4. LANDWARD AREA opportunities are shown below under the (g) Gills 150 appropriate general policy. (h) Huna 150

(i) Raggra 100 - 150 Housing (j) Thrumster 100 - 150 (k) Westend, John O’Groats 100 - 150 1. The Council will favour rehabilitation and re-use for residential purposes of the many Minimum spacing distances may be varied in the vacant dwellings and other traditional buildings event of a demonstrable need for social or throughout the countryside, amenity housing that is unable to be met in particularly where services are readily available. nearby clustered settlements [H3]. Assistance towards rehabilitation and repair may be available from the Council, Scottish Homes 5. In the following settlements with and the Scottish Executive Rural Affairs capacity for infill development or expansion: Department through the Empty Homes Initiative, (a) Ackergillshore the Small Communities Housing Trust (b) Canisbay or the Agricultural Business Improvement (c) , where significant development has Scheme. taken place to the west in recent years. This has led to traffic problems on the road to The Landward Area covers the largest proportion Under Primary Policy PP1 the Council will Dwarwick pier and altered the settlement of the Local Plan area with the exception of the favour new housing development: pattern. To meet possible demand further ten main settlements of Castletown, Dunbeath, land is needed in the village and potential Halkirk, Keiss, Lybster, , Scrabster, , 2. In General Countryside Areas. sites are shown on the proposals Map. This Watten and Wick, which are covered in Sections includes a 1.4 ha. site for comprehensive 5 to 14. 3. In the Fragile Countryside Areas of the development not exceeding 15 houses at the Altnabreac and Dunbeath / Latheron Settlement east end of the Dwarwick Pier road with its The Council will apply General Policies PP1 to 4 Zones. appropriate widening. Development is throughout the Landward Area as shown on the restricted to the west of this site along the Proposals Map. Under Policies PP2, 3 and 4 a 4. In the Dispersed Townships indicated in pier road (see 11d). degree of restriction is applied depending upon the table below, subject to the specified spacing (d) Glengolly (limit of 5 houses) the nature and severity of the development between dwellings: (e) John O’Groats constraint, be it for servicing, amenity, nature (f) Reiss conservation or public safety reasons. A high LOCATION SPACING (g) Sarclet quality of design for new and extended buildings, (Metres) (h) Staxigoe in keeping with the character of traditional rural (a) Auckengill 100 - 150 (i) Thrumster buildings, is expected. More specific guidance (b) Duncansby 100 - 150 (j) Westfield for the siting and design of new houses is (c) East Clyth 100 General Housing Policy H also applies to these settlements. indicated in the General Policies Annex. Site and (d) East Mey 150 area specific policies, proposals and development (e) Freswick 100 - 150 (f) Freswick South 150

18 Under Primary Policy PP2 the Council will General Housing Policy H also applies to these favour new housing development: settlements.

6. In the Dispersed Townships indicated in 8. At Mill and Mains of Forss the Council the table below, subject to overcoming the will favour conversion and/or reuse of redundant servicing constraints and meeting the specified buildings for permanent residential and/or spacing between dwellings: holiday letting accommodation. Protection of the setting of listed buildings and woodland, and LOCATION SPACING CONSTRAINT avoiding conflict with the continued operation (Metres) of the farm, are also important considerations. (a) Achavar 150 Water supply Under Primary Policy PP3 the Council will (b) Achavrole 150 Water supply presume against housing development: (c) Achow 150 – 200 Water supply (d) Balnabruich 100 Water supply 9. In the hinterland around the towns of Photo: Vacant house at Mybster Wick and Thurso, as indicated on the Proposals (e) Barrock 100 – 150 Poor sub-soil Map and Maps HAT 1 and 2. Exceptions will drainage only be made where: (f) Brough 150 Poor sub-soil Minimum spacing distances may be varied in the • a house is essential for the management of drainage event of a demonstrable need for social or land and associated family purposes (see (g) Borgue – 100 Water supply amenity housing that is unable to be met in General Policies Annex); Ramscraigs nearby clustered settlements [H3]. • social housing is required to meet (h) Green Hill 150 Water supply demonstrated local affordable needs that (i) Houstry 125 Water supply 7. In the following settlements with limited cannot be met within settlements; or capacity for infill housing: • development involves a conversion of a (j) Keiss 150 Poor sub soil (a) Achvarasdal - sub-soil limitations. traditional building or redevelopment of a drainage (b) Barrock – drainage/sub-soil limitations. ruinous dwelling. (k) Mid Clyth 150 Poor sub soil (c) Bower – drainage. All proposals will be subject to adequate services drainage (d) Brough – drainage/sub-soil limitations. being available and siting and design (l) Mybster 100 Poor sub soil (e) Burrigill/Forse – water supply. considerations. drainage (f) Latheron – water supply. (m) Occumster 100 Water supply (g) Latheronwheel – water supply. (The 10. Sensitive Areas as defined under (n) Smerral 125 – 150 Water supply suitability of land to the south west for General Policy PP3 in the General Policies longer term development requires to be Annex. Exceptions will only be made where a (o) Ulbster 100 Poor sub-soil considered in discussion with land owners drainage house is essential for the management of land and the wider community). and associated family purposes. (p) Upper 125 Water supply (h) Newport – water supply. Lybster (i) Shebster – water supply. 11. In the Dispersed Townships indicated in (q) West 100 Road (j) Spittal – water supply. the table below, until the necessary Dunnet (k) Westerdale – sub-soil limitations.

19 improvements are carried out. Thereafter any Mey Drainage - following a new system 18. The preparation of a programme of development should be adequately sited in programmed for 2003/4, potential improvements to the various small harbours accordance with the spacing indicated. will exist for the comprehensive around the coast. There is a need to prioritise servicing and development of 2.3 improvements based on safety issues, heritage LOCATION SPACING CONSTRAINT ha. of land north of the Castle Inn and tourism potential. (Metres) for 20 - 25 houses. (a) Hill of Forss 100 Drainage Newtonhill Drainage; Roads – development 19. The renovation of existing buildings for (b) Rattar/ 100 –150 Drainage allowed only after connection to self catering tourist accommodation: Scarfskerry Wick system and road (a) at Crosskirk Bay, where limited additional (c) Swinney Hill 150 Water supply, improvements development might be possible subject to drainage Scarfskerry Drainage avoiding impact upon the setting of nearby (d) Dunnet - 100 Road historical/archaeological features;

Dwarwick Pier (b) at the former lighthouse keepers’ houses at 14. In all cases a strong presumption will Road Dunnet Head and Holburn Head; also be maintained against development on land (e) West of Lybster 75 – 100 Water supply, (c) on the foreshore at Berriedale; and immediately outwith the defined settlement (d) the derelict properties to the north of drainage boundaries. Lybster, which may also be suitable for permanent housing. Minimum spacing distances may be varied in the Business / Industry event of a demonstrable need for social or amenity housing that is unable to be met in 20. At Dunnet 0.2ha is identified for tourist 15. The Council generally supports small nearby clustered settlements [H3]. related commercial uses. Land should be business development or additions to existing reserved to the north to ensure a safe visibility indigenous industries in the Landward Area in 12. That creates new ad hoc clusters of splay for access. accordance with Structure Plan Policy B7, housing or adds to the Housing Groups in provided there is no adverse impact upon Appendix IX. In exceptional cases there may be adjacent uses and the development can be limited opportunities to add to these groups, and adequately serviced. only then if their appearance is enhanced or infrastructure problems are remedied. Under Primary Policy PP1 the Council 13. Within the following settlements until favours the following: service deficiencies are eased or removed: 16. The development of an Archaeological LOCATION CONSTRAINT Visitor Centre at Thrumster. Dixonfield/ Road widening and footpath Duncanshill provision towards Thurso. 17. Subject to suitable servicing and Gerston Access landscaping, land to the north of the garage at Farm Road, the former station yard in Thrumster has by Halkirk potential for business, commercial and light Photo: Lighthouse and former keepers’ Gillock Drainage industrial development. houses at Dunnet Head

20 21. At John O’Groats interest has been be assisted by the availability of the highly skilled shown in the past in the development of a workforce in the area. The Council and Caithness Visitor Centre. Planning permission has been and Enterprise wish to explore the granted for two Centres, although development scope for developing a business and industrial has not commenced. The Council considers that park including use of the former airfield once the the provision of a Visitor Centre at John need for facilities associated with O’Groats is essential for the development of decommissioning becomes more apparent. In the tourism in Caithness. Both sites are identified meantime significant early tree planting around for a Visitor Centre (see Framework Plan). the perimeter of the airfield may be appropriate in order to create an attractive landscape setting for 22. On land to the east of the existing longer term development. industrial units at John O’Groats 0.1ha is allocated for business uses. Decommissioning activities, including recruitment of staff, and prospects for The following areas are identified under diversification would be enhanced by: • more private housing to rent and purchase in Primary Policy PP2: for decommissioning. Detailed proposals for the West Caithness area; development associated with the positive 23. management of radioactive wastes from the site • improved community facilities, such as a are expected to come forward for the major indoor sports centre in Thurso; The large scale industrial site of the UK Atomic consideration of the planning and other • road improvements, notably to the A9 Energy Authority (UKAEA) nuclear plant at regulatory authorities. There is also scope to between Latheron and Clashmore, Dounreay lies some 12 km. to the west of Thurso gradually add to the tourist/visitor interest, realignment of the A836 at Bridge of Forss on the north coast. The complex, together with interpretation and access to the site as and completion of a Thurso bypass; the adjacent defence establishment at HMS decommissioning progresses. • improved air links from Wick; Vulcan have been major sources of direct and • maintenance and improvement of the rail indirect employment in the Caithness economy The Council is concerned that positive steps are network, particularly for freight; for the last 40 years. Energy generation at the taken to redress the longer term loss of • improved bus services; and UKAEA plant ceased in 1994 and reprocessing of employment from present activities. In principle, spent fuels has not been carried out there since • upgrading of the Shebster water supply. it supports diversification proposals being brought 1996. In mid-1998, the Government announced forward for Dounreay and the surrounding area, that the main aspects of work for the future will Policies provided that these will not foreclose future be decommissioning and environmental options for the very long-term nature of the site. remediation of the site. This work will be Safeguarding Zone The Council through the Caithness Partnership undertaken over the next 40 to 60 years, also supports the view that Dounreay should involving around £4,500 million of expenditure, (a) A 5 km Nuclear Safeguarding Zone is continue for the foreseeable future as a location delineated around Dounreay within which any including some £1,300 million in the first 10 for large scale business and industrial activities, years. In this early period the workforce is planning applications shall be the subject of particularly in view of the major site infrastructure consultation with the Nuclear Installations expected to rise to around 2,300 in the process of which exists. The prospects for creating a major establishing an international Centre of Excellence Inspectorate and the Health and Safety science and technology centre, for example, will Executive.

21 Decommissioning and Remediation upgrade the water supply in 2003/04 at a cost of £2.5 million. The Council supports the decommissioning and (b) The Council will work closely with the environmental remediation of the Dounreay site. UKAEA to translate the decommissioning and Tourism/Visitor Facilities Pending arrangements for disposal at an restoration programmes described in the appropriate time and in an appropriate way, Dounreay Site Restoration Plan, as approved by (f) The Council supports in principle the proposals for retrieval, treatment, conditioning, the HSE and SEPA, into a land use planning provision of additional visitor facilities and packaging and storage of waste arisings will be framework for the timely, safe and access as decommissioning progresses in order considered sympathetically, provided they are in environmentally acceptable decommissioning, to potentially attract more tourists to the accordance with an appropriate waste restoration and after use of the Dounreay site Dounreay site. management strategy and incorporate (*see below). retrievability and monitorability.

Diversification 24. Oil and Gas (c) The Council will consult with the Nuclear Installations Inspectorate and Health and Safety The new Structure Plan indicates that there may Executive on planning applications for be a need to identify the opportunity for a major diversification proposals on land within or oil/gas related landfall site on the north Caithness contiguous to the Dounreay site. The Council coast. However, if this involves processing of gas will support such proposals provided that it is from the Aurora gas gathering project, for satisfied that they will not adversely impact on example, an area at least the size of the current the future mainstream activities of the Dounreay complex and airfield at Dounreay would be site. required. Development of such a facility at Dounreay would raise serious concerns about the (d) The Council will work closely with the timing and scale of such a development being operators and Caithness and Sutherland compatible with or prejudicing on-going Enterprise, as well as the local community, to decommissioning activities. The nature of both identify opportunities for diversification in the Photo: Dounreay Visitor Centre activities in close proximity also raises safety Dounreay area, including a business/ industrial issues and there may be major infrastructure park and science and technology business centre. requirements well in excess of the current * The Council's position on waste management provision at Dounreay. This would include off Supporting Infrastructure and Facilities site improvements to the road network, including The statement below represents the Council's a Thurso Bypass, appropriate access to the sea via (e) The Council, through the Caithness Economic position on waste management related to an extended Scrabster Harbour and/or perhaps Partnership, will seek to progress improvements decommissioning and remediation of Dounreay. extension of the railway. In view of these to strategic transport links and other This does not reflect national policy and is not requirements a site between Dounreay and infrastructure networks and to increase housing part of the Highland Structure Plan as approved Thurso, possibly in the vicinity of the former Forss supply and community facilities to help by Scottish Ministers [see Highland Structure Plan Naval Base seems more likely. The situation with maximise economic benefit from future activities 2001: Foreword, paragraphs 2.17.20, 2.17.21 & the World oil economy and on-going difficulties associated with Dounreay. NOSWA proposes to 2.17.22 and policies W8 & W10]. with activities in the Atlantic Frontier suggest a

22 major oil and gas processing facility in a much longer term potential. Development proposals longer term timescale. Furthermore the extensive will require to be the subject of a full 28. In the Strathmore area the Council will requirements associated with assessing the Environmental Impact Assessment accounting seek to regularise working of the remaining sand environmental impact and feasibility of such a for: and gravel resource at Dirlot and Knockdoo major project and associated infrastructure • the importance of the surrounding through the provisions of the Review of Old precludes this Local Plan from identifying a more countryside as an agricultural, recreational, Mineral Permissions (Section 74 of the Town and specific site. Nevertheless the potential jobs tourism and conservation resource; Country Planning Act 1997). associated with the construction and operation of • the scenic views afforded over the site from such a complex would be a major boost to the the to Dunnet Bay, Dunnet Head Under Primary Policies PP3 & 4: local economy and result in an upsurge in and Orkney; demand for housing and support services • the importance of the natural heritage, 29. The Council will encourage appropriate throughout the County. The long term notably the wildlife interest of Dunnet and tourism and educational initiatives that derive safeguarded site at Murkle Bay and the former Murkle Bays; local economic and community benefit from the base at Forss are considered to have some • residential amenity; many archaeological and historic features potential as related or back up opportunities. throughout Caithness. More specifically, Hill of • the special qualities of the adjacent Dunnet Warehouse/Yarrows, Camster Strath and Bay and beach; and Policy Dunbeath Strath have potential in this regard for The Council will keep under review the need to • large scale water demand with the potential interpretation facilities which are sympathetic to accommodate a major oil and gas processing adverse effect on supplies to Duncanshill the protection of cultural and historic interests. facility on the north coast. Potential sites should and Sibster. Measures to derive economic benefit, including be considered in consultation with the oil interpretation facilities, should respect that the industry and the community. 26. The former US Navy communications integrity and sympathetic protection of the base at Forss on the coast between Thurso and archaeological resource is of paramount 25. Since the mid 1970’s successive Dounreay is a large scale complex available for importance. development. The major extent of the site and development plans have acknowledged the potential of land south of Murkle Bay as a site for buildings, together with the existing major industry requiring access to the sea. This infrastructure suggest potential for uses with a Special Uses was aimed in particular at possible oil-related significant workforce and/or resident population. development because of deep water close to the Consideration has been given to a range of uses Under Primary Policy PP1: shore, the shelter afforded from the north west including a research centre, a wind turbine site, and the minimum road infrastructure required. long term secure storage, tourist facilities, 30. The Council recommends to the Scottish The new Structure Plan identifies this area for residential and industrial storage associated with Executive that priority is given to the upgrading major strategic business and industrial purposes the oil industry. of the A9 and A99 from Wick to Clashmore in and the site is expected to offer long term Sutherland. Full realignment is imperative, development potential. 27. The Council supports the revival of the particularly on the Ord to Helmsdale section, Policy flagstone industry and will safeguard the and should be associated wherever possible by Land south of Murkle Bay is safeguarded as a potential of existing workings and appropriate funding improvements to the complementary rail large scale strategic business and industrial dormant quarries from prejudicial development. route [TC5]. development site. The Council will presume Appropriate restoration measures will also be against any proposals which would prejudice its encouraged.

23 31. The North of Scotland Water Authority servicing, screen planting and landscaping intend to carry out the following improvements proposals. Potential additional uses to be over the next three years: considered include an auction mart, agricultural centre, slaughterhouse, meat processing and Water Supply - mains renewals, commencing other industrial uses adding value to primary 2000/01at a cost of £1.1 million products (e.g. timber processing), and possibly (a) Bruan to Thrumster storage related to the oil industry. Such (b) Thrumster to Sarclet additional development potential will depend (c) Bowermadden to Reaster upon the availability of a satisfactory drainage (d) Brabstermire system and a major power supply. If this full (e) Nybster to North Keiss range of activities is developed there may be (f) Weydale to Haimer scope to provide commuter rail links to the complex from Wick and Thurso in the longer Water Supply - new mains term. (g) Dunn to Haster, 2000 - 2002, £1,260,000 (h) Haster to Reiss, 2001/02, £160,000 Photos: Above - Georgemas Junction with 34. The Council will work with the (i) Stemster to Dunn, 2001/02, £450,000 developing railfreight terminal. Thrumster community to identify suitable sites (j) Wick to Thrumster, 2001/02, £280,000 Below - traffic held up by adverse for a new hall and playing field. Implementation winter weather on the A9 Trunk will be subject to securing appropriate funding.

Drainage - waste water treatment Road at Berriedale Braes. (k) Mey, 2003/04, £150,000 Under Primary Policy PP4: (l) Newtonhill (as part of the Wick agglomeration), 2001/03 35. The Council operates a strategic landfill (m) Scarfskerry, 2004/05, £380,000 waste disposal site at Seater that covers the northern Highland area. The future of this 32. Planning permission has been granted facility is being examined as part of the for a new ferry terminal at Gills Bay where land developing waste strategy for the Highlands. is allocated for harbour related uses including More immediately, additional works are marshalling areas. A further 1.2 ha. of land to proposed for leachate treatment at the site. the south of the pier is identified for business / tourist uses subject to the proposed ferry service 36. The sites of all existing sewage commencing. Development will require new treatment works and safeguarding areas. access arrangements. 37. The site of proposed sewage treatment 33. The Highland Rail Partnership has works at Watten, programmed for 2000/02, developed a railfreight terminal at Georgemas. Lybster, Mey and Scarfskerry, with the This is expected to include land for additional particularly of activities that would benefit from appropriate safeguarding areas. sidings, well screened external storage areas and a location close to a major rail terminal. A transit storage warehousing. There may be framework or master plan will be required to scope for additional development in the future, guide development including an indication of

24 Environment £50,000 is programmed for 2004/05. In the heritage features and areas would have potential longer term the Council intends to work with to attract more visitors to Caithness, supporting Under Primary Policy PP1: other public agencies and the private sector to more back up facilities. This would also be a prepare an Action Plan to include: significant resource for residents. Thurso Community Council are seeking to have the 38. The Council will encourage the • upgrading / expansion of the hotel; Thurso to West Murkle Lady Janet’s walk restoration, reuse or redevelopment of derelict • provision of a Visitor Centre; restored with grant aid from the Crown Estates land and buildings, subject to services being • soft / hard landscaping improvements; Commission. The Council will also promote a available and, in appropriate cases, investigation • rationalise signposting; Countryside Around Towns Initiative for the of archaeological interests. Proposals for croft • improve car parking; hinterland immediately around Thurso and Wick. houses and other buildings in close proximity to • provision of a coastal walk; and the A9 and A99 roads should not prejudice creation of a gateway feature. 44. The opportunity to provide modest future road upgrading. • interpretation and appropriate access to the

following Sites of Local Nature Conservation 39. The former Mill at Westerdale offers Interest. will be considered with SNH, scope for restoration, interpretation and basic landowners and tenants: visitor facilities. (a) ; 40. Castles Girniegoe and Sinclair have (b) Loch Olginey; potential for improved footpath approaches and (c) St. Johns Loch; interpretation. The dangerous condition of the (d) Dunnet Head; buildings prevents entry to them by the public. (e) Noss Head; (f) Loch Watenan; 41. There is an opportunity for further (g) Keiss and Ackergill Links; promotion and interpretation at Whaligoe, (h) Flows of Leanas; including the lime kiln, mill, steps and harbour. (i) Burn of Houstry; and The steps would benefit from maintenance (j) Hill of Forss. Additional sites may be identified in the future works. However, they can be dangerous and Photo: John O’ Groats any works will have to be carefully considered. from Local Biodiversity Action Plans. The Council will also consider with SNH and local 42. The Council will support the expansion Under Primary Policy PP2: interests the potential for designation of Local Nature Reserves. and improvement of tourist facilities at John

O’Groats and has prepared a Framework Plan to 43. The Council will encourage access to highlight these opportunities. This is a long term and enjoyment of the countryside and coastal Under Primary Policy PP3: vision which requires substantial investment and area, subject to avoiding conflict with traditional the co-operation of all public and private sector land use activities. There is considerable 45. The following areas, identified as interests and the formulation of a co-ordinated potential for the development of tourist trails, Regional Scenic Coasts, would benefit from programme of investment. The Council has themed or otherwise, notably the extension of improved interpretation and small scale visitor allocated £30,000 in 2000/01 for environmental archaeology trails. The development of a long facilities: improvements as a first phase. A further distance coastal walk linking a whole range of (a) Dunnet Head; and (b) Duncansby Head

25 46. The Council will seek to identify and The following areas are identified under safeguard scenic views from unsympathetic Primary Policy PP4: development. Views from public roads to open water are particularly important for amenity and 48. At Loch Calder, a proposed SSSI and tourism. To aid appreciation of scenic views the SPA, the Council will consider the scope for Council will favour improved lay-by parking, basic visitor facilities, notably a small car park visitor interpretation and view point features, and picnic site at the south end, in association notably on the A9, A99 and A836. with landowners, angling interests, community organisations, the North of Scotland Water 47. The Council will safeguard the following Authority and SNH. locally important areas or features from unsympathetic development and will encourage 49. At Loch More there is scope for basic appropriate management measures in visitor facilities adjacent to the dam, including association with landowners, tenants, interpretation with links to the Blar nam community groups and other interested parties: Faoileag National Nature Reserve. (a) Holburn Head (b) Dirlot Gorge – limited access and angling 50. At the Broubster Crofts abandoned interests settlement the Council will favour more in the (c) Sandside Bay – where sand extraction will Photos: Above - Sandside Bay, Reay way of interpretation of these Scheduled Ancient continue to be resisted Below - abandoned crofting Monuments, together with appropriate parking (d) Dunnet Bay - Dunnet Beach is a key settlement at Broubster for potential visitors. The scope to combine such recreational resource used for a wide variety facilities with interpretation of the nearby of activities and backed up by the local Broubster leans, an internationally important ranger. The Council will: area for birds, should be considered. • restrict development to passive pursuits and conservation measures; • encourage the provision of suitable changing facilities; • encourage the upgrading of the pavilion • support measures for further dune stabilisation; • secure public access from the footbridge at Castletown; and • consider improved car parking in association with development at the Old Castletown Mill (see Castletown statement). (e) Whaligoe Steps.

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