highwood croy vision & process community engagement 03/16

SKETCH 1: PARKLAND ALONGSIDE THE REINSTATED CROY BURN

HIGHwOOD, CROY SCOTIA HOMES PLANNING PROCESS & TIMESCALES

Scotia Homes is a privately owned, multi award winning property The entire development area has been allocated in the Inner We intend to create a high quality residential developer based in Ellon, Aberdeenshire. Scotia has set itself apart Moray Firth Local Development Plan 2015 , and we have therefore development based upon best practice urban by adopting a flexible approach to its developments, having the masterplanned the wider site to ensure that a coherent ability to create both suburban and innovative urban development is created in the future. The detailed proposals design principles. This will include a contemporary “townbuilding” style developments which prioritise placemaking. presented here are for 100 residential units plus an element of re-interpretation of historical rural architecture, mixed use. which is designed to complement the local area The company was founded in 1990 and its prudent approach to risk management has ensured continued successful trading, even and contribute positively to the creation of a sense FEEDBACK through the years that followed the world financial crisis of 2008. of place. In order to differentiate itself from other developers Scotia A Proposal of Application Notice (PAN) was submitted in The development proposes an element of mixed identified urban design principles as the way forward by creating December 2015 with the intention of submitting a detailed sustainable neighbourhoods, providing better places for people to Planning Application in June 2016. The outcomes of the use in an accessible location near the centre of the live and work. consultation event and feedback received will be collated and Croy. This would broaden the range of facilities in reviewed by the Scotia Homes team in order to inform the design the village, with scope for the formation of a coffee Scotia’s first mixed use urban development at Glenside, development in preparation for the detailed planning application. shop for example. Rothienorman was awarded Overall Winner in the Scottish Government Awards for Quality in Planning in 2010 and since PLEASE NOTE: No detailed application has been submitted to then the company has continued to develop urban design led Council in relation to this proposal. Any comments made Extensive parkland would be created, the focal developments throughout . at this time are not formal representations to the Council, and point of which would be the Croy Burn and this would not be considered as part of any future planning Scotia has carefully selected a design team for Highwood, Croy application. When a formal application for detailed planning space would be connected to the village via a new . project, namely: permission is submitted by Scotia Homes there will be an footpath link opportunity to make statutory representations on the application AREA Urban Design and Architecture to Highland Council. CAMERON + ROSS YOUR VIEwS Civil Engineering wSP Transportation We seek your comments to help inform and shape DAVID wILSON ASSOCIATES Landscape Architecture the proposals for Croy. You are invited to express your views in person through discussion with the BACKGROUND team or by completing a feedback form.

The site was previously promoted for development in 2010. At that time Scotia Homes conducted an extensive public engagement process, which included an initial meeting with the Community Council. This was followed by three further public events, which involved two public meetings and a display of the proposed application. No application was submitted at that time, and the current proposals differ significantly from the previous version.

Inner Moray Firth Local Development Plan 2015, extract identifying site CR2 in Croy. highwood croy site constraints community engagement 03/16 CrOY Church & cemetery The village of Croy has a population of approximately 300 people. F utu Existing facilities include the Primary School, village hall and p re ath un to se church. The local shop located at the centre of the village is T gre orn ga ro ag ted ad ra th sid currently closed. Stagecoach provide bus services connecting Croy in e G e Ns foo G tp to , Cromarty, Culloden, and . Bus stops La a n th 6 y dw fo o 1 a rm 0 r r are located at Ardcroy Road. 0 d s 0 . T p C ra a 9 0 i rt l o B o 1 f t

N n I The 14.6ha site, CR2, is located to the west of Croy village. The i a h r t B9006 approach road to Croy forms the southern edge of the site. g a a P

n r e To the east is the local school, housing at Dalcroy Road and a r o o T C small block of woodland. To the north-east is the residential area V Play ie of Ardgowan. To the west remains agricultural fields and beyond w t Village o n are two new-build houses against the backdrop of woodland. t i hall h a O stand-off e O m l v d n e r K d from existing e school 9091 il ri o rh t B ra ve r e a v mature trees t a o to h d W ck CONNECTIVITY e Old le shop ct Potential ri ci sports flood risk ty Transportation l pitch High in e • CR2 is located within a short walking distance of Croy Primary point 1 9 0 School and the centre of the village. 9 B • There are good and safe connections between the r Potential i

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development and the existing village. g flood risk

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l n • The development is also a short walk from existing bus i r n u e r b services. i d d e g • The development’s location will maximise the potential for t Line of e r e l i v people travelling to and from the development to use more historic l k n c e u paths a c sustainable travel modes than private car. r t f o m • New junctions onto the public road will be informed by r e a n sheds F i existing traffic volume and speed data to ensure that they L 6 meet the appropriate road safety standards. 0 p 0 o 9 t t • Road improvement works are being undertaken as part of the n B m e o H r m C o Tornagrain (Phase 1) development on the road between Croy f p l Lochan r o m s r a e and the A96 Mid-Coul (Airport) roundabout. These include w c r ie s P o e a s V f t e road widening as well as new and improved passing places. h o D y N r le A iv • The road improvement works associated with the Tornagrain al 0 e v 2 f .0 development have been reviewed and are considered suitable o 6 ne to accommodate the new vehicle trips forecasted for the Li ‘Clach na sanais’ proposed Highwood, Croy development. Paths 0 100 200 300m There is potential for path connections into the wider existing sITE CONsTrAINTs PLAN network of informal paths as well as core paths. These include:

• Linking to the Tornagrain Core Path IN10.01. • From the southern acess there is potential for linking along TECHNICAL CONsTrAINTs the B9006 to the Core Path NA02.06 with the old path to Holm Rose. Access Drainage and Utilities • The northern edge of the CR2 site, coincides with the • The development will include the construction of a new access • Foul water will drain by gravity into the existing public sewer Landward Trail between Inverness and Nairn, identified in the from the B9006. Topography of the site is such that the new in accordance with Scottish Waters technical requirements. Green Networks Supplementary Guidance. access and internal road network will be carefully design to • Presently overhead electric cables span the site and these will • A connection to the unsegregated path planned to link make use of the existing levels in order to minimise be undergrounded as part of the development. Tornagrain with Croy, on west side of road. earthworks. • The existing trunk water main which is routed along the site boundary with Dalcroy Road will be retained and appropriate Croy Burn A number of historic paths have been identified from old maps. wayleaves will be provided for future access and maintenance. The team seek the community’s views as to which paths (both • The existing culverted watercourse currently crosses the site • The Nairn to Inverness Gas pipeline, located to the north of formal and informal) are used. in a north easterly direction and will be de-culverted Croy and the SGN 31m standoff is outwith the site and enhancing the visual and ecological benefits of the site. therefore has no constraints on the development. • The burn requires a minimum 6m buffer strip from the upper Archaeology banks of the re-opened watercourse. • It is part of the catchment for Loch Flemington and ‘Clach na Sanais’ also know as the ‘stone of warning’ is located development on the site will need to avoid any adverse affect outwith the site boundary to the south-west of the southern on this water body. access from the B9006. Proposals seek to avoid any detrimental affect to the stone or its setting. Flooding • A flood assessment has been undertaken which has influenced the development layout. The developable area represents a very small proportion of the watercourse catchment. As such the Sustainable Urban Drainage System will be designed to ensure areas draining into the watercourse will closely match that of the ‘greenfield’ run-off. • The Sustainable Urban Drainage System will include for run- off to be treated and attenuated via a detention pond/basin. This will provide increased flood attenuation control, pollutant removal together with a more varied ecology providing the require levels of treatment for a development of this nature.

‘Clach na Sanais’ the top of the stone is visible from the top of the escarpment. Ardgowan housing carries on the Croy tradition of stone walls making edges to the road at School Brae.

Croy and Dalcross Parish Church. View looking east towards the village centre, a steep escarpment forms the southern edge of the site shaping the burn valley. highwood croy context analysis community engagement 03/16 LANDSCAPE CHARACTER

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0 Through analysis of the wider landscape, the village and site, we 0 9 have identified specific qualities that are intrinsic to Croy. B Woodland, movement, topography and water are strong features that have contributed to landscape and development patterns 1 09 within the area. In turn these characteristics have informed the B9 design proposals within the emerging masterplan for the site. Topography CROY Croy is situated to the south-west edge of the Kildrummie Kames Site of Special Scientific Interest (SSSI), an esker system that is outwith the site boundary. These glacial landforms can still be perceived within the site and have been identified as the cnocan, ridge and escarpment. These areas of raised land allow views out into the wider landscape. On top of the escarpment to the south, views north are possible to the Moray Firth (as far as the Sutors of Tree belts run Cromarty). perpendicular to the B9006, integrating Woodland and Movement Southern tree with larger woodland belts run to north-west perpendicular Croy village is set within rolling farmland and woodland. In its to the B9006, immediate vicinity is an arc of open agricultural fields, with a forming backdrop of mature, mainly coniferous woodland. A landscape of avenues and connecting to gridded fields were formed during C18th agricultural The majority of the River Nairn improvements, including drainage lines and the planting of boundarys valley remain structural woodland. unchanged

6 since 1855 0 0 mapping. 9 Woodland is dominant to the southern edge of the village, defined B by the B9006 and B9091 roads connecting Croy with Cawdor,

Nairn and Culloden. North-south avenues and wooded belts run rn ai r N perpendicular from this road, south to the River Nairn valley. ve Ri To the east of the site is a small block of woodland. A future footpath connection has been identified to link the site with the 0 100 500m sports pitches adjacent to the school. Green Spaces CONTEXT: MOVEMENT, WATER, WOODLAND AND TOPOGRAPHY

Characteristic of Croy are a mixture of incidental and formal green

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spaces. These are located along the B9006 and include the space 0 9 at Dalcroy Road, the Church and cemetery with mature trees B adjacent to the burn. Water

Running through the site is the culverted Croy Burn. From a Church & lochan to the west of the site, the burn follows a valley line, cemetery caught between the escarpment and ridge formation. It remains a culverted watercourse as it flows north through the village, along the B9006, reappearing at Dalcroy Green and by the church. Mains of Croy

A rdg 1 ow 09 an B9

Village hall CR2 School Phase 2

Pitch Cnocan CR2 Phase 1

5min walking distance from bus stop Isolated block of t

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CONTEXT: TOWNSCAPE

Desire line identifying a future walking route from the site to the sports pitches to the west The mature mixed woodland along the B9006 is visible from the whole of the CR2 site. A dry Housing is separated from the B9006 by a footpath and a linear grass verge bounded by a of the existing woodland block. stone wall defines the southern edge of the site. stone wall.

The Croy Burn emerges in a green space overlooked by houses at Dalcroy Green. Village green character - green space with mature trees at Dalcroy Road. The Croy Burn running through the triangular green space in front of the church precinct. highwood croy response to context community engagement 03/16 MASTERPLAN DESIGN PRINCIPLES

In response to this context a set of design principles have been developed within the strategic • Woodland structure planting to strengthen the established grain of shelterbelts. masterplan for the CR2 allocation: • Prioritising pedestrian and cycle paths to extend the existing footpaths and cycle routes. • High points and glacial landforms that characterise the site to be accessible as open parkland. • Street alignments respond to desire lines and the grain of routes within the existing village and • De-culverting the Croy burn to create a publicly accessible burn corridor. allow views over wider landscape. • Creation of new walking routes and landscape corridors which integrate SUDS ponds and swales, • Integration of new neighbourhood with the existing village of Croy and provide for potential across the site to act as wildlife habitat and enhance biodiversity. community facilities.

n o i t c e n n o c S c ho S h ol ch t Bra A oo a e rdg l Br p o ae wa e n r o C e a r B

l Se o con th o School da a h ry p c s S tr c ee i o t r t to is n h ca Sports o to n pitch Cnocan c P n e y r o th r in ti a Cnocan c c g d i e n n p ti u a n c l n n e o s r o n b t c n P re u o d r e B l C l o t ia ie p y t f o o n g se r e d C t n o lo t P a re n e n r o t b i u n e t R l B e t c i e d y m n g o p n e r o r C C a c s E

C o r Southern e p access a th

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Topography, Water and Paths: Woodland, Open Space and Movement: • The Croy Burn will be re-established as an open watercourse and become integrated within the • A proposed tree belt connects with existing woodland to the north-west and creates a defined valley landscape. landscape edge to the new housing. This reinforces the rhythm of shelterbelts and structure • The incidental green spaces and the existing street pattern within Croy village set up a series of planting characteristic of the B9006 corridor. routes connecting with the existing footpath network. These knit the new neighbourhood into the • The southern access, runs parallel to the tree belt, and traverses the contours of the escarpment existing village and the wider landscape beyond. minimising earthworks and impact on the escarpment. • Key landforms such as the cnocan and burn valley are safeguarded as open spaces and laced into • The principal street runs north-west from a bridge over the burn. a landscape framework. • It continues as a secondary street wrapping around the ‘cnocan’ and follows the contours down the valley to the north.

n View to the o Potential mixed i t north is c use close to the e safeguarded n centre of Croy n o c

h Potential for t a footpath to p

e become part of r o GNSG Landward C SUDS pond Trail

Phase 2

Sports pitch Play Phase 1 Cnocan SUDS pond Play Trees planted on steep Gables to the slopes landscape along southern edge

Principal frontages C o overlook streets r e and open spaces p a th

Proposed principal street Proposed streets and lanes Proposed footpaths 0 100 200 300m

Streets: Builtform: • An interconnected network of smaller streets and lanes respond to the existing contours of the • Houses designed to address the open spaces and landscape edges. site to make a walkable neighbourhood. • Streets, footpaths and spaces are well overlooked to ensure passive surveillance. • SUDS and swales are integrated with the streetscape and landscape design. • Play spaces are located on the cnocan and beside the burn. • Streets are open ended to allow views out to the landscape. • Scale 1-2 storeys. • Trees planted on steep slopes connect to existing isolated tree bocks. • Potential for mixed use buildings close to the centre of Croy.

View to Moray Firth looking north toward the Cnocan highwood croy phase 1 masterplan community engagement 03/16

Sch oo l B rae

Potential commercial or retail use o h t t

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Phase 2 site d a o R y o r School lc a D B9091

Existing pitches Potential views to north from Cnocan

th a tp o d o a F o Woodland R y structure ro SUDS c planting rd pond A 3 Play

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y P o r r in Isolated tree block c C ip knitted into valley al s landscape through tr ee planting on steep 4 2 t Burnside slopes park

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Community k c recycling a tr H ol m m r R a os f e D g ri in ve t co is re x p E ath Indicative private access

Southern access

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EMERGING MASTERPLAN 0 50 100 150 200

AN INTEGRATED LAyOU T

The proposals are designed to retain and enhance characteristics of the local landscape whilst integrating a network of attractive rural streets to bring the urban qualities of traditional villages. The aims are to create a strong sense of place and identity integral with Croy, to support quality of life and wellbeing, to create an attractive and welcoming set of streets and public open spaces and renewed links into the countryside. Access Vehicular access is from both the south, off the B9006, and from the north east. A number of pedestrian and cycle connections have been identified that offer opportunities to link to the existing village, including safe walking routes to the school and the bus stop. The principal route is designed to accommodate a bus route should this be required. Woodland A new tree belt follows the line of the existing field boundary and creates a landscape edge to the neighbourhood. This reinforces the rhythm of structure planting characteristic of the B9006 corridor and connects into the wider woodland to the north providing habitat and wildlife connections. Water De-culverting and reinstating the Croy Burn within the valley enhances biodiversity in addition to providing an accessible parkland for the whole community. Movement A network of streets and lanes ensure a walkable neighbourhood, with views out to the landscape making it is easy to navigate. Enclosure of the street, proximity of front doors and small private front gardens encourage active lifestyles and create space for community activity whilst reducing vehicle speeds. Frontages are SKETCH 2: LANDSCAPE CORRIDORS INTERRUPT THE BUILT FORM WHERE CONTOURS ARE STEEPEST designed to overlook streets to enhance the feeling of safety.

STREETSCAPE ELEVATION ALONG THE PRINCIPAL STREET NORTH OF THE BURN Lane Principal Street Bridge over Parkland Croy Burn highwood croy streets and spaces community engagement 03/16

SKETCH 3: PRINCIPAL STREET THROuGH HIGHWOOd

STREETS AS PLACES MOdERN VERNACuLAR HOuSES

A simple network of streets and lanes will be characterised by House designs are a contemporary re-interpretation of historic Passive low energy design through good day-lighting, solar street trees, hedged and walled gardens, rural scaled buildings characteristics designed to both compliment the local area and shading, careful orientation of large windows, natural ventilation. and an intimate village form that brings houses together, contribute positively to the creation of a renewed sense of place Externally rainwater would be collected or used in gardens. improves privacy and helps contain private car parking. for Croy. A mix of house types is proposed with 25% affordable Permeable surface materials such as permeable paving or gravel which will be indistinguishable from other tenures. will be used in non-adoptable parking areas. Building elevations and hedges are used to define spaces and create enclosure. A simple palette of materials will unify The scale of building is carefully considered so that the streetscape and landscape design with the architecture. proportion, gable width and roof pitch has a cohesive character fitting to the rural nature of the area. 1-2 storey houses are Kitchen windows are orientated to overlook the streets so that proposed, the scale of traditional rural buildings. children can play safely outside.

SKETCH 4: CONTRASTING WITH THE PRINCIPAL STREET ARE THE INFORMAL RESIdENTIAL STREETS ANd LANES SKETCH 5: THE STREETS ARE dESIGNEd TO WORK WITH THE EXISTING TOPOGRAPHY

STREETSCAPE SECTION FROM SCHOOL BRAE TO THE PRINCIPAL STREET Principal Street