West Highland and Islands Local Development Plan Strategic Environmental Assessment Plana Leasachaidh Ionadail na Gàidhealtachd an Iar agus nan Eilean Measadh Àrainneachd Ro-innleachdail May 2017 Revised Environmental Report www.highland.gov.uk Contents Non-technical summary 1 Purpose and objectives of the Environmental Report 1 Purpose and objectives of the Plan 1 State of the environment summary 1 Expected Environmental Implications without the Plan 3 Assessment approach and key findings 3 Monitoring the effectiveness of the Plan 4 Next Steps 4 Introduction 5 Purpose of this Environmental Report and key facts 5 Key facts about the West Highland and Islands Local Development Plan 6 SEA activities to date 8 The Plan 9 Outline and objectives of the West Highland and Islands Local Development Plan 9 Relationship with other PPS and environmental protection objectives 10 Relevant aspects of the current state of the environment 17 Environmental problems 24 Expected Environmental Implications without the Plan 26 Assessment Approach and Methodology 26 Assessment of Environmental Effects 26 Mitigation Measures 35 Assessment of cumulative and synergistic effects 35 Summary of Site Assessment Findings 37 Sites with Significant Effects 37 Influence of SEA on Each Settlement 45 Monitoring 56 Next Steps 61 Timescales for the Local Development Plan and SEA Preparation 61 Appendix 1: Responses to Environmental Report Appendix 2: Baseline data Appendix 3a: Assessment Matrix Explanation Appendix 3b: Assessment of Policies included in the Proposed Plan Appendix 3c: Assessment of Policy Alternatives Appendix 4a: Site Assessments Introduction (see separate volume) Appendix 4b: Allocated Sites Assessments (see separate volume) Appendix 4c: Non-Allocated Sites Assessments (see separate volume) Appendix 5: Cumulative Assessment Non-technical summary Purpose and objectives of the Environmental Report As part of the preparation of the West Highland and Islands Local Development Plan (WestPlan) the Highland Council is required to carry out a Strategic Environmental Assessment (SEA). This provides a systematic method for considering the likely environmental effects of any new plans, programmes and strategies (PPS) and for achieving the following aims: integrate environmental factors into PPS preparation and decision-making improve PPS and enhance environmental protection increase public participation in decision making facilitate openness and transparency of decision-making The Revised Environmental Report is an important stage in the SEA process. It outlines the contents of the Proposed Plan and highlights how the SEA process has influenced the proposals within the Plan. Purpose and objectives of the Plan The purpose of a Local Development Plan is to guide where different types of development can happen, and to contribute towards delivering the Scottish Government’s aim for sustainable economic growth. WestPlan aims to set a planning framework for the western part of the Highland Council area. It is supported by the Highland wide Local Development Plan (HwLDP) which sets the strategic planning policy context for whole of Highland (with the exception of the Cairngorms National Park area). WestPlan sets out a vision which is based on four key outcomes which reflect the objectives of the Single Outcome Agreement 3 (SOA3), Local Transport Strategy and the Highland Council’s Programme. Following its adoption WestPlan will replace the elements of the Wester Ross Local Plan (2006); West Highland and Islands Local Plan (2010) and Ross and Cromarty East Local Plan (2007) which have been continued in force by The Town and Country Planning (Continuation in force of Local Plans) (Highland) (Scotland) Order 2012. State of the environment summary The tables below show a summary of statistics relating to each of the key SEA topics: Biodiversity, flora, fauna Climatic factors Some of the country’s most important Areas which are at risk of coastal, fluvial and natural environments which are protected pluvial flooding have been taken into account under international designations: SSSI with the use of SEPAs latest flood mapping (142), SAC (46), SPA (19), NNR (14), data. RAMSAR (3). Also 3,184 Ancient Semi- Highland Council Energy Consumption is 22, natural woodland sites; 9,561 Native 250GWH per annum. Woodland and Nearly Native Woodland and Protection of carbon sinks and stores, as well 21 Tree Preservation Orders. as carbon-rich soil and woodlands. Population and Human health Material assets Population of Plan area in 2013 was Within the Plan area there are: 39,201 (17% of the Highland Four housing markets: Ross and Cromarty population). This is projected to is West (part); Skye and Lochalsh; Lochaber and increase by 5% between 2012 and Badenoch and Strathspey (part) 2037. In September 2014 there were 21,164 houses Current population density is 3.9 people in the Plan area. 1 | P a g e per km2 (compared to Highland at 8.7 There is less affordable housing stock within people per km2 and 67.4 for Scotland). the plan area (16.2%) which compares with Highland (17.1%) and Scotland (23.6%). Lochaber has the highest percentage of affordable housing, with almost 1/3 affordable in Fort William. Affordable housing stock is generally lower in rural areas. The Plan area has a high percentage of second/holiday homes, with locally around 40% in some more rural settlements. Private renting is less common in Highland overall. Waste, transport and access are considered as material assets within the Plan area to be considered given the potential scale and location of development. Soil Cultural heritage Large areas of nationally important Within the Plan area there are: carbon-rich soils, deep peat and priority 5 conservation areas peatland habitats. 661 Listed buildings (45 A Listed; 347 B Listed There are no areas of prime agricultural and 269 C Listed) land within the plan area. Soils are 273 scheduled monuments generally infertile and principally used for forestry, recreation, grass production and stock rearing. Crofting is commonplace in the plan area, with many landscapes and settlement patterns being characterised by crofting townships and individual crofts. Water Landscape High number of rivers/lochs in good Within the Plan area there many of Scotland’s and ecological condition. Highland’s finest and wildest landscapes: 11 National Scenic Areas 15 Special Landscape Areas 16 Wild Land Areas Air No Air Quality Management Areas in Plan area. Generally the air quality in the area is good. Significant effects to air quality are most likely in the Fort William area, as this is a relatively industrial town with a number of existing businesses having air stack discharges. It also has a relative concentration of traffic. 2 | P a g e Expected Environmental Implications without the Plan It is considered that without WestPlan that there would be increasing adverse impacts on the environment from development. This is primarily because the existing planning policy does not provide sufficiently up to date guidance to direct development to the best locations. The Highland- wide Local Development Plan contains a number of general policies in relation to the strategic protection and safeguarding of the environment. However it relies upon up-to-date area specific development plans to provide a framework to support these policies in the local context. Assessment approach and key findings SEA objectives relating to the key topics were identified and are shown below: SEA Topic SEA Objectives Biodiversity, Flora and Fauna To conserve and where possible enhance biodiversity and accord to the protection of valued nature conservation habitats and species. Population and Human Health To improve the living environment for all communities and promote improved health of the human population. Soil Safeguard the soil quality, geodiversity and improve contaminated land. Water Manage and reduce flood risk and protect the water environment. Air Safeguard the air quality by ensuring development could not adversely affect additional air discharges and traffic congestion. Climatic Factors Reduce greenhouse gases and contribute to the adaptation of the area to climate change. Material Assets Manage, maintain and promote sustainable use of material assets. Cultural Heritage Protect and enhance, where appropriate, the area’s rich historic environment. Landscape Protect and enhance the character, diversity and unique qualities of the landscape. The vision and spatial strategy, and policies set out within WestPlan have been assessed against these objectives (Appendix 3b for those included in the plan and Appendix 3c for the alternative approaches) as well as site allocations (Appendix 4b for those included as allocations in the Proposed Plan and Appendix 4c for the alternatives). Baseline information on each of the SEA topics, shown in Appendix 2, has helped to inform the preparation of the Proposed Plan and the assessment process. An assessment matrix was prepared for the assessment of the vision and spatial strategy, and policies. A different matrix was prepared for the assessment of sites. As part of the assessment we also identified relevant mitigation measures. Our approach to mitigation is based on the hierarchy of avoid, reduce, remedy and compensate. Where appropriate we also look to enhance environmental features. The site assessments are shown in Appendix 4b. From the site assessments we have identified issues which may have a significantly positive and a significantly negative