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West Highland Housing Association Ltd Application for National Forest

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West Highland Housing Association Ltd Application for National Forest West Highland Housing Association Ltd Application for National Forest Land Scheme Land at Dalavich Revision A – January 2006 CONTENTS 1. Confirmation of RSL Status 2. Communities Scotland Support of RSL 3. Planning Permission for Site 4. Development Design – Use of Scottish Timber 5. Local Housing Need 6. Community Consultation 7. Proposed Development – Retained for Provision of Affordable Housing Appendix 1 Appendix 2 Appendix 3 Appendix 4 Appendix 5 1. Confirmation of RSL Status West Highland Housing Association is a non-profit making organisation, a company limited by guarantee with the Registrar of Friendly Societies (Reg. No.1691 R (S)). The Association is also a registered charity. The Association’s constitution is a variation of the Model Rules for a Charitable Housing Association, with a conventional Housing Association governing structure of a voluntary Management Committee, consisting of local residents. At present the maximum membership of the Committee is 20. 2. Communities Scotland Support of RSL West Highland Housing Association is approved as a Registered Social Landlord with Communities Scotland (Reg. No. HEP 163). Detailed under appendix 1 of this application is a copy of correspondence received from Communities Scotland highlighting their support for West Highland Housing Association to purchase the land in question for the provision of affordable housing through the national forest land 3. Planning Permission for Site An outline planning application has been prepared by West Highland Housing Association, which we would propose to submit within the next couple of weeks. A copy of the indicative development layout and location plan that will be submitted with the outline planning application is detailed under appendix 2 on this application. The Association has had a meeting with the local planning authority with regards to the proposed development and they have reacted very positively towards an outline planning application being submitted for this site. Previously the Forestry Commission had been granted detailed planning permission for two houses on the site in 1992. 4. Development Design – Use of Scottish Timber It would be the intention of the Association to design 2 housing units on the site to suit the surrounding housing that already exists in the area, which would result in the probability of 1.5 high storey housing being developed on the site. The final decision with regards to layout of development, access roads, height of housing and external aesthetics of the completed units will be carried out in close consultation with the Local Planning Authority and Kilchrenan and Dalavich Community Council. West Highland Housing Association has an adopted sustainability development policy, which we adhered to through our current development programme. A copy of this policy is detailed under appendix 3 of this application. West Highland Housing Association will adopt a design for the proposed development of the site, which will embrace the use of Scottish home grown timber throughout the main elements of the buildings structure. It should be noted that the building will be constructed with the use of timber frame kits. West Highland Housing Association has identified the following main elements of the building that Scottish Home Grown timber could be specified for use: Timber Kit Structural Frame Panels Timber Kit Internal Partitions External Fascia, Soffit and Bargeboards to Room Areas Timber Cladding around Dormer Windows Timber Cladding to Elevations External Doors and Windows Internal Doors and Finishes (facings, skirting etc) External Boundary Fences We would also investigate the potential for the use of small scale wood fuel heating systems (fires & stoves) to heat homes in rural locations across our operational area. The use of locally grown Scottish timber not only benefits the local environment but the Argyll economy as a whole through the creation of jobs from felling of timber to construction of timber components on site. The Association have recently attended seminars with the Forestry Commission to look at the use of timber through our development programme and we currently investigating the use of Scottish Timber on one of our developments not attached to the Forestry Commission land scheme. West Highland Housing Association is also committed to the use of renewable energy sources through our development programme. We currently have three developments on site which use geothermal heating systems and one in Oban, which when completed will see 90 homes heated by a biomass district heating system. This will make the biomass heating scheme in Oban the largest in the UK when completed, recognised through the Association being short listed for the Scottish Renewable Green Energy awards in 2005. It would intention of West Highland Housing Association to embrace the use of Scottish home grown timber though out any development design and try to maximise the use of the timber elements external and internal to the building. As previously highlighted the Association is committed to the use of renewable energy, where biomass has a great future and it would be our intention to try and maximise of the use of such systems with any development design. This statement is a commitment by the Association to try and maximise the use of timber products through the construction and heating of the developments. The final decision on this matter will be determined once a detail design has been carried out for the development which will highlight any abnormally high costs the use of these elements will place on the development especially on Island locations, the suitability of the material in the very harsh environment we currently experience within our operational area, availability of material, planning restrictions and suitability of material to maximise life cycle costing of the properties over a 60 year period. Attached under appendix 5 of this report is photographic evidence that West Highland Housing Association is committed to the use of sustainable timber products through our development programme along with the use of biomass heating systems, something we will endeavour to keep progressing through the development of Forestry Commission sites. 5. Local Housing Need The recent Organisational Development and Support Ltd (ODS) housing market study carried out for Lorn the Inner Isles in 2005, has highlighted that the Loch Awe (Kilchrenan and Dalavich) area requires 6 homes for owner occupation and rented accommodation within the next 5 years. The report does not stipulate the split required between rented accommodation and home ownership. This area is contained within Lorn. Another housing needs study carried out by Argyll & Bute Council in 2004 that was used to form the Local Housing Strategy has identified 300 general needs homes were required for the Lorn area with provision for 100 new affordable private homes. The development of 2 housing units for rent to local people would go towards addressing the housing need identified for this area of Argyll. These housing units will be two bedroom houses as identified by the above housing studies. Further to discussion between the housing officer of Argyll & Bute Council and West Highland Housing Association is has been determined that there would be adequate demand for 2 rented units in the Dalavich area. 6. Community Consultation West Highland Housing Association has been in consultation with Kilchrenan and Dalavich Community Council with regards to the proposed development over the last 2 months. The Community Council has advised of their support for the development to provide affordable housing for Dalavich. West Highland Housing Association were present at the Community Council of 7 December 2005 and gave a presentation on what development they proposed for the small site at Dalavich. It was also made clear to the community that should the development of this small site, highlight a higher demand for housing in the area, then the Association would work with the Forestry Commission to identify a larger site for development of affordable housing for the Dalavich area. A letter received from the Chairperson following the Community Council meeting, highlighting support for the provision of affordable housing in Dalavich is detailed under appendix 4 of this application. 7. Proposed Development – Retained for Provision of Affordable Housing As stated in section 5 of the report, it is the intention of the Association to provide housing for rented accommodation on the site. However should the demand for such units not be adequate either one or both could be used for a home ownership scheme. Details on how the housing would be retained for affordable housing under each scenario are given below. Rented Accommodation - West Highland Housing Association is registered as a charitable organisation and is therefore not affected by the right to buy policy meaning that any housing developed for rent will stay within the social rented sector. All housing will be leased under a Scottish Secure Tenancy Agreement. Home Ownership Accommodation - West Highland Housing Association a current application with the Scottish Executive to be awarded Rural Housing Body Status. The Association anticipates its application be approved within the next couple of months. Being designated as a Rural Housing Body will permit the Association to attach a Rural Housing Burden to any house sold therefore allowing them to be sold again at affordable prices to local people. A Homestake scheme or Rural Homes Ownership Grant scheme may be suitable to be used for the home ownership element of the development. This matter is currently being discussed by Communities Scotland, District Valuer and Forestry Commission to decide the most suitable option for the development. A decision on this matter is expected by mid January 2006 and West Highland Housing Association will then be in the position finalise this matter. .
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