Aerial view of the Highlands Small Communities Housing Trust site National Forest Land Scheme case study Highlands Small Communities’ Housing Trust: Ardgeal The applicant The Highlands Small Communities’ Housing Trust (HSCHT) is a charitable company limited by guarantee with a membership that includes the Highland Council, the Scottish Crofters Federation, Scottish Land and Estates, locally based housing associations, and around 60 community based organisations. The Trust was established in 1998 and operates across the Highland Council area to help local communities understand and identify practical responses to local affordable housing needs. The Trust works in a variety of ways: building houses for sale, selling sites to local housing associations, or creating serviced plots for self-builders. National Forest Land Scheme case study 1 www.forestry.gov.uk/nfls Highland Small Communities’ Housing Trust: Ardgeal David Somerville Architects were duly selected and Since 1998 HSCHT has facilitated the appointed to carry out the study and develop the “Plots in the Forest” concept; and subsequently commissioned building of around 400 homes across to supervise the development of the site and the Highlands. The Trust also owns c. 20 construction of the houses. houses for rent. HSCHT receives funding from a variety of sources including The project was showcased at a public meeting in the Scottish Government and various Kincraig in May 2006, attended by nearly 100 people. charitable trusts and foundations in Expressions of interest from those in housing need were sought: over 30 individuals came forward, of addition to income earned from housing whom 22 were interviewed by HSCHT staff in early development work and other fee-earning 2007 to explore their family background, housing business activities. need, employment situation and financial position, which helped staff gauge their eligibility for Rural Home Ownership Grant (RHOG) assistance. Project development and the NFLS process The National Forest Land Scheme (NFLS) provided a unique opportunity to access an affordable land supply. The Ardgeal project emerged from discussions in 2001 The 4.7ha block was valued on its potential to provide 8 between HSCHT, Kincraig and Vicinity Community affordable housing sites, to be built in two phases. Council, the Highland Council and others, which sought to identify suitable sites for affordable housing Under the NFLS houses must be secured within in the village, in particular to allow local young people the affordable sector. The housebuyers funded the the opportunity to own their own home within their purchases from mortgage finance and Rural Home community and to assist in keeping the local primary Ownership Grants which provided grants of between school open. 25 and 42% of the purchase price. HSCHT holds a 35% stake in the properties and a pre-emption right Kincraig lies alongside the river Spey, midway between in the titles gives the Trust the right and discretion Aviemore and Kingussie, in the western part of the to buy back the plot including the house and other Cairngorms National Park (CNP), which was established permanent structures whenever the owner decides in 2003. House prices are high and rising within Park, to sell. with strong demand for second homes in part fuelled by Park status and the iconic beauty of the Cairngorms. A 2001 census of housing in the area revealed that of 246 households: 160 were permanent homes, 74 were second or holiday homes, and 12 were vacant and empty, whilst a local housing needs survey in 2003 identified 31 needs, the majority being young people seeking affordable homes. Whilst demand was known, identifying suitable sites for development had proved problematic. An initial site at Dalnavert (to the north of Kincraig by the B970) was opposed by the local community and the Milehouse site, approx. 2km south-east of the village, but with reasonable access to services and communications, was selected. National Forest Land Scheme case study 2 www.forestry.gov.uk/nfls 3 Highland Small Communities’ Housing Trust: Ardgeal After the NFLS Funding issues have delayed the start of Phase 2, and required amendments to the original plan: in order to NFLS approval was received in July 2007, and full keep costs down and thus retain the houses within the planning permission for Phase 1 which was 4 x 3 affordable sector, the second phase will now consist bedroom detached houses on a site extending to c. of 6 units: 2 detached, 4 semi-detached. Planning 1.25ha was granted in January 2008. The necessary permission was granted in December 2010 and work treefelling was carried out by Forestry Commission is underway to identify suitable purchasers for the new Scotland, groundworks commenced in summer 2008, houses, with construction to take place during 2013. and construction of the four houses was complete by April 2009, with the new owners moving in HSCHT are keen to maximise the benefits of the soon thereafter. development, and Phase 2 will be linked with the Cairngorms Construction Skills Project (CCSP) an The house structure, including the floors, walls and innovative project intended to assist local unemployed roofs, were constructed from engineered joists workers to gain skills in the construction industry. manufactured in Forres by James Jones Ltd. Large panels were constructed off site by RTC of Elgin prior to assembly onsite. Houses have a profiled metal roof and Reflections external larch cladding. Foundations were formed with concrete pads and with steel posts supporting the main Ardgeal is one of three affordable housing structure. Heating is provided by centrally located wood projects taken forward by HSCHT through the burning stoves and roof-mounted solar panels. NFLS. HSCHT regard the NFLS as an invaluable mechanism to release land at prices which Development coincided with onset of global recession, permit affordable building. which had significant implications for financing of the project, and a number of design changes were HSCHT and partners commissioned a review of required during the development to meet cost targets. Phase 1 in 2010, which recognised the overall Post-acquisition snagging included replacement of the success of the project but noted some lessons to original wood fuel stoves for more effiicient models, and be learnt for future development. Applicants were additional insulation due to extreme winter conditions offered houses very early in the development at the time. process, however, as cost pressures led to design changes there were some tensions and issues The overall development costs of phase 1 were with communication. £678,000 (i.e. £169,500 per unit). Development funding was provided from a loan from RBS, grant It remains difficult to combine affordable housing aid from HC (£25k) & CNPA (£5k), and the Trust’s own with sustainable building, but the Phase 1 houses resources. Houses were sold for £157,000 each so after are now home to four families, with a total of grant funding the Trust recorded a deficit of £20,000. seven children. As one of the homeowners told However these costs include all the land purchase the review, they have an “amazing house in an costs and some site servicing, so costs per unit will fall amazing setting”. once Phase 2 is underway. The project also consumed significant HSCHT staff time, met through the trust’s core funding. For more information go to: www.hscht.co.uk National Forest Land Scheme case study 3 www.forestry.gov.uk/nfls Highland Small Communities’ Housing Trust: Ardgeal Timeline Development of “Plots in Full planning permission for Phase 1 Initial discussion, 2001 the Forest” concept, 2004/5 NFLS application, early 2007granted, January 2008 Review of Phase 1, June 2010 Phase 2 construction, 2013 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 May 2006 April 2009 Summer 2003 December 2010 Housing Needs Survey, NFLS approval, July 2007 Public meeting in Kincraig, Phase 2 planning permission, Construction Phase 1 complete, For further information please contact Forestry Commission Scotland Tel: 0131 334 0303 231 Corstorphine Road E-mail: [email protected] Edinburgh EH12 7AT Web: www.forestry.gov.uk/nfls Published by Forestry Commission Scotland, February 2013 © Crown Copyright 2013 Designed by Design and Interpretative Services, Forestry Commission Scotland, Edinburgh FCS – DIS – PDF – MAY13.