housing Strategy (2018-23) and the Strategic Housing Investment Plan (SHIP) (2019-2024).
Within the Cairngorm National Park, the 2015 Local Development Plan recognises the need for new housing and identifies four sites with capacity for 84 homes including what were to be 11 homes at Kindrochit Court. The 2020 Local Development Plan includes a housing evidence paper which recognises the particular need in Braemar and Ballater.
Braemar’s Community Action Plans (2013 and 2017) both identified a clear demand in the village for affordable housing (to buy or rent). The last formal housing needs assessment was undertaken by HSCHT in 2014 and the 2019 study by RHS sought to update this understanding.
The study was supplemented by interviews with major employers in Braemar including both hotels. All highlighted the difficulties they face recruiting and retaining staff due to the lack of affordable housing. Through a variety of methods, the study established that there were 15 households interested in affordable housing to rent which reflects earlier studies. 13 households expressed an interest in low cost housing ownership, eight of whom would also consider renting.
Project Feasibility The feasibility study considered the same site and noted that it had been allocated as suitable for housing in the 2015 CNPA Local Development Plan. It also noted that planning permission was granted in 2014 for 11 residential units and 19 car parking spaces but that since then no developer has committed to moving forwards and this now presented the local community, via BCL, with the opportunity to take on the land and develop affordable housing itself. The blocks of housing were laid out to benefit most from sunlight and daylight and despite being of three different designs were designed to have a ridge height of no more than 8m. It was noted that surrounding houses typically have a ridge height of between 6-8m, Cluniebank House at a Based on the housing need survey, discussions with CNPA and BCL, as well as with the wider full 2 storeys has a ridge height of 9m, while the existing storage sheds have ridge heights of community via a drop-in consultation, Sam Foster Architects developed a proposed layout which around 6-7m while the houses which were proposed in the 2014 application had ridge heights of can be seen, right. between 7.9 and 8.3m.
Feedback from consultation identified 3 main factors influencing the site layout:
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An aerial view of the Feasibility Study Proposals from the South The scheme comprised three blocks in which the flatted block was a full 2-storey, while the housing blocks were single or 1.5 storeys. All had matching darker coloured roofs and walls of timber or metal cladding with muted colours which, it was suggested might offset the darkness of the site surrounded by coniferous trees.
Perhaps most importantly, the scheme included the proposal of a new road from the South, connecting to Cluniebank Road. The new road crosses the flood plain of the Clunie Water but through discussions with SEPA it was established that this may be acceptable as long as the road level is no higher than the surrounding ground levels.
Feasibility Project Cost The Feasibility Study indicated that construction costs for the project would be in the region of £2.4m.
This was made up from £1.8m for the 15 houses and flats and £200,000 for the new road, along with £26,000 for services and about £360,000 for prelims (8%) and contingencies (10%). To this was added around £20k for various services, £6k for planning fees, £18k for building warrant fees, £20k for project management and £240,000 for design fees.
Project Management and Financing The Feasibility Study then investigates number of options for funding the build and ongoing management and maintenance of the scheme. A person-height view of the Feasibility Study Proposals from the South-West. Note the full 2-storey flatted development in the centre. Overall, the development of 15 homes for rent will likely require grant funding of c. £1.5m along with loan funding of £1.1m as well as receipts from the sale of the land for the self-build site.
John Gilbert Architects 5 Kindrochit Court Eco-homes, Braemar
1.3. Planning Aspects The landscape and nature-led approach we have adopted for the site aligns closely with the Cairngorms Nature Action Plan 2019-2024 that prioritises: • landscape-scale conservation and collaboration to deliver ecosystem restoration and Planning Status sustainable land management, balancing environmental, social and economic factors - in our case, the Action Plan are Woodland expansion and enhancement National Planning Context • focused action for priority species - in our case invertebrates and Aspen Scottish Government planning policies are set out within the National Planning Framework • engaging, inspiring and encouraging local communities of interest to value and care for (NPF), Scottish Planning Policy (SPP) and Planning Advice Notes (PANs). nature, be proud of the conservation work in the Cairngorms and want to do something to protect and enhance their natural heritage.
The National Planning Framework (right) puts forward a number of aspirational statements of the Scotland the framework seeks In December 2019 CNPA published their draft paper ‘Net Zero with Nature’, setting out the Park’s to support and establish. Many of these are place-specific (none strategy for addressing the climate emergency. It identifies both new-build and retrofit housing apply to Braemar specifically), but others are general and would projects as presenting opportunities to deliver the transformative change needed to achieve net support the general approach we are taking with the zero carbon, specifically mentioning the role the community-led housing has to play. It is an development of the site at Kindrochit Court, including: aspiration that this project, located in one of the coldest places in Scotland, should aim for net zero carbon and become an exemplar for community-led housing projects elsewhere. 2.26 & 2.27 support sensitive, innovative and affordable new housing in remote rural areas 2.29 supports the increase in community-owned land and Local Development Plan resources The Cairngorms National Park Partnership Plan provides the Section 3 supports low carbon solutions in general, of which this overarching strategic framework for co-ordinated delivery. The project is an exemplar Local Development Plan (LDP) then focuses on specific settlements with more detailed proposals. Section 20 relates to Section 4 supports the idea of natural, resilient places and this Braemar. is reflected in much of the nature-led decision making in our design proposals Section 4.28 advocates positive planning and innovation within The site at Kindrochit Court site is the only one of five housing Scotland’s National Parks to strengthen communities, encourage investment, support tourism, sites in the current LDP specifically earmarked for affordable deliver affordable rural housing, and encourage high quality placemaking. housing, see EP3 below. The ‘EP’ references an existing planning approval which is discussed in more detail below.
Aberdeen Council and Cairngorm National Park We noticed Braemar sits within the Cairngorms National Park Authority (CNPA) and falls within the local that the authority control of Aberdeenshire Council. Although planning applications are made to boundary of Aberdeenshire Council, CNPA have the authority to call these in to respond directly and have the site in the confirmed that this power will be exercised on this project. LDP is not the Beyond the National Planning Framework, being in the National Park means there is an same as the boundary of the development site additional layer of planning guidance which applies to Braemar in our brief and have raised this with CNPA who have confirmed that they are aware of this Strategic Planning Context and are happy with the site boundary used in our proposals. The Cairngorms National Park Partnership Plan provides the overarching strategic framework for co-ordinated delivery of the national park aims, which is approved by Scottish Ministers. The long term vision for the Cairngorms National Park is “an outstanding National Park, where The LDP was approved in March 2021 after a nature and people thrive together”. five year review process. The Partnership Plan focusses on the delivery of three main outcomes for the National Park: enhanced conservation, excellent visitor experience and rural development ie a sustainable rural economy.
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Designations 2007 Planning Application The site sits within or close to a number of ‘designations’ denoting particular characteristics which require greater care and attract greater scrutiny from the Planning system. The map below Through a Section 75 Agreement the site was originally allocated as the 25% ‘affordable’ with various overlays shows the variety of local designations. The site sits within the following: component of a separate private housing development on the north side of the village which • Braemar Conservation Area (purple shading). Designed to safeguard areas known for their was submitted in 2007. The site was granted planning permission in 2014 for 11 dwellings – five ‘unspoilt’ built environment, greater restrictions are placed on any planning submission houses and six flats (ref 07/222/CP), the layout of which is shown below. and we will need to gain not only planning approval but also conservation consent; • The Deeside and Lochnagar National Scenic Areas (brown horizontal banding): Designed The project as envisaged did not go ahead and we don’t know all of the possible reasons for to safeguard areas of particular scenic beauty, this places additional restrictions on what this. However, among them was the fact that the existing access track could not be used as may be allowed through the planning system; shown below due to a narrowed area owned by one of the neighbours which prevented larger • The Cairngorms National Park. vehicle access to the site - the same issue which prevents us from using the track this time.
In addition: The other difference was that the approval was for 11 properties, rather than the 15 now • Designated ancient woodland (light green) extends into the site; considered, but the fact that the project was granted permission sets an important precedent. It means that - in principle - both Aberdeenshire Council and the CNPA accept the idea of housing • The Morrone Birkwood SSSI (Site of Special Scientific Interest) (diagonal dark green stripe) lies within 500m of the site to the South-West; on this site. It also means that a number of hurdles to development were cleared previously, which gives us confidence that they can be cleared again. • The Clunie Water SAC (Special Area of Conservation) (orange shading) runs less than 100m to the East of the site. It is worth noting that the smaller number means it is easier to fit all buildings on the site without encroaching on the adjacent trees
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2019 Feasibility Pre-application & Response Landscape, Visual and Neighbour Impacts A key issue is noted as the loss of tree cover and the importance of this tree cover in forming the The Feasibility Study and the proposals edge of the village woodland setting. therein are described in more detail in Section 1.2. As part of the study, the The tree loss is also significant in so far as it affects views and privacy for neighbours. This proposals were submitted to Planning for aspect is something which we (JGA) considered carefully in choosing to move the buildings away initial feedback in the form of a ‘Pre- from both the neighbouring property at Tigh na Beithe as well as the block adjoining Kindrochit application’ submission. Court and Clunie Lodge.
This section concerns the feedback that was Outdoor Access Issues given to that submission and we have It is noted that there are a number of paths across the site and that the site as such represents a shown the building layout again for valuable part of several footpath routes through the centre of the village to the woodland and reference. the games park. It is important that access is retained to these paths and that the privacy zones of the houses do not extend over these paths. The important changes between this and the existing planning permission were the Given the central location of the site, it is noted that it provides an ideal opportunity to promote proposal for the new road to the South, the active (non-motorised) travel. As such suitable bike parking and storage should be included and fact of there being 16, not 11 homes in the provision made for charging electric bikes. scheme, and the fact that the buildings now extend into the woodland at both the North end of the site, and to the South-East. Other Issues • Surface water disposal by means of a SUDS scheme will be required and the opportunity The first comment is confirmation that as a ‘Type 1’ project (5 or more houses within a taken to use natural methods of surface water disposal which will also have landscape and settlement) the CNPA will call in the application when it is made. biodiversity benefits, compared to hard engineering solutions; • Waste management storage and collection arrangements will need to be clarified; In principle approval for housing • The level of contamination of the land will need to be established given the previous site uses; The feedback then notes that the application is for houses on a site with existing planning permission and the site is designated for housing within the LDP, and as such complies fully with • Detailed parking and road layouts will be required, including future maintenance Policy 1: New Housing. It is noted that the new road is outwith the LDP boundary noted but arrangements. remains within the settlement boundary. Conclusions It goes on to say that the provision of affordable housing is welcomed because it is recognised Importantly, the principle of development of the site for affordable housing is welcomed, as is that the provision of genuinely affordable housing is critical to the sustainability of the village. the redevelopment of a vacant site within the village boundary.
Ecological and Environmental Issues There is concern about the level of tree loss through the placement of the Upper and Lower Although the central part of the site can be described as vacant land with derelict sheds, there blocks and it is suggested that tree loss could be reduced by locating these within the area of are significant areas of mature woodland within the site and the feedback notes that these have site not already occupied by mature trees. Compensatory planting and sensitive boundary not been accurately portrayed in the drawings. It also notes that the proposals would result in treatments as well as a management plan for the adjacent woodland are all encouraged. the loss of the majority of those mature trees within the site, as well as potentially damaging a number of perimeter trees. Any application would need to accurately describe the trees on site The rationale for the new road is understood but it is recommended that the width be reduced. It and the impact of the development on them. is noted that the new road will impact heavily on the existing trees and care is urged in choosing the route to minimise damage. The feedback notes that information will be required on red squirrel, bats and both trees and buildings surveyed for bats. Other protected species will need to be considered. The feedback closes with a list of the various documents and supporting reports which will be required when submitting the detailed planning application.
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1.4. Our Design Process Design Process
Supporting Documentation Programme We have been able to review and use a number of useful documents since becoming appointed. These include the topographical survey, tree survey and initial protection plan, the documents The programme shown below is at the third revision of the brief shown in our bid. Having been pertaining to the 2014 planning application as well the 2019 Feasibility Study and associated appointed in September, it shows the completion of all supporting surveys completed during planning pre-application and responses. We have also received the flood assessment and the October with Stage 3 or ‘Agreed Scheme’ design development progressing through November protected species report, along with a range of reports pertaining to the ground conditions. Note and December. that further investigation regarding contaminated land will be required.
Programme v3 2020 2021 2022 Stage 2 and 3 Process S O N D J F M A M J J A S O N D J F M A M J J A S O The purpose of Stage 2 was to arrive at an ‘Agreed Scheme’ in broad terms, at a level of detail which is not quite planning permission, but close. An exhibition was held in December 2020 with 2. Appoint Team an initial set of drawings and an early (but largely complete) version of this document. Feedback 2. Survey / Prepare was collated by Rural Housing Scotland and fed back to JGA in late January. We have separately 2. Agreed Scheme responded to all comments and made changes as requested both in this report and the 3. To Planning sub accompanying drawings. 4.1 BW design 4.1 to BW sub The Stage 3 process has been to iteratively develop the scheme taking account of feedback from 4.2 Tender design BCL and developing the level of detail of the scheme in order to get updated costs and final client approval before submitting for planning. Engineering surveys and design work has been 4.2 Billing + issue completed along with the landscape design. 4.2 Tender response 4.2 Tender reporting The image below shows, from left; Es Tresidder (Passivhaus specialist), Euan Lochhead, project 5 Contract sign X architect, a local neighbour and BCL member, Sam Foster of Rural Housing Scotland and Sheena 5. Start-up Raeburn of the landscape architects RFB during the initial visit to the site. 5. Site Works 6. Handover
We have had a number of discussions with Planning, Roads department and a number of others, including other consultants, the BCL steering group, which includes Sam Foster of Rural Housing Scotland. Despite efforts to avoid it, we have established that we will need to build the new road and we have agreed a housing mix and site layout.
This version of the report (dated 22nd April 21) concludes Stage 3 of the process as we submit for Planning 2 months later than intended. The blue boxes afterwards indicate the Local Authority and CNPA’s time for assessing the submission. Meanwhile we can proceed to a building warrant submission once funding has been approved for the design team and process. (Not yet confirmed.) We had hoped to establish an enabling contract to carry out a range of works during the summer of 2021 but for a variety of reasons, this is no longer the agreed way forward, although we will organise to have the existing sheds demolished once we have the demolition warrant and Conservation Area Consent. After tendering in the autumn / winter, site works are anticipated to commence late in 2021 / early 2022 and run through to late 2022.
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2. Site Appraisal and Development
John Gilbert Architects Ltd 201 The White Studios Templeton on the Green 62 Templeton Street Glasgow G40 1DA Tel: 0141 551 8383 www.johngilbert.co.uk Kindrochit Court Eco-homes, Braemar
2.1. The Existing Site This photo was taken at some point early in the 1900s and can be History and Ownership directly compared to the map below left. The cottage now known as History ‘Woodbine’ can be seen in the centre The map below is from 1869 and shows that at that time there were no buildings on the site. background along with Cluniebank House was the Manse for the church next door and the cottage now known as the long outbuilding just ‘Woodbine’ is clearly visible, as is the plot for the house next door, although there is not yet any to the left. Apparently house there. A couple of long, narrow buildings are shown in the area now used by Kindrochit this was stabling for the Court. The stone boundary wall to the South is shown but the overall broad oblong of woodland hotel. There appear to is clear to see. be temporary sheds on the site now occupied by ‘Tigh na Beithe’ but it is not possible to see any more buildings in our site.
The aerial photo, right (copyright HES NCAP) is from 1948 and shows the older agricultural sheds which occupied the site and which appear to reflect those shown on the map of 1903. ‘Woodbine’ has been extended but there is still no house on the site of ‘Tigh na Beithe’. There appear to be slightly more trees to the North of the The map right is from just site but otherwise the 34 years later in 1903 but route through and general shows a good deal of extent of trees is familiar. change. The curve of the woodland has been nibbled away by new homes along its Western edge and our site now boasts four new buildings. Ownership
The site was transferred from the previous owners, Mar Estate, to BCL on 31st March 2021, along with the adjacent woodland area.
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The Site as it is Now
Buildings Routes
The image above left shows the existing unadopted track to the centre of the village taken from inside the site, looking northwards past ‘Tigh na Beithe’ on the left. The image above right is taken from within the site, near the northern boundary and looking North. There is an informal but well worn track that runs from the unsurfaced track which runs around the back of Kindrochit The traditional buildings seen in the aerial photo on the previous page have been replaced with Court and into the site. It opens onto a wide area with extensive concrete and compacted gravel, modern agricultural buildings as shown above and below. A third, timber shed which stood on then winds between the two sheds northwards to run past a number of houses on its way to the concrete area in the foreground, above, was demolished before BCL’s involvement in the connect with Mar Road. The track appears to be surprisingly well used with several cars using project. The sheds have no architectural or wider cultural merit so will be demolished to make the track in the few hours we’ve spent on site. way for the proposed houses. In addition to its use by cars, the track provides a well worn pedestrian route through the centre The image above shows both sheds as seen from the South-East. The image below shows both of Braemar and provides a direct and more pleasant route between the centre of town and many sheds from the North-West and more clearly shows the track running between them. To the right of the houses to the West of the village. of the image is a concrete yard with blockwork retaining wall which runs along the western side of the larger green shed. Furthermore this track is supplemented by a network of many paths through the adjacent woodland which are very well used and an important resource for dog walkers and walkers Neither shed currently has any services but there are signs (eg old lights) which indicate that generally in the village. they must have had at least electricity at some point. We understand that a local contractor is willing to remove the majority of the materials for reuse elsewhere. Surrounding Nature
Although the majority of the development site is flat and contains the track, buildings and hard standing areas, there are areas of the surrounding woodlands which encroach upon the red line boundary.
Chief among these are the area of mature Scots Pine to the North of the site and the rectangle of land to the South-East of the stone boundary wall adjacent to Cluniebank House. This area contains a number of beech and other deciduous trees, while a number of mature trees also inhabit the Western and Eastern edges of the site.
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2.2. Geography and Climate Climate
Technically speaking, Braemar experiences a sub-polar oceanic climate, a climate type that is Geography quite rare in the UK and is the third-coldest low-lying place in the UK, after the villages of Dalwhinnie and Leadhills, with an annual average temperature of only 6.8 °C. Topography This compares to an average annual temperature of 9.3 °C in Edinburgh. Annual Precipitation in Perhaps the most compelling visual of the local Braemar is 932mm compared to 722 mm in Edinburgh while Braemar’s annual average of 1,216 topography is Robertson’s 1822 map of sunshine hours compare poorly to Edinburgh and Dundee’s 1,426. Braemar (copyright NLS) which vividly shows the lie of the land around the village. Braemar Braemar has twice entered the UK weather records with the lowest ever UK temperature of lies close to the confluence of the Dee - running −27.2 °C, on 11 February 1895 and 10 January 1982. It has an average of 102 days of air frost and to the North and eastwards towards Deeside 153 days with 1 mm or more of rainfall. Snowfall can be heavy in winter and early spring, and and Aberdeen - and the Clunie Water - running often accumulates to depths of 30 cm or more. through the village Northwards to meet the Dee. On 30 September 2015, Braemar had one of the largest recorded diurnal ranges of temperature in the UK, as well as recording the warmest and coldest temperatures for the UK for September The village is high up, 339m or 1,112 ft above 2015 on that day; the maximum temperature was 24.0 °C and the minimum was −1.3 °C. sea level, but is surrounded by hills and mountains much higher on all sides. Roads in In other words, Braemar is relatively cold all year around and it rains or snows more than in most broadly follow the two rivers, with the A93 up places. Both are due in part to the latitude but more importantly to altitude. It is crucial from the South following the Clunie Water, and therefore that the buildings are especially energy efficient to offset the additional burden of cold then turning East to follow the Dee into Deeside being placed upon the new houses and that is why - although not required within the brief - we and Aberdeen. Small roads and tracks run felt it was wise to aim for the Passivhaus level of energy efficiency which will ensure warm and Westwards up the Dee but don’t last long comfortable houses even in such cold conditions. before they peter out in the Cairngorm ranges.
Land Cover
The drawing below is taken from the Landscape and Visual Appraisal by the Landscape Architects Raeburn Farquhar Bowen. It shows broad land cover characteristics and what is interesting is that our site (outlined in red) can be seen as the extremity of an irregular but more or less unbroken sweep of ancient woodland running in from the West, becoming patchy as it passes the village before broadening out again to the East. We know that the ancient woodland surrounding the site is important, but this context only increases our appreciation of its landscape and ecological value.
The photo of Braemar is copyright: Duncan Shaw/Science Photo Library
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2.3. Landscape Considerations
The Wider Landscape
Landscape Context Lying within the Cairngorms National Park, there is a list of special landscape qualities that represent the wider landscape rather than specific settlements. However, as the development site is on the edge of Braemar, the relationship to the special landscape qualities should be considered, and these are covered in more detail within the Landscape and Visual Impact Appraisal report.
Cairngorms National Park Authority have divided the Park into a number of landscape character areas, and the statement about Braemar (lighter yellow, right) notes the following:
“Braemar is located at the confluence of the Dee and Clunie- Callater and has an open outlook towards the Cairngorms over the broad, flat-floored trench of the Dee. To the south rises the rugged hill of Morrone with thin bands of limestone round its base that extend into Glen Callater. The village sits on Moine gneiss and small granite intrusions, partly concealed by blocky moraine ridges. Glacial erosion has been considerable in this zone of convergent ice flow.
The Clunie Water, fast and boulder-bedded, squeezes along a small gorge and under a bridge to give a spectacular natural feature in the heart of the village. The village is backed by steep hill slopes to the south and moorland managed to boost red grouse provide opportunities for mountain hare to be seen in this area. Woodland and fine tall trees surround and filter into the village.
To the west, the Morrone Birkwood at the settlement edge has the finest blend in Britain of downy birch woodland and juniper scrub. The plants here are unusual, both because of the lime-rich ground that benefits species such as globeflower and because the flora has changed little since the end of the last Ice Age.
The broad floodplain of the Dee to the west, north and east of the village, is often grazed by red deer.”
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Landscape Characteristics Landscape Designations Derived through consultation undertaken by The Cairngorms National Park there are clear The site is part of Braemar Conservation Area and the Deeside and Lochnagar National Scenic indications of what is valued in the village by the local community that we will take into Area. An extract of the description of the Scenic Area: consideration when developing the detailed proposals. These are: “The character of Deeside is epitomised by the steep enclosing wooded valley sides, by • The well- continuous views of the river, and the unfolding of a new scene around each bend of the valley. maintained Upstream of Braemar the valley has been widened and straightened by late glacial action. traditional granite The valley floor has limited pastoral agriculture, and there are fine stretches of pine and birch buildings which woods with stands of Douglas Fir. Coniferous afforestation reinforces the natural woodland and blend well there is a planted mixture of broadleaved species in the many estate policies in the valley. This is together and a very managed cultural landscape in which castles, large house and their planted policies make the complement the natural character. It is this combination of intrinsic beauty and cultural village appear elements that makes Royal Deeside famous.” in harmony with the surrounding The site is enclosed by Ancient woodland, comprising mainly Scots Pine, with some mature countryside; Beech and Lime specimens, Aspen groupings and Norway spruce. This connects to the Morrone Birkwood to the southwest of the site. This is a National Nature Reserve and Site of Special • Mature trees, hedges and Scientific Interest, dominated by acid granulites / schists with a band of calcareous springs and open spaces flushes. This supports a number of important habitats and rare animal and plant species. It is which regarded as the best example of a sub-alpine birch-juniper wood with rich flora on base-rich contribute to soils in Britain. the attractiveness of the village; Part of the Birkwood SSSI is designated as the Morrone Birkwood Special Area of Conservation • Unobtrusive signage and street furniture within the village; for the following European habitats and species listed below: • The history of the area and its strong cultural heritage; Habitats: Dry grasslands and scrublands on chalk or limestone • The beauty of the surrounding landscape which includes woodlands, hills and heather Juniper on heaths or calcareous grasslands moorlands and the tranquillity, peace and remoteness that can be experienced; Alpine and subalpine heaths • Well-laid out walks close to the village and many other opportunities for outdoor activities High-altitude plant communities associated with areas of water seepage nearby. Hard-water springs depositing lime Base-rich fens Landscape priorities and opportunities should consider: Species: Geyer’s whorl snail
• New development should respect the layout, scale and vernacular building style of the The Clunie Water passes the edge of the site and is a tributary of the River Dee. The Dee is a village; Special Area of Conservation, due to being the habitat for Annex II species: Freshwater pearl • Maintain picket fences, stone walls and hedges traditionally used as garden boundaries mussel; Atlantic Salmon and Otter. within Braemar and consider extension of their use around any new building plots; • Protect existing trees within and around the village, identifying senescent, diseased or Outwith the site, on the boundary of 1km buffer, is the Cairngorms Massif Special Protection damaged veteran trees and replace over time; Area, which is a European Directive for the conservation of wild birds. The Cairngorms Massif • Protect the open spaces within the settlement and the visual and physical connections SPA supports Annex 1 species Golden Eagle. between these spaces, the surrounding countryside and the wider landscape setting; • Retain, enhance and promote the sense of tranquillity and remoteness; Due to the relatively small scale of development and limited impact it will have environmentally, • Special places of note in the local landscape are Braemar Castle, the castle ruins in as well as the distance from these designations, the development is not anticipated to have any Balnellon Road and Kindrochit castle. negative impacts on these important and valuable habitats and protected species.
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Our Site Visual Appraisal In the wider context, from an elevated local viewpoint east of the village at Creag Choinnich, Landscape and Visual Impact much of the existing built form in the village reads as pockets of buildings set within evergreen woodland, that becomes more woodland and less buildings as the village disperses at its edges and the landscape becomes more dramatic in scale. Landscape Character The proposed site at Kindrochit comprises 2 large agricultural sheds with surrounding hardstanding and two informal tracks leading to it from the village from the north and northeast The site is densely clad in closed canopy spruce and Scots pine forestry. Within the site there is that serve adjoining existing properties. The ground is gently undulating in the woodland with a feeling of enclosure, privacy and quiet away from the hustle and bustle of the village, which is some granite outcrops, and lies in the region of 300m AOD, part of the lower lying river valley only a few minutes walk away. From outwith the site the woodland provides a strong and solid between the River Dee and Clunie water. edge to the village, with only the treetops visible when within the heart of the village.
The site is enclosed by predominantly mature Scots pine woodland, with two notable groupings The site is most visible from the gardens of immediate neighbours to the north and east, of Aspen, and large beech specimens, to the north, west and south of the site. Neighbouring including Somerset Cottage, Clunie Lodge, Tigh na Beithe and Kindrochit Court, although properties with associated boundary trees link line the eastern and south eastern boundaries, existing boundary trees and vegetation do provide some visual screening. The two images below with raised earth banking to properties on the eastern boundary. are repeated with others in the Landscape and Visual Impact Study.
The woodland is centrally located within the village, and forms part of a larger woodland cover enclosing the village, meeting the SSSI Morrone Birkwood that clothes the flanks of the hills rising south. This forms the finest blend in Britain of downy birch woodland and juniper scrub.
View of the Southern edge of the site from neighbouring Clunie Lodge. The feasibility study had this whole area built upon. Staying clear of the large beech trees to the left, early proposals of ours included a block to the right but before long we ‘retreated’ from this area completely.
This magnificent pair of Beech trees to the South of the site persuaded us from the first site visit that we could not possibly put buildings in this area. View of the Northern end of the site from neighbouring Somerset Cottage. Some of the trees in the background will be lost but the immediate impact will be low.
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Summary of Landscape & Visual Impacts & Mitigation Ancient Woodland & Tree Protection
The proposal to develop affordable housing at Kindrochit Court, Braemar will result in very Summary of Tree Survey findings limited change to the landscape and to the visual environment. It will not result in any adverse 556 individual trees were surveyed. The woodland covers approx. 1.7Ha. It is likely of plantation effects on the Special Landscape Qualities of the Cairngorms National Park. The nature and origin planted around 120 years ago. Over 95% of the trees are mature Scots pine, with some extent of anticipated change has been appraised using a straightforward methodology, based conifers like Norway Spruce and Larch. upon GLVIA 3rd edition. The woodland is even aged, and there are some broadleaves such as Aspen, Bird Cherry, Rowan, Key conclusions have been drawn out as follows: Birch, Lime, Elm and Beech. There is a lack of natural regeneration in the woodland, probably • The community woodland plays an important part in the setting and identity of the due to a lack of light and historic browsing pressure. It appears that the forest has been proposed development; unmanaged for at least 40-50 years. The Scots pine are densely stocked and would benefit from • The existing evergreen forest cover provides strong and effective screening of the a thinning regime. Due to a lack of management the woodland has self-thinned with some proposals from the village; standing and fallen deadwood present throughout. • Where adjoining neighbours are in close proximity, the proposals retain existing boundary vegetation; In terms of individual tree quality and condition, there are 19no Category A trees, 280no • The scale of development is in proportion with the settlement and very small in the context Category B trees, 223no Category C trees and 34no Category U trees. In relation to the of the wider panoramic landscape. woodland as a whole, it is classified as Category A.
The following measures would benefit the setting and control and small residual visual impacts The drawing below is one of four which cover both the development site and the surrounding of the development proposals: woodland. This one shows the top of the site and the outlines of the sheds are just visible. Each tree is represented with a dot and green circle with a reference, and a surrounding red line which • Maintain woodland cover around the edges of clearing, only fell locally at the agricultural sheds, not at the edge; shows the root protection zone. • The layout has been developed to minimise negative visual impacts between existing properties and the development by locating new buildings away from neighbouring boundaries; • Introduce additional vegetation to neighbouring boundary treatments to strengthen these boundaries; • Introduce native broadleaved tree species to compensate for tree loss, to reflect the natural transition from riparian / valley to dry slope forests and to introduce species diversity to the predominantly Scots pine woodland. • Additional tree planting within open field to reduce visual impact of new road access from the Old Military Road (as seen below).
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Site Planning & Trees Community Woodland Management Strategy The development of the site plan The outline objectives for the community woodlands have been developed after taking into has been designed to minimise tree consideration the following: tree survey; the Ecologist’s initial recommendations; the Cairngorm loss, and to ensure that the best Action Plan relevant priorities; comments from the CNPA Conservation Manager and discussions specimens are protected and between the design team and client. retained. All trees proposed to be removed are shown in red, right. The emerging objectives for the community woodland are: There are three reasons for removing trees: 1. To bring the woodlands into positive management for the benefit of the community and wildlife; 2. There is very little structural diversity with tall mature trees and barely any ground level The main one is to clear way for the vegetation due to lack of light and browsing. Aim to encourage natural regeneration in new road. On the drawing, right, some areas by fencing off sections of the woodlands protected from rabbit and deer these are largely to the bottom grazing; right, there are 20 trees lost for the road from a total of 39. 3. The age class distribution is mostly early mature and mature. The aim would be to introduce new trees to gradually broaden the age diversity of the woodlands; 4. Remove all Category U trees and selective thinning of Scots Pine. To enhance biodiversity, The second reason is to when felling trees, consider leaving trunks standing if safe to do so. Leaving trunks and accommodate the houses (mostly) large limbs to decay on site is valuable also; to the North of the site. We had originally avoided losing trees here 5. Gradually replace Norway spruce with Aspen, Scots pine, Birch, Hazel, Rowan, Alder and but when we took the development Grey and Goat willow for more species diversity, with a focus on native species; out of the area adjacent to 6. Expand the woodland into the field area to the south eastern part of the site; Kindrochit Court, we needed to 7. Introduce a tree safety inspection by a qualified arboriculturalist every 3 years and after ‘shift’ all houses to the North. extreme weather incidents. There are 14 trees lost this way and they are shown to the North of the A more detailed management plan, programme and prescription will be developed over time, by site. the community owner, in consultation with local residents.
The third reason is to remove non-native Norway spruce trees: on the drawing above these are shown mainly to the West of the site. Norway spruce is a non-native species with some susceptibility to the Dothistroma leaf blight, and this fungal disease can have a serious impact on native Scots pines. Norway spruce are dense trees which block out a good deal of light so another reason for considering their removal is to increase the light levels to the houses. We are very conscious that the houses are surrounded by tall coniferous trees so any measures to increase light levels to the homes - notwithstanding their ecological value - is welcome for other reasons.
Consideration has been given to minimise disturbance of the tree roots with the proposed foundations for the buildings being helical screw pile, instead of concrete. This will reduce Co2 impact of the development also. The trees that are being retained will be protected from damage during construction by the installation of temporary protective fencing in accordance with BS5837 2012: Trees in relation to design, demolition and construction.
3no trees are being removed due to dead or dying condition, classified as a Category U. Any tree removals would have to comply with the relevant protection legislation Wildlife and Countryside Act 1981 and relevant licences obtained if required.
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Landscape Strategy The existing grouping of Aspen is The strategy for the landscape is a simple yet celebrated and given more space for robust design, with the objective of fitting the propagating by root suckers, by the development into the village discretely and entrance to the site. comfortably. The scheme will reflect and enhance the character of the village. Surface water management will be integrated with the landscape and include This has been borne from field analysis and permeable road and parking areas along observation, coupled with review of the Braemar with vegetated swales, with infiltration Character Area. Derived through consultation where possible. Roof water drainage will undertaken by The Cairngorms National Park be collected via water butts for reuse in there are clear indications of what is valued in gardens. the village, with new development, what landscape priorities and opportunities should There is scope to include bird and bat consider: boxes in the area.
• Maintain picket fences, walls and hedges Street lighting will be designed to provide traditionally used as garden boundaries minimum illumination, high efficient led within Braemar and consider extension of fittings that can dim between night time their use around any new building plots. hours and has an adjusted colour • Protect existing trees within and around temperature that is friendly to nocturnal the village, identifying senescent, diseased pollinators. or damaged veteran trees and replace over time. A new access will link to a community • Protect the open spaces within the open space on the edge of woodland with settlement and the visual and physical gates providing access to the village and connections between these spaces, the church. A selection of fruit bushes will surrounding countryside and the wider offer foraging opportunities for people landscape setting. and wildlife and a community composting • Retain, enhance and promote the sense of area could be located here. tranquillity and remoteness. Replacement planting will be mainly The development will have a simple palette of within the open field on the south east of materials and pay particular attention to the the site, and will include aspen, scots garden boundaries. This will feature low gabion pine, birch, hazel, rowan, alder and grey walls and timber gates, timber picket fencing and goat willow for more species and mixed native species hedging. If possible, diversity, with a focus on native species. wood from felled trees will be reused in the fencing, picnic benches and informal wayfinding Reuse of site won topsoil and subsoil markers. where possible and compost will be specified as PAS100 compliant which is The new paths will be a reinforced gravel that greenwaste sourced, and doesn’t use provides inclusive access but maintains an peat. informal, rural character. These will connect to the adjoining informal woodland paths.
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Building With Nature / Biodiversity Gain Ecology & Protected Species Tay Ecology was commissioned to undertake a protected species survey and ecological Building with Nature (BwN) appraisal for the proposed community housing development site at Kindrochit Court, Braemar. standard is the first benchmark The site was surveyed by a visual ground survey to assess the ecological impact of the proposed for green infrastructure within the development; if there are protected species using the site; and the potential risk to the present UK. The standard covers design habitat/wildlife from the proposed development. Field surveys included those for bat, badger, stages to post completion otter, pine marten, red squirrel, wildcat, water vole and Schedule 1 birds. The presence/absence maintenance and provides of any other protected species of flora and fauna was assessed. The survey area included the awards based on 23 standards proposed development site and up to 500m in the surrounding area. under 4 categories: core, wellbeing, water & wildlife. The existing data search shows a range of protected species recorded in the local area and the site incorporates an area of ancient woodland as listed in the Ancient Woodland Inventory. This The primary purpose of the northern and western part of the site is dominated by mature Scots pine with occasional Norway standard is to establish what spruce. There is a greater variety of mature broadleaf tree species to the south and east “good” looks like in green including Beech, Wych elm, Lime, Rowan, and Aspen. The site and surrounding area therefore infrastructure. It is recognised by have the potential to be of ecological significance. It is proposed to remove up to thirty-nine planners as helping to ensure trees to facilitate the development. Trees in the wider surrounding area will not be directly standards within landscape design as well as for allocating the right land impacted by the proposed work and the wider landscape will not be changed. Longer-term there for development. is potential to enhance the woodland by planting of native broadleaves and conifer species.
There are two categories of award: good & excellent. To achieve good There is evidence of red squirrel activity within the proposed site and surrounding area. There is the first three standards of each category must be met (mandatory a high likelihood as to the presence of red squirrels in the woodland and appropriate steps to standards) as well as all five of the Core standards (14 total). To achieve minimise disturbance to any breeding red squirrel taken must be taken during construction. It is excellent 20/23 standards must be met. not expected that the proposed works will have an adverse long-term impact on red squirrels as the area immediately adjacent to that of the proposed development site remains favourable. No pine marten signs were recorded. Pine martens are tolerant of most forms of human disturbance It was noted that from an initial but fairly detailed first pass (right), that and the proposed work is not expected to have a long-lasting adverse impact on any pine the scheme is performing well against the core and wellbeing standards marten potentially moving closer to the site. (showing green columns) and detailed design could meet the water standards. However, due to the construction of the access road leading to removal of trees categorised as “ancient woodland” the mandatory There is a low potential that the trees proposed for felling contain potential bat roosting features standards for wildlife cannot be met. Therefore, if the southern access therefore the impact of the development on any bat potentially roosting in the trees is expected road is constructed, a BwN award will not be possible due to the to be low. The commuting and foraging habitats for bats will remain intact within the woodland removal of irreplaceable habitat. and wider area. The River Clunie and ponds in and adjacent to the woodland have potential to be used by otters. There were no signs of otters recorded. It is anticipated that there is a low risk to otters from the proposed development and the wildlife corridor along the river will remain While the scheme cannot meet the BwN award due to removal of ancient accessible to any otter using the area in the future. No signs of badger or other protected woodland, the team agreed to use the standard as a tool to establish species were recorded during the surveys. best practice where feasible for the landscape design. The fact that the scheme doesn’t meet all the mandatory standards shouldn’t overshadow the areas in which the scheme is doing well. Therefore it There is low likelihood to the presence/disturbance of rare, protected species of birds within the was agreed to follow the principles as closely as possible even if an area and high likelihood of these birds being in the wider surrounding area. There is a high award is not ultimately possible. likelihood of common breeding birds being within the development area. Tree felling will be kept to the minimum required, though the timing of tree and any ground vegetation works should factor in the nesting season. The survey demonstrates that the proposed development at the site will have a moderate to high initial impact on the existing habitat and wildlife. Long-term this will be reduced to low as the new planting becomes established, conserving the woodland for the future.
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2.4. Flood Risk In order to avoid creating a barrier to floodwater and restricting the floodplain, it is critical that the land is not raised within the blue zone and, ideally, not within the purple one either. This means that the road must follow the existing ground levels, only rising to meet the site once it Flood Risk reaches that 338.9m contour.
Flood Risk Assessment The existing track lies outwith SEPA’s 1 in 1000 year flood risk and can therefore provide safe access to and from the site even under the most extreme flooding scenarios.
EnviroCentre Ltd was commissioned by Rural Housing Scotland, on behalf of Braemar Community Ltd, to undertake a flood risk assessment (FRA) for the proposed new access road. The second potential cause of flooding is pluvial (surface water arising from rainfall) and with Note that the assessment does not include the building site itself which is not considered at risk adjacent higher ground which could discharge water onto the site of the road this could be an of flooding. The report itself will be submitted along with this and other documents as part of issue as shown in the image below. the overall planning submission. This section is a summary only of the contents of that report.
The report references Scottish planning policy and SEPA guidance which provide the regulatory framework within which flood risk is assessed. Aberdeenshire Council (AC) and SEPA were consulted as part of the feasibility study undertaken in 2019 and the following excerpt from AC contains the two most important aspects of the guidance thereafter:
“Scottish Planning Policy states that the effects of flooding on access, including by emergency services, should be considered. Therefore, if this access road were to be the only form of access to the property then we would likely recommend refusal on this proposal. However, you may wish to consider whether there would be an alternative access route for emergency vehicles and pedestrians in a flood event. We would also note that no land raising is permitted within the functional floodplain and this would need to be considered when designing this access road.” However, the catchment area for this surface water is small, and the ground continues to fall beyond the road area, so the likelihood of heavy rainfall on its own causing flooding is low. This Three potential sources of flood risk are considered. The first is fluvial, ie related to the Clunie conclusion is supported by SEPA’s flood extent maps. Water. The image below shows the projected 1 in 200 year out-of-bank flooding extent. The edge of the blue, flooded area corresponds to the 338.9m contour and due to the overall uncertainty The report does note however that kerbing of the road has the potential to trap overland flow of this sort of assessment, it is considered prudent to extend the area a further 0.5m (the purple upon the road surface and could also be considered to be inhibiting fluvial floodwater, so it is shaded zone) to the 339.4m contour. recommended to avoid kerbing, or include for regular dropped kerbs.
The third risk of flooding is from groundwater where the underlying water table could rise following prolonged rainfall. The report states that this cannot be definitively discounted, but that the risk is considered small and no mitigation measures are required.
In summary, the measures required as part of the project to mitigate risk from flooding of the road, in addition to adequate road drainage, are as follows: • Retain the existing track as access to site during a flood event; • Avoid raising the ground within the fluvial flood levels; • Avoid kerbing to the roadside.
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Surface Water Management All other hard standing areas are to be porous. This includes the area of road running up the side of the houses, all car parking areas, the bin store area and all paths and hard standing areas between and around the houses. A swale will collect surface water from the raised ground area to the immediate North of the turning head and direct that into the underground storage Ground Investigation - Percolation Tests tanks beneath the car parking areas.
Infiltration testing was carried out in accordance All of the above is shown on the Structural Engineer’s drainage strategy drawings. The site with BRE 365 in three locations (SA01, SA02 and drainage strategy is shown below. TP04/SA03 in the drawing, right).
The results are shown in the Fairhurst reports (Grampian Environmental Appendix F) but in short while the infiltration rate was good for two of the three pits, in one pit, the water took a little longer to soak away. Thus, while the conditions are acceptable for allowing surface water to soak away on site, we will need more than the minimum capacity.
Independently, groundwater was encountered in two boreholes at depths of between 1m and 2m below ground level.
Surface Water Issues Generally
The vast majority of surface water generated will be retained on site. The exception is a small amount of run-off from the new access road. This will be drained into an adjacent swale from which overspill will flow into an existing drain into the Clunie Water. There are two areas which will inevitably collect rainfall and snowmelt and generate surface water. These are the roofs of the new buildings and the adopted areas of tarmac surfaced road.
The gutters on all roof areas will run via downpipes to surface water drains along the North side of all buildings direct to underground storage structures beneath the road or car parking areas. On the South side, these run via rain garden areas in some cases but end up in the same place; storage tanks beneath the road or car parking areas.
The adopted area of road to the South of Terrace C along with the turning head area will drain to the South and into the car parking areas which will have porous surfaces and into storage tanks beneath. The new access road will drain to the East where a swale will collect and retain water, eventually running into an existing drain which crosses beneath the existing road and into the Clunie Water.
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2.5. Ground Contamination
While it would be fair to say that the structural and infiltration characteristics of the ground are Structural Ground Survey reasonably good and will not necessitate much more than conventional costs, the same cannot be said for the contamination aspects. Although it was not possible to investigate parts of the site due to the presence of concrete slabs, the northern and central area of the site generally consists of topsoil and made ground In particular three pollutants were encountered on site. The first was asbestos within the site overlying medium to dense granular soils at shallow depths. The southern area of the site soil (at BH04) and this presents a potential risk. It was only found at one location and may be consists of topsoil and deep made ground (up to 1.60m deep) overlying locally loose granular associated with asbestos sheets which may mean that it could be fairly localised, but this - and deposits. Bedrock was not encountered despite excavating to a maximum of 2.6m deep. the level of risk - will require further testing. It is also recommended that a remediation excavation is undertaken to excavate and remove the Asbestos contaminated topsoil prior to the In general terms, the subsoil to the North and centre of the site is of a good, granular quality start of development works by a suitably licensed contractor to a suitability licensed waste making it possible to install any normal anticipated building loads, although the relatively high facility. silt content means the ground may be susceptible to shear strength reduction in the presence of moisture. To the South of the site, the level of made ground increases making conventional The second pollutant found is heavy metals at one of the boreholes. (BH03). Fairhursts are not foundations more problematic (more excavation needed to solid load-bearing strata) and the able to determine exact remediation strategies without a detailed knowledge of final site levels report suggests piles or other specialist foundations may be more appropriate. but clarify that the contaminated soil will either need to be capped or removed, it cannot be remediated. Groundwater was encountered between 1m and 2m deep meaning that it is possible that groundwater could enter any particularly deep trenches, depending on formation levels and it PAHs (Polycyclic Aromatic Hydrocarbons) were also encountered in BH05 and as above will need was noted that sidewalls were not stable. to be removed or capped. Depending on the extent of the pollution, this could become disruptive and expensive. Certainly it would make sense to ensure that the situation is resolved CBR tests were undertaken across the site and whilst results were good to the North, readings one way or another before the main contract starts and as such, more investigation will be were lower towards the South of the site probably due to the higher levels of made ground. It is required as noted above. proposed that hardstanding areas here will therefore need capping layers. Other contamination risks include ground gas / VOCs which have NOT been discounted as a The Fairhursts report notes the need for further reporting, being; possible pollutant and further testing will be required.
All geotechnical design elements of the development (including foundations, roads, retaining Radon mapping has identified that the site is within an area where between 1 and 3% of homes are affected. If the design develops as currently anticipated, we believe that this will not be a walls and earthworks) should be detailed in a Geotechnical Design Report which should be compiled in accordance with BS EN 1997-1:2004+A1:2013. problem. The homes are proposed to have fully vented solums meaning radon cannot move under pressure into the homes, and in addition the homes will be very airtight with balanced ventilation, further protecting those inside. A Remediation Statement requires to be produced to address the complete pollutant linkages and should be approved by the Aberdeenshire Council Contaminated Land Officer prior to commencement of works. These are discussed below. pH testing has identified that there will be a requirement for upgraded buried concrete to an ACEC class of AC-3z, but the UKWIR analysis indicated that supply pipes can be of a standard polyethylene type although this needs to be approved by Scottish Water prior to installation. A Verification Report will be required following completion of the remediation works to allow purification of the Contaminated Land Planning Condition. Fairhurst recommend the following further investigations: - Asbestos Quantitative analysis and hotspot delineation investigation. - Ground Gas/VOC monitoring and risk assessment in accordance with CIRIA C665 and BS 8576: 2013. - Groundwater sampling and analysis in accordance with BS 5930:2015 and BS 10175:2011 + A2:2017.
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2.6. Access, Roads and Parking Road to the North Before considering the existing track, we investigated the possibility of using the track which runs through the site and out to the North, connecting back to Mar Road opposite the Braemar A New Access to the Site Gallery. If this road could could be used, we could avoid both the problems of the existing track and the costs 0f the new road. Trying to Avoid a New Access Road The site layout we ‘inherited’ from the Feasibility Study included for a new access road coming in There are several problems in considering this route, but without going into these, this access from the South off Cluniebank Road. This layout was the outcome of a community consultation cannot be used, at least not as an exit. Visibility at the junction onto Mar Road is good to the left by Rural Housing Scotland and Sam Foster Architects and reflected a number of concerns about but very short looking to the right and cannot be made safe. upgrading and adopting the existing track into the site behind Kindrochit Court.
As part of our research we became aware that the 2007 planning application for 11 homes had presumed using that existing access track but whilst it was technically possible to use the road, a small area which juts out into the road owned by a neighbour prevented the track being used in practice.
Although we understand the reasons for wanting to avoid using the existing track, there is a significant range of costs in building the new road to the South, as follows:
• A likely cost of circa £200,000 to the project • The loss of a significant number of mature tress within the ancient woodland • The potential loss of privacy to neighbouring Clunie Lodge • Visual Impact from Clunie Lodge and the Cluniebank Road • Potential additional flood risks The view from the junction of the Northern track with Mar Road, looking right towards the centre of the • High environmental cost of a new road (outweighs the environmental benefits of the village. Visibility distances here mean that this junction is not safe and therefore not feasible. natural materials proposed for the new homes) • Inconvenience for householders when the new road floods (we understand that the We briefly considered the possibility of using this route as an incoming access only, but existing track will be used as a ‘Plan B’ if / when the new road floods) ultimately this would not help as either of the other two routes would still have to be developed and although there are advantages of a one-way system, we quickly realised that this is not a As a result, we undertook to investigate the other access options more fully in order to try and viable option. avoid the cost and ecological destruction associated with the new road. The Existing Track Accepting that the Northern track was not feasible, we considered next the existing track. The track is certainly tight and includes a very sharp corner around the back of Kindrochit Court. Concerns about using this route centred around the additional traffic generated by the new households in the long term, and the construction traffic in the short term. With houses close to the road on one side and Kindrochit Court tight up against the road on the other side, there is no doubt that using this road would have an impact on those adjacent.
However, our task is to look at the issue objectively and we reasoned that the impacts would be less than those associated with the new road.
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The engineers undertook a ‘Swept Path’ analysis of land, and the impact that any road might have. The FRA has clarified that the road may not the road and established that it would be technically rise above the level of the adjacent ground whilst within the flood zone. possible to use the road, including the new large bin lorries and emergency vehicles as well as cars, if it 5. Tree Loss. Minimising the loss of trees - most of which are mature - has been the primary wasn’t for the small fenced off area which protrudes exercise in planning the road. Without making the road much longer and circuitous - and into the road owned separately. This area is shown, thus more expensive - we believe we have done what we can to minimise tree loss. That right. said, there will be the loss of 20 trees, including a number of Category B trees with Beech, Aspen and a number of Scots Pine among them. Note that even though the road does not Because of the c. £200k cost and tree loss associated encroach on the apparent canopy breadth of a tree, it may encroach on the root protection with the new road, we visited site again with area which could lead to de-stabilising a tree. Councillor Blackett to speak to the owner of this piece of land and try to persuade them to allow us to 6. Loss of Privacy. This is related to tree loss and proximity of the road to the boundary with purchase this land and use the track. The owner was Clunie Lodge. The route chosen has involved keeping one mature tree but losing two adamant that they would not sell, and on this basis others. We intend to plant new trees in between to compensate. There is an existing hedge we have no option but to revert to planning a new along part of the boundary. road to the South of the site. Subsequent attempts to persuade have also failed. 7. Levels and groundworks. The ground rises quite steeply as it enters the site and the road itself cannot rise at more than a gradient of more than 8%. This would not be an issue if we could raise the road before it reaches the slope, but as we cannot do this it means considerable cutting into the ground meaning greater cost and greater damage to adjacent The New Southern Road tree root systems. There are a number of issues to address when planning the new road, whilst all the time trying to keep the financial cost down. 8. Junction with Cluniebank Road. The mouth has been moved to the bend in the road (and away from Clunie Lodge) to aid visibility splays but there will also need to be a wide radius on the bend to allow a new, larger bin lorry to access the road when coming from the 1. Land ownership. To be able to build a road, BCL would need to own the land which they village. There are a number of electricity poles and other infrastructure here, so some co- now do. ordination is required. There is also a culvert for a surface water drain from Kindrochit Court which will probably need to be moved and integrated into the new arrangement. 2. Planning permission will be required and, because the whole 9. Road width and materials. The road needs to be 3.5m with one passing place. It will need area falls within the conservation to be adopted so will need to be made with tarmac although the FRA requires that we do area of Braemar, we will also need not use kerbs as normal. There are standard details for such a road which will need to be conservation consent. Many of the followed. We do not need to include for a pavement as it is agreed that the existing track subsequent points are contributory can act as a pedestrian route into the village centre. issues in gaining these consents. 10. Passing Place. There is no limit to where this can be placed. Unfortunately the most useful 3. We will need Road Construction location (for drivers) is where it will lead to even greater tree loss, whereas placement near Consent, meaning the Roads the river would mean less tree loss. We have carefully inserted it in such a way as to lose Department of Aberdeenshire no additional trees while remaining reasonably central along the length of new road. Council will need to consent to the road, leading to adoption, and there 11.Street Lighting. As an adopted road, this will be required but we are mindful of the desire are a range of requirements which for dark skies and will specify the LED lamps mentioned in Section 2.3. There is electricity need to be met to achieve this. at the road which can be used. 4. Flood Risk. The Clunie Water floods in this area and this flooding will increase in frequency and intensity over time. We need to be able to report on the risk of flooding on the
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Site Road Layout and Construction Walking and Cycling
Zones Reinforcing Existing Pathways Fully adopted tarmac’d roads are expensive and have a high environmental impact, not just in terms of their materials, but in ‘indirect’ effects such as increasing flood risk through run-off and light pollution via street lighting. We have sought therefore to strategically limit the need for fully adopted surfaces as far as we can, whilst acknowledging the need for adequate access for all necessary vehicles. We have divided the roads and hard standings into three zones.
The first is the new road into the site, the road area in front of Terrace C and the turning head, all of which is shown in light grey below and has to be fully adoptable and finished in tarmacadam. We have come to the view that it is not feasible to avoid this.
Shared Surface and Turning Head Beyond this, shown in darker grey, we have opted for a ‘Shared Surface’ which can be used in what are known as ‘Home Zones’. Here we can use a porous, paved surface which means that rain will soak directly into the There are a number of informal path links criss crossing through the site and adjacent woodland. ground beneath, reducing flood risk. These ultimately connect with numerous core paths starting or ending in Braemar and UDE54 Old Road up Glen Clunie (purple dashed line below) runs directly past the site entrance on the Old Military Road. A shared surface means that there is no separation between road and pedestrian areas (kerbed pavements) It is a key part of the project that so speed limits are lower. The bins these paths be retained and will all be stored in the adjacent area reinforced where possible, while at next to Kindrochit Court (with the same time managing adequate suitable screening) so the bin lorry privacy zones for the houses. need go no further into the site.
Parking Cycle Storage For the housing number and mix Given the central location of the site, agreed with BCL, the required part of the feedback received from number of parking spaces is 25, as the pre-application submissions was long as these are unallocated. that the project provides an ideal Allocated spaces would mean more opportunity to promote active (non- overall. At least one would be motorised) travel. As such suitable associated with a house with greater bike parking and storage will be accessibility and will need to be included and provision made for treated differently but otherwise the charging electric bikes. spaces can be surfaced using a bound gravel, reducing cost and environmental impact, as well as bringing a less urban / suburban feel to the site.
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2.7. Utilities Surface Water
The host network for surface water disposal is Scottish Water. There is a (150mm diameter) Process drainage network as shown below which runs from the corner of Kindrochit Court, around the corner of Clunie Lodge and across the field to discharge into the Mill Leat running adjacent to Premier Energy are part of the design team and have been working on collating all available the river. information on utilities. So far they have contacted all utilities suppliers and identified all infrastructure on or near the site. This has been co-ordinated into a CDM Existing Services Risk Assessment Report, from which the following drawings are extracted.
Further stages in this work will include assessing available capacity and acquiring quotes for all service connections.
Sewerage
The host network for sewerage is Scottish Water. There is a drainage network beneath the existing track to which it is assumed we will connect the 15 proposed properties. The connecting manhole is located in front of Tigh na Beithe as shown on the drawing below. There are no alternative options. The pipeline is noted as being 200mm diameter vitrified clay.
Invert levels are not known and will need to be confirmed. The likely route of the drain will pass beneath the shared road and turning head for the bin lorry and emergency vehicles so will have to be carefully protected.
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Water Supply Electricity
The host network for water supply is Scottish Water. There is a 3” (75mm) PVC pipework supply The local network operator is Scottish & Southern Electricity Networks. There is electrical network in the road around the Heritage Centre as shown below to which it is assumed we will infrastructure in or near the site in three discrete areas. Premier Energy have established that no connect the 15 proposed properties. additional sub-station will be required on the basis of there being no charging infrastructure for electric vehicles which we may need to review. Smaller private household connections are not shown and the exact nature of the connection will need to be clarified, but the main infrastructure is available. There is a variety of cables in the existing track supplying the houses there. The most likely arrangement will be to use one of those currently servicing the nearby homes on the existing track, although it may need to be upgraded to suit 15 houses which are likely to be entirely heated using electricity.
There is also an electrical cable along Cluniebank Road to which we may be able to connect at least for the street lighting on the new road.
Gas
Everyone knows there is no gas in this area, but the report prepared by Premier Energy is first and foremost a Health and Safety document and as such a complete check for any unknown (eg hidden, forgotten underground) gas infrastructure has been made. None was found. The local operator is Scotia Gas Networks.
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Telecom
There is Openreach infrastructure in the vicinity as shown below. There is a box and pole at the mouth of the existing track and although there is infrastructure running along Cluniebank Road and to the West of the site, this appears to be the obvious connection point.
There is no Virgin Media infrastructure in the area. A dozen more communications companies were checked and have no presence in the area.
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