Design Statement

APPENDIX 3

“Wheelhouse”

Camp Site and Self Catering

Airigh Mhic Ruairidh

Traigh Bhalaigh 1

Design Statement

Revised September 2012

Fraser Architecture LLP “An Taigh Dearg”, 21a Carinish, Isle of North Uist, Outer Hebrides, HS6 5EJ Tel. 01876 580 315 email: [email protected] www.fraserarchitecture.co.uk Registered in Scotland, Partnership No: SO301682

Contents

Title Page

Executive Summary 3

Introduction 4 2

Why Develop Wheelhouse at Airigh Mhic Ruairidh? 6

Location 7

Sustainable Development of a natural resource 8

The avoidance of significant detrimental effect on natural and built heritage resources 9

Social and Economic benefits arising 10

Ownership, Constraints, Site Description, Surrounding Buildings, Archaeology, Otters 11

Site Development 12

Buildings, Services 13

Guidance 14

Proposed Plan – Outer Hebrides Local Development Plan 15

Executive Summary

Wheelhouse at Airigh Mhic Ruairidh, North Uist will provide a unique, hut and canvas camping experience, as well as self catering accommodation for visitors exploring the Western Isles. The 3.24 hectare site on the shore, overlooking the Island of Vallay, has been specifically chosen to sympathetically, sensitively and sustainably utilize the considerable natural, cultural and heritage resources of the area. Its location will meet the locational demand for accommodation created by the Hebridean Trail cycle and foot path which passes close by and from independent travellers exploring 3 the island. Visit Scotland market research and the applicant’s own extensive qualitative market research has identified demand for unique, original, sustainable low impact experiential holidays. This very low density development has been designed to have a minimum impact on the natural and built heritage resource. Natural land forms, earth mounding and the careful siting of buildings will make the development almost invisible from the A865 road.

Accommodation will take three distinct, sustainable and innovative forms:

Hebhuts – fully weatherproofed and insulated timber clad, turf roofed sleeping huts for two people, providing a contemporary take on the Hebridean cupboard bed. Canvas and Yurt camping – a limited number of traditional canvas camping pitches and two yurt style tents for couples or families. The camp and hut site will be serviced by communal living/cooking and toilet/shower roundhouses and will provide the privacy and adventure of wild camping but the weather protection and security of hostelling. Self Catering Roundhouses – Two self contained timber clad, straw bale insulated, turf roofed contemporary roundhouses, sustainably built to high ecological standards which owe their design to the Iron Age heritage of North Uist’s “Wheelhouse Coast”.

We have been pleased to note that, at the end of the Planning Approval Determination Deadline of 17th August 2012, there have been no objections from consultees or the public.

The Comhairle’s present structure plan states that the Comhairle wishes to promote investment and economic activity that strengthens the Western Isles economy in a sustainable manner, develop strategies based on the sustainable use of the islands’ resources and view job creation positively through a flexible approach to land use – this application does all of this.

The vision of the new local development plan, is to promote realistic long term growth with sustainable land use and regard for the environment while making the Western Isles a successful place to work, where the islands’ outstanding natural, built and cultural heritage will be valued by both residents and visitors – this application demonstrates the applicant’s commitment to this vision.

At full occupancy for a six month season with 50 guests the site has the potential to generate income of £600,000 into the local economy and direct employment for 3 people on site, a further 3 if the applicants additional ventures come to fruition and indirect employment elsewhere in the islands.

The applicant, Duncan Griffiths, has been visiting the Islands with his family for the last 12 years and he currently owns and manages two highly successful self catering houses in the Balemartin area of North Uist. This development will allow Duncan and his family to move to North Uist and redevelop the derelict Baleloch House into their home.

Introduction

Wheelhouse campsite and self catering will provide visitors, to the North West Coast of North Uist, with a unique and sustainable low impact, low density and environmentally friendly holiday experience in this remote, beautiful and relatively undiscovered part of the UK.

The vision for Wheelhouse at Airigh Mhic Ruairidh is twofold:

For the guest: 4

To provide high quality, affordable and accessible accommodation in sustainably built, low impact eco camping huts, which combine the freedom and privacy of wild camping with the security and facilities of hostelling. To provide a unique, safe and regulated canvas camping experience. To provide high quality, accessible and unique low impact self catering units in contemporary roundhouses which reflect the Neolithic heritage of the area. To educate and inform guests about the natural and cultural heritage resources of the surrounding environment and coastline of North Uist.

For the North Uist and Western Isles community:

To provide economic and employment opportunities in the North West region of North Uist to help catalyse a buoyant and diverse economy. To value, safeguard and enhance the natural and cultural heritage resources and environment of the surrounding coastline of North Uist. To minimise environmental impact whilst generating economic and year round benefits for the community. To develop a business model that can be replicated in other regions of the Western Isles.

The development has been designed and incorporates all relevant recommendations of the Comhairle’s “Outer Hebrides Design Guide”.

The applicant, Duncan Griffiths is committed to relocating to North Uist, and has already proven track record in developing tourism facilities in the area. He is well known and has many friends and contacts in North Uist.

Duncan has a background in education and in recent years has combined this career with owning, rebuilding and managing two highly successful self catering holiday houses in the Balemartin area of North Uist. Duncan and his family have been visiting the Islands regularly for the last 12 years and he has managed his self catering business for 4 years. In the near future Duncan intends to renovate his derelict house at Baleloch, above Loch Hosta, into a three bedroom family home.

Duncan’s self catering units have both averaged 36 weeks occupancy per year since opening and have strong provisional bookings for 2013 and a high number of returners.

These houses can be seen on the following links:

The Doctor’s Bothy, Baleloch http://www.unique-cottages.co.uk/cottages/westcoast/outerhebrides/the_doctors_bothy

Lochside, Hosta http://www.cottages4you.co.uk/sites/cottages4you/pages/PropertyDetails_C.aspx?QS=3E0F3DCD- 5 882D-4738-9E61-B90EA3C005F2~C~24755~~216~GBP~~0~~A~N~~5dc25b38-25bb-4153-8883- 8d45e3e08f80~28701~0~0~~~Y~N~

Both houses were built/rebuilt after extensive market research and designed specifically for self catering – both feature many sustainable and unique characteristics. The Doctor’s Bothy was featured in the national press in two Sunday Time’s top 50 places lists and a full feature article in the Sunday Observer.

This can be seen on the following link: http://www.guardian.co.uk/travel/2010/jun/27/hebrides-north-uist-eco-holiday

The houses have been built using local labour, local contractors and using building materials from local suppliers. The houses are serviced by a local caretaker/cleaner and resourced by local businesses. The applicant estimates that the local economy has benefitted from this investment by upwards of £250,000.

The hut, canvas campsite and self catering units at Airigh Mhic Ruairidh are being developed to capitalise on the skills and knowledge he has acquired in the last 12 years, his success with the holiday houses, to diversify his portfolio, to offer an alternative accommodation type on the island and to meet the demand from the growing niche market of challenge, heritage and eco tourism in this beautiful and relatively undiscovered area of North Uist.

The site has been designed and business plan written after considerable market research. It is intended that the campsite will be marketed to walkers and cyclists (challenge tourists) touring the islands independently, those interested in sustainability and those who just want a simple, low cost, low impact holiday sampling the best the Hebrides has to offer with the facilities of a hostel but the freedom and privacy of wild camping. It will offer eco - self catering in the two self catering roundhouses, short term and package accommodation in both its huts and canvas pitches.

The location has also been specifically chosen: for its proximity to the proposed Western Isles Cycle and walking path, for the beautiful views and the numerous sustainable, sporting, heritage and cultural activities available in the area, and for practical considerations: as being equidistant to the ferry ports and other accommodation providers and the shelter provided by the terrain for camping. There is no provision on the site for touring caravans or campervans as we believe this is a completely separate market and not one we wish to develop.

The Applicant’s draft website although incomplete gives a brief overview of some of the facilities and packages which the Applicant proposes to offer. It can be seen on the following link: http://www.hebhuts.moonfruit.com/#

The applicant intends to resign from his present temporary supply teaching position and relocate to North Uist to oversee the development of the site. His family will follow once it is established.

While “Wheelhouse” is a development of the applicant’s existing tourism business, he is ambitious and 6 sees opportunities to further develop the range of services he can offer. He currently envisages that these additional ventures have the potential to provide year round income and training for at least 3 full time or full time equivalent employees in addition to employees directly employed at “Wheelhouse”.

Why Develop Wheelhouse at Airigh Mhic Ruairidh?

The Comhairle states in its present structure plan that it wants to encourage sustainable economic development, inward investment and entrepreneurial activity throughout the islands and this will be achieved by setting out planning policies that:

• promote investment and economic activity that strengthens the Western Isles economy in a sustainable manner

• develop strategies based on the sustainable use of the islands’ resources

• view job creation positively through a flexible approach to land use

“a flexible approach to attracting and accommodating new and expanding business is essential”

Western Isles Structure Plan December 2003

In the proposed Outer Hebrides Local Development Plan, similar sentiments are stated with the vision of enabling realistic economic growth with a sustainable land use strategy that accommodates development in a manner that respects the characteristic settlement patterns and has regard for the environment.

Within this vision the LDP aims to make the Western Isles a successful place for working in with a supportive planning framework which encourages long term economic regeneration and growth and where the islands’ outstanding natural, built and cultural heritage will be valued by both residents and visitors.

This application meets and surpasses these visions.

The economic development of “Wheelhouse” will initially provide substantial inward investment. The revenue generated through its operation, from an influx of new tourists to the site, will strengthen North Uist’s economy in a sustainable way, while providing both direct and indirect employment and entrepreneurial opportunities.

The Applicant’s commitment to sustainability is clearly demonstrated throughout this proposal, from the use of local and natural building materials to the clear respect of the environment and the islands’ outstanding natural, built and cultural heritage. The site’s natural assets are key to its success and the applicant’s vision is to protect, enhance and provide education about these 7 assets so they may be valued by visitors and residents alike.

Job creation is again a key element of the applicant’s plans, a job for himself, builders, site staff and indirectly the local community. “Wheelhouse” is the first step in a range of ventures the applicant wishes to set up or catalyse, bringing prosperity to all and making North Uist an even better place to live.

Location;

Wheelhouse or the site presently known as Airigh Mhic Ruairidh is situated approximately 30 minutes walk or 10 minutes cycle ride from the New Western Isles Cycle and Footpath ( The Hebridean Trail) that will officially open in 2013. As such the development will be a strategic resource promoting tourism activities and recreation (LDP page 11).

It’s central position almost midway between Clachan Junction and the Ferry Ports at Lochmaddy and Berneray on the Western side of North Uist make it the ideal location for development completing the North Uist leg of a chain of accommodation that allows visitors to comfortably and sustainably travel the Western Isles by foot, bicycle or public transport.

“Wheelhouse” will open up the North Western coast of North Uist and attract visitors to this area providing unique stays or increasing the visiting duration of independent visitors travelling the Western Isles. At the moment, in terms of accommodation, the North Western corner of North Uist is effectively bypassed by all but the hardiest of independent and unregulated wild campers and there are limited self catering or bed and breakfast options in the area. “Wheelhouse” will provide low cost weatherproof accommodation and sheltered camping pitches with facilities and activities that will keep visitors in the area – “Wheelhouse” will be an experience, not just accommodation.

In terms of the practicalities of hutting and camping “Wheelhouse” is unique – A combination of beautiful views of the tidal Island of Vallay combined with the shelter from the prevailing winds provided by the hillside makes the site ideal for canvas and eco hut camping, no other location in the vicinity provides the natural amenities, access and privacy afforded by “Wheelhouse” at Airigh Mhic Ruairidh.

Research shows that visitor numbers to the Islands have grown significantly in the last few years (Calmac visitor statistics), many visitors arrive on the islands with no pre -booked accommodation (Visit Scotland Outer Hebrides, Visitor Survey 2011) and that of the four visitor categories most likely to visit Scotland, three of them are specifically looking for the features offered by “Wheelhouse” (Visit Scotland, Market Segmentation statistics).

Hut/ eco- pod camping is one of the few growth areas in UK tourism. There is clear consumer demand for hut/canvas camping and unique self catering, the Western Isles and The Uists have no similar accommodation types and the site at Wheelhouse satisfies the demands of potential visitors.

To gain an insight into this alternative style of camping the following websites provide an indication of the development’s inspirations and how the Applicant would like to develop his business model. However, these huts have a distinct Hebridean feel, being based on a traditional Hebridean cupboard bed and are designed for the harsh and extreme climate of the Hebrides. 8 http://www.thebivouac.co.uk/ http://www.featherdown.co.uk/ http://www.glamping-uk.co.uk/ http://www.wigwamholidays.com/

The Applicant is also inspired by the design and location of other successful self catering units on the Western Isles – the URL’s of these can be supplied on request.

Sustainable Development of a natural resource;

The natural resources surrounding the site at Airigh Mhic Ruairidh are vital to the educational vision of this development, providing a unique visitor experience and promoting responsible low impact tourism.

The area surrounding “Wheelhouse” was worked as part of Balranald farm until about 15 years ago and the surrounding landscape features many natural, built, cultural recreational and heritage resources:

Archaeological remains – “Wheelhouse” is situated on the “Wheelhouse coast” of North Uist, noted for the presence of original wheelhouse archaeology. These late iron age structures have a floor plan resembling the spokes of a wheel – and the proposed development owes its name and the design of its communal and self catering buildings to this heritage .

Wildlife and Crofting - a diverse population of wildlife and birds occupy the coastline and vast expanses of beach. An otter’s holt is located 200m from the site and Scotland’s oldest and purest fold of Highland Cattle graze the fields adjacent to site.

Recreation - the beach/sea itself offer vast potential to develop recreational activities such as power kiting, kite surfing, wind surfing, canoeing etc.

The Applicant’s vision is to inform, educate, protect and enhance the area so that visitors value the landscape, its history, nature and its future. Education will be a large component of “Wheelhouse” both economically and culturally – the applicant fully recognises the value of the natural and built environment in the area and knows that guests and visitors who are educated about nature, culture and the built environment are likely to respect nature and history. He plans to run regular educational courses ranging from “bread making the iron age way”, foraging and fungi, Coracle making and guided walks to natural history and dry stone dyke building – offering an experience, not just a holiday.

The Applicant will sympathetically and sustainably develop our natural resources through working with expert partners, local and national wildlife/archaeological organisations, through education, information boards and our website, “Wheelhouse” hopes to become the guardian of these resources and deter the ever present dangers of unregulated or harmful intrusion.

In designing “Wheelhouse” the Applicant has clearly demonstrated a commitment to preserving the heritage of the area, by commissioning an independent and nationally respected Archaeological Consultancy (Headland Archaeology) to assess the area and avoid damage to any potential archaeological assets. Their research shows that, within the boundary of “Wheelhouse” there are no 9 recorded “sites or monuments”, however there are several possible unrecorded sites. These areas will be left intact and preserved for future generations. In addition we the proposals make maximum use of low impact ground reinforcing geo-fabrics to avoid ground disturbance and all hebhuts are sited on eco friendly surface foundations.

In a previous report on the North Western coast of North Uist the Comhairle’s Archaeology Department recognises the importance of the area and urges the council to “enhance and protect” the area. It also states that the area has huge potential to “inform and educate” the public on North Uist’s ancient past – the Applicant looks forward to working with this department on the details of this and offers full access and co-operation for any recognised organisation to research unrecorded sites within the “Wheelhouse” boundaries.

The Applicant also commissioned an Otter survey which can be found with this application and has acted upon its recommendations in siting buildings fences and access routes – Otters will not be disturbed by the building of “Wheelhouse“.

Sustainability is a theme of “Wheelhouse“ and the vision, wherever practical, is to create an off grid model of sustainable living using many ideas from permaculture limiting our impact on the earth. The self catering roundhouses and communal blocks will feature many new, experimental and innovative technologies that will run parallel to traditional technologies. In time it is hoped that very low impact, low tech sustainable technologies such as the use of wood or peat fired rocket stoves for space and water heating will minimise the use of LPG and bought in solid fuels. The Applicant hopes that “Wheelhouse” will become a “natural resource” in its own right and a model of good practice.

As stated previously, marketing will be aimed at visitors travelling by public transport, foot or bicycle - again lessening the carbon footprint of tourism and increasing the viability of public transport in the area. Recycling and energy efficiency will also be prominent at the site.

The avoidance of significant detrimental effect on natural and built heritage resources;

The whole philosophy behind this application demonstrates the Applicant’s commitment to avoid any significant detrimental effect on natural and built heritage environments. The Applicant has consulted with Scottish Natural Heritage and as previously stated, an independent and nationally recognised archaeological consultancy (Headland Archaeology) and acted upon their recommendations.

In addition, the design, the proposed local and sustainable building materials used in the construction, the low density of construction and the sensitive siting of all permanent buildings provide minimum impact on the environment.

Social and economic benefits arising;

In terms of economic and social public interest, the Applicant has estimated that:

Wheelhouse will inject up to £180,000 of inward investment to the economy of North Uist and as a result will provide employment in the construction industry at all levels.

At full capacity Wheelhouse will provide weatherproof or partially weather proof (canvas camping) accommodation for up to 50 people per night on a 170 day season (12 huts sleeping 10 24 people, 10 camping pitches sleeping 22 people and two self catering roundhouses sleeping 4 people).

This has a potential direct turnover of approximately £136 000 per annum (based on an average £16 per person per night spend – 16 x 50 x 170 = £136,000).

The equivalent of three full time jobs could be created if the site operates at full capacity.

Based on statistics provided by the 2011 Visit Scotland Outer Hebrides, Visitor Survey 2011 (2.33) each visitor has an additional average spend of £51.51 per day.

If this statistic is replicated in 2013 then The North Uist Economy could be boosted by a further £438,000 per annum (ie 170 x 50 x £51.51 = £437,835).

In addition based on an average return travel cost of £35 per person staying 3 nights on Uist (ie the modal number of nights stay based on the above survey 2.23) this will result in payments to ferry operators of £99,000 (ie 170 x 50 x 35 /3).

This gives a potential combined total of approximately £600,000 per annum directly injected into the economy of North Uist and the Western Isles. Even operating at half capacity then significant economic benefits will arise.

Highland and Island Enterprise States “Tourism remains a key sector for HIE and one that can make a significant contribution to a competitive region.” http://www.hie.co.uk/highlands-and-islands/growth-sectors/tourism/overview.html?pageId=2

HIE also has an ambition of 50% growth in the value of the tourism sector in the region, stating tourism offers significant potential for future economic growth and the sector is central to the region’s economy.

In conclusion, the Applicant estimates that “Wheelhouse” has the potential to boost the prosperity of North Uist by up to £0.6 million per annum, helping the Comhairle to meet its targets on economic development, help make North Uist a successful place to work, encouraging long term economic regeneration and growth, assist HIE’s ambition of increasing tourism in the region and has the potential to catalyse other entrepreneurial activities and business ventures in the area.

Ownership;

The site is currently owned by “RC MacAulay Kirkibost Ltd.” and leased to “Firm of Ardbhan Croft” both based at Kyles, Paible, North Uist.

Constraints; - The site falls within;

Airport Safegaurding 30 km Uist zone. 11 National Scenic Area Lewis and Harris North Uist and Berneray Sustainable Community Area Machair 1- Landscape Character Assessment

Site Description;

The site area including the access road amounts to 3.24 hectares.

The land comprises undulating moorland with a maximum height of 10m OD. The land drops down to Vallay Strand to the North East. There are spectacular views towards Vallay Island to the North.

In recent years the land has been used for rough grazing. It is evident from the number of stone ruins in the locality that this area of the island was occupied and the land worked in recent history. The site was probably farmed from nearby settlements in the 17th and 19th centuries. 2.

Surrounding Buildings;

There are the remains of many small buildings in the area adjacent to the site. In addition there is a large sheep fank immediately adjacent to the site. The site lies midway between houses at Griminish to the west and the western end of the Malaclate township. At present the nearest house to the development is located at Griminish some 2km from the site. CnES granted consent for a new house at Claddach Vallay in February 2012 and this house is approximately 1300 metres from the proposed camp site. There are also the remains of a substantial settlement on Vallay Island. Vallay House and farm was constructed in the early 1900’s and these buildings were occupied until the middle of last century.

Archaeology;

An Archaeological Walkover Survey and Deskbased Assessment of the site was carried out by Headland Archaeology Ltd. and their report was produced in May 2012. Their report concludes that the proposed development “will not adversely affect the cultural heritage landscape of the area”. A copy of the Archaeology Report is included in the “Application for Planning Permission”.

Otters;

An otter survey has been carried out and it has been established that there is otter activity in the area. This activity is on the shoreline and the water course running towards Loch na Gearachun. The Otter Report identifies five recommendations which will be adopted. A copy of the Otter Survey and Report is included in the “Application for Planning Permission”.

Site Development;

The site layout and building design has been developed to minimise its impact on the development site and the surrounding landscape.

Building materials have been selected to merge with the landscape and meet high Ecological standards. The development will be virtually invisible from Vallay Island. Buildings have been located to minimise visibility to the public road and to take advantage of the spectacular views towards Vallay Island. Wheelhouse will be virtually invisible from the 12 main A865. Breaking of the existing ground finish will be kept to a minimum. The intention is for the site to look established and part of the landscape from the start. Accessible accommodation has been provided on the level area of the site making the development accessible to all. Level grass land will be utilised for the “canvas” camping area to minimise ground works. Footpaths between buildings and heb huts formed by overlaying the existing ground cover with grass reinforcement mesh. This technique has been used elsewhere on the Western Isles to form footpaths without disrupting the existing ground finish. Car parking area and access formed from grass reinforcement mesh laid over the existing ground cover. Car parking screened with earth mounding, excavated material from access and shore access road. Earth mounding formed to provide natural appearance and planted with turf laid aside from road excavation. Heb huts;

Located in the natural land contours to blend with the landscape. Placed on the landscape using concrete filled recycled tyres for foundations avoiding the need for excavation and heavy machinery crossing the site.

All buildings located at least 30 metres from the shore to avoid impact on wildlife. All buildings, roads and footpaths sited to avoid possible archaeological sites as identified by Headland Archaeology. Site fenced with shore access gate located in east corner of site, as far from the otter sites as can be achieved. Recycling; Recycling area provided and will be managed by the operator. Buildings designed for low energy usage resulting in limited infrastructure works. External Lighting; Kept to a minimum. Lighting will be limited to buildings and footpaths. Footpath lighting will be low level LED solar powered units. Building lighting will be limited to access doors and recycling area where low energy LED fittings will be used. All lighting will be directed downwards and screened to avoid light pollution. End of life; Heb huts and the grass reinforcement paths can be removed from the site with the little impact. Heb huts, wall and roof materials are all from natural sources allowing them to be dismantled and recycled.

Buildings;

Heb Huts – Designed to provide small but quality accommodation units for couples, these buildings will be largely constructed elsewhere on the island. They will be constructed using simple timber frame methods finished with timber wall cladding and turf roofs. The turf will be laid aside from the road works. The timber cladding will be left to weather naturally. The huts will be insulated but not heated. The huts will be placed and tied to concrete filled recycled tyres laid on the ground. Futon mattresses will be provided to campers. 13 Support Accommodation and Self Catering Units – These circular buildings have been designed around a structural solution of timber round wood frames and self supporting roof as favoured by the client. Round logs will be used to form a “henge” comprising 12 posts with ring beam. This will support a “reciprocal roof” structure comprising 12 round logs where each log supports the other. Walls and roof will be insulated with straw bales. The roof will be finished with turf laid aside from the road works. Walls will be timber clad and left to weather naturally. The walls will be finished internally with lime plaster. The self catering units and the kitchen/social building will be heated with solid fuel stoves burning either peat or logs. Water heating will be provided by LPG gas. Lighting and small appliance power will be provided by micro wind generators. LED lighting will be used to keep energy requirements to the minimum.

Services;

The development will be connected to the mains water system only. The nearest supply will be at the west end of the Malaclate township. It is proposed to run a new private supply pipe along the shore accessing the site adjacent to the new shore access track. Within the site the water main will follow the access track to limit disruption to the existing ground cover. A separate planning application will be submitted for the installation of the new private supply pipe.

A 1200ltr LPG gas tank will be provided adjacent to the kitchen/social area. LPG will initially be used for cooking and hot water. Propane gas cylinders will be used at each self catering unit for cooking and water heating – in the future it is hoped to minimise reliance on LPG through using wood and solid fuel fired water heaters using experimental rock stoves.

Power for lighting and small appliances will be provided by micro wind generators. These small wind turbines (the same as those found on small sailing boats) will be erected on 6.4m towers. Generators will be located adjacent to the self catering units and the campers’ support accommodation. Details of the proposed generator are included in the “Application for Planning Permission”.

Surface water drainage will be taken to local soak-aways. Roads, car parking and footpaths all have permeable ground finishes.

Foul drainage from the buildings will be treated via a septic tank with an infiltration field. There will be two septic tanks and soak-aways. One will serve the campers’ support accommodation and the other for the two self catering units. Grey water from showers, sinks and wash hand basins will be taken directly to the soak-aways.

Guidance;

Structure Plan DM1 Location of Development – It could be argued that the development is outwith the existing settlement but the following should be considered;

There is clear evidence of settlement up to the 19th century and possibly later adjacent to the proposed site. There is a clear locational need for an Eco camp site in this location. Please see “Location” and “Why Develop Wheelhouse at Airigh Mhic Ruairidh?” sections above. 14 This is a sustainable development of the natural heritage in this location. Please see “Why Develop Wheelhouse at Airigh Mhic Ruairidh?”, and “Sustainable Development of a natural resource” sections above. Careful siting of buildings, roads and footpaths avoids any significant detrimental effect on the natural and built heritage resource. Please see “The avoidance of significant detrimental effect on natural and built heritage resources” and “Site Development” sections above. By meeting and developing a need for eco camping, employment will be created leading to social and economic benefits. This development has the potential to create 3 full time direct posts and could inject up to £600,000 into the local economy. Please see the “Social and economic benefits arising” section above.

Structure Plan ED5 Tourism Development – This is a sustainable tourism development which will “provide opportunities for the enjoyment and interpretation of the natural and cultural heritage” and “help to diversify the rural economy”.

Structure Plan HCL 5 Countryside and Costal Access – The development will allow the “expansion of, the existing path network or facilitate greater access to, or enjoyment of, key natural and built heritage resources (e.g. beaches and coastline, mountains, moorland and lochs, archaeological and historic sites)”.

Local Plan Policy LP/DM4 Flooding – The proposed buildings are located above the Ordnance Survey 5 metre contour. Note that all levels shown on drawings are based on Ordnance Datum.

Local Plan LP/RM2 Archaeology and Archaeologically Sensitive Areas – The study carried out by Headland Archaeology Ltd concluded that the site “may be of local significance but within the wider context similar landscapes can be found across much of the Highlands and Islands”. The development has been designed to have low impact and merge with the landscape. Possible sites of archaeological interest have been avoided.

Local Plan Appendix 3 Car Parking Provision – The camping area does not fit into any of the specific categories as noted in this appendix. 22 car spaces have been included for campers and 4 for staff car parking. Two designated “accessible” parking bays has been provided.

Local Plan Appendix 4 Road and Access Layout – The design meets the requirements as set out in this appendix.

Proposed Plan - Outer Hebrides Local Development Plan - Policy 1

The Comhairle’s proposed plan advises that development proposals which are considered to be “OUTWITH SETTLEMENT AREAS” will be assessed against set criteria. We believe that this development will meet the required criteria as set out below:

a) a clearly justified and demonstrated need for the proposed development; 15

This has been demonstrated in the justification against the current structure plan DM1 as noted above.

b) the capacity of the surrounding landscape to accommodate the development;

The development at Airigh Mhic Ruairidh has been designed specifically to complement and enhance the surrounding landscape. The design demonstrates low levels of population density with approximately 650m2 per guest at full capacity, screening for car parking and the use of the natural terrain to minimise any visual impact.

In terms of infrastructure the main A865 road has very little traffic and can accommodate any additional traffic created by the site. Water will be provided by a private water pipe running under Vallay Strand causing no disruption to the surrounding landscape. Electrical power will be provided by small wind turbines on guyed galvanised scaffold pole towers – barely visible from 100m.

c) sensitive siting, scale and design to minimise impact on the open and rural character of the landscape, avoiding raised or high level locations to minimise visual impact; (supplementary information including siting, levels, height of proposed buildings and materials will be required at Planning Permission in Principle application stage as well as detailed planning stage);

Buildings have been carefully sited to take advantage of the ground contours to provide shelter and minimise the visual impact of the development. All buildings and car parking have been located to have minimal impact on the character of the area. We believe that the proposed design adheres to the design and siting recommendations contained in the Comhairle’s guide “Designing Houses for the Outer Hebrides”.

d) the design, materials and finish of the access and parking is appropriate to the rural setting and hard-landscaping is kept to a minimum;

It will be seen from the design proposals that we have avoided hard landscaping where possible. The proposal will retain the natural ground contours and vegetation over most of the site. Excavated material from roads, will be used on site to form earth mounds with a natural appearance which will conceal car parking. Turf removed as part of the road works will be used for roofing. The use of natural building materials in the building design will allow them to blend in with the landscape. We believe that our design is in accordance with recommendations of the Comhairle’s guide “Designing Houses for the Outer Hebrides”.

e) the overall layout and design respects and, where possible, retains any archaeological, heritage or landscape features of the site.

Please refer to the report on Otters and the report from Headland Archaeology submitted with this application. All recommendations in these reports have been incorporated into the proposed design.

Footnote;

1. “Exectutive Summary”, Introduction, Why Develop Wheelhouse at Airigh Mhic Ruairidh?, Location, Sustainable Development of a natural resource, The avoidance of significant detrimental effect on natural and built heritage resources and Social and economic benefits arising sections provided by Duncan Griffiths. 2. Extract from “Headland Archaeology (UK) Ltd report dated May 2012.