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Highwood, CROY SCOTIA HOMES PLANNING PROCESS & TIMESCALES

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Highwood, CROY SCOTIA HOMES PLANNING PROCESS & TIMESCALES 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 Highland Council in relation to this proposal. Any comments made Extensive parkland would be created, the focal developments throughout Scotland. 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 Inverness, Cromarty, Culloden, Cawdor and Nairn. 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 d development and the existing village. g flood risk e 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.
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