Invercauld Estate Braemar Master Plan : A Sustainable Future Consultation Report, 4 September 2018

Transcription

1 Invercauld Estate Braemar Master Plan : A Sustainable Future Consultation Report, 4 September 2018

2 1 Invercauld Estate Braemar Master Plan : A Sustainable Future Consultation Report, 4 September Introduction 2. Purpose of Event 3. Event Format 4. Attendance and Response 5. Key Messages 6. Display Material and Comments Received 7. Site Visit Comments 8. Other Comments 9. Master Planning Responses 10. Next Steps Appendix 1 : List of Detailed Comments Appendix 2 : Event Poster 1. Introduction This Report summarises feedback received during a public consultation event hosted by Invercauld Estate. 2. Purpose of Event The event was designed to provide residents and businesses in Braemar with an opportunity to contribute views to the Estate s preliminary master planning of a proposed development site at the north east of Braemar. The Cairngorms National Park Authority (CNPA) has suggested that some land should be released for development here and will include this proposal in its Proposed LDP, to be issued for public consultation later this year. CNPA suggests a first phase of 20 houses would be appropriate but has requested that this site should be considered within a wider master plan area, as shown below. The Estate organised the event as a means of gathering local views on both the principle of development on this land and the design and layout of this expansion of the village. The Estate Office 4 The Keiloch Braemar Ballater AB35 5TW t angus@invercauld.estate

3 2 3. Event Format The event was held at the Castleton Hall in Braemar. Two public drop-in sessions were arranged, from ,30pm and pm. A site visit followed from pm. Display material was provided, explaining the background to the project. A number of matters were raised for consideration by local people, including the rate at which development should proceed, how it should be laid out and what buildings and streets should look like. No firm proposals were provided at the event, as the Estate wished to understand local opinion and ideas more clearly at the outset of the design process. A model was provided, indicating the existing pattern of streets and buildings. Wooden blocks were available to allow people to suggest how buildings might best be positioned on the site and to understand the capacity of the site for housing and other uses. Comments sheets were made available and attendees were encouraged to use sticky notes to record views on the display boards. Further information on display material and feedback is set out below. An open invitation was issued through social media networks, the Braemar Community Council and event posters. Representatives of the CNPA s Planning Department were invited to attend, as was Highlands Hospitality, which owns the adjacent Invercauld Arms Hotel. The event was staffed by Invercauld Estate s master plan design team: Angus McNicol, Estate Manager, Invercauld Estate Calum Innes, CKD Galbraith Richard Heggie, Urban Animation Liz Roxburgh, Roxburgh McEwan Architects Nick O Neill, Roxburgh McEwan Architects 4. Attendance and Response The drop-in events were attended by people. The site visit was attended by 10 people. Staff from the CNPA Planning Department attended, as did representative from Highlands Hospitality, Braemar Community Ltd and the Princes Foundation. There was a mix of people who had attended previous Estate-led consultation events regarding land in and around the Village and those who were new faces. Most people lived in the village year round but some were regular visitors who return each year. Of these, some are seeking to relocate to Braemar on a full time basis. Many attendees spent significant time viewing the information and discussing it with the Estate design team. There was also much useful discussion between attendees, a good number of whom knew one another. Numerous comments were provided on sticky notes and two comments sheets were returned. Other responses were recorded in writing by the design team, in discussion with attendees. The comments received are summarised below. 5. Key Messages A number of key messages emerged from the event. There were broadly consistent with the findings of previous consultation work undertaken by the Estate, the Community Council through it s Community Action Plan and the CNPA through its LDP process: Braemar s role as an important tourist destination is widely recognised The role of the village as a living, working community is also extremely important New development should be of high quality respecting Braemar s historic character There is a pressing local need for all types of homes, including affordable housing New development must protect the quality of the arrival experience from the east The setting of the Invercauld Arms must be fully considered Any impacts on local services (eg school, health provision) must be fully considered

4 3 6. Display Material and Comments Received Board 1 : Introduction - This board explained the purpose of the event and included a welcome message from Invercauld Estate. No comment notes were attached by attendees. Board 2 : CNPA local Development Plan Review - This board explained CNPA s views on the site and how the master plan work fits into the LDP review process. Attendees had variable understanding of the CNPA s LDP process and how the master plan work fits in to this. There were a small number of comments suggesting no development should take place here. However, there was a wider recognition that Braemar has a significant housing need and there are few viable options for new housing land elsewhere in and around the village. The board was helpful in orientating people and many people noted the need to protect the setting of the Invercauld Arms and ensure that the arrival experience at the village is as attractive as possible. The CNPA will undertake its own public consultation on its Proposed LDP towards the end of 2018.

5 4 Board 3 : What Does Braemar Need? - This board highlighted needs which have been identified for Braemar through the Community Council s Housing Needs and Demand Assessment, the Braemar Community Action Plan and a tourism study commissioned by Invercauld Estate. Many people were aware of the Community Action Plan. Fewer were familiar with the Housing Needs and Demand Assessment. A general need for new housing opportunities of all types was widely recognised. Many people wanted to ensure that housing which is affordable in the broader sense to young people, workers and families should primarily be made available to local people first, where that is possible. Several local businesses and service providers noted difficulties in recruiting staff due to a lack of suitable housing in the village. A number of people questioned whether or not the allocated EP2 and EP3 housing sites in the village can be developed, with recent flooding of the site being noted. CNPA have noted that these sites have secured planning permission but deliverability of housing is being monitored. There were a few comments suggesting no new housing should be built in the village and a preference from a small number of people to locate any new housing elsewhere, tempered by an awareness that there are few viable options for other sites. There was some discussion of non-housing uses which might be provided. Some people suggested a new village hall should be built, meeting modern needs. Ongoing or new uses for the two existing village halls would need to be considered but some people felt these are no longer fit for purpose. A need for new business space was noted by some people and the opportunity to mix uses in the development was raised a number of times. Some people noted a preference for any new development to be more than simply a housing estate. The Invercauld Estate tourism study identified a number of needs and opportunities for Braemar. There was some discussion of options such as visitor accommodation or new facilities such as heritage, retail or visitor services, including a mountain activities centre. There were some suggestions of an art gallery space.

6 5 Board 4 : Analysis - This board highlighted important features surrounding the site, such as buildings, paths, woodland areas and views. It also noted physical features of the site such as the sloping ground, the drainage ditch and fence lines. This board was helpful in providing context for the site in terms of its relationship with the village, the Invercauld Arms, Braemar Castle and the arrival route into the village from the east. Opportunities to enhance path connections towards the Castle were widely discussed. A number of people suggested the area between the Castle and the Invercauld Arms appears unplanned and could provide a more attractive arrival experience for the village. The landscape setting was also raised as an important matter, highlighting some concerns over development on the higher parts of the master plan area. The need to ensure that any new edge to the developed part of the village is sensitively designed also featured in conversations. The need to protect the setting of the Invercauld Arms was noted by numerous people. This prominent Category C Listed building is recognised as an important village landmark, located at the entrance to Braemar and its Conservation Area. There was discussion of options to create green space along the A93 route, improving the path connections and amenity of the route towards the Castle. Several people noted that a green space here might also protect the setting of the Invercauld Arms. Representatives from Highlands Hospitality who attended the event repeated concerns raised through the LDP consultation process. These relate to the setting of the Invercauld Arms and the northern arrival to the village. Their preference has been for no development beyond the hotel. In particular, they have stated that poorly designed housing would not be appropriate.

7 6 Board 5 : Village Character - This board showed streets, spaces and buildings in Braemar s Conservation Area, characterising its historic qualities, including a rich variety of buildings, materials and colours. Many people noted the quality of Braemar s historic Conservation Area and there was a good understanding of many of its key characteristics. This board was presented as a reference point for the design of new development and many people suggested that using the historic character as a starting point is the best way forward. There was much discussion of the village character, including some key features such as : Open views from within the village to the surrounding landscape Large specimen trees in the Conservation Area and beyond A mix of streets arranged formally and informally, often with level changes A network of green spaces, running south from the Invercauld Arms A mix of building sizes and groups, with numerous small timber buildings A mix of materials with stone, timber and rendered walls, slate and metal roofing A range of colours and building details A variety of boundary enclosures with walls, hedges and fencing

8 7 Boards 6 and 7 : Density Study - These boards indicated how much of the CNPA s proposed phase 1 site might be required for 20 houses, showing that there is scope for further development. Examples of streets within Braemar were used for comparison. In conjunction with the model, many people noted that these boards were helpful in illustrating the scale of potential development and how it might be integrated into the existing village. There was broad discussion over how much development might be needed over the next 5-10 years and how much land is needed to accommodate this. Further master planning work will help to clarify this point. The importance of enabling the village to grow organically was noted by numerous people, with appropriate design again being noted as crucial. There mixed views on the type of streets illustrated. Some people suggested the grid layout found in parts of Castleton would make good use of land. Others preferred the lower density informal character found in the village centre. A number of people suggested the street layout should not follow the suburban character found at the recent Springfield housing development at Canmore Road. Others, including some residents of this street, said they liked the development. Many people stated again that the design of the development must ensure that it respects the historic character of Braemar and achieves good quality.

9 8 Board 8 : Building Examples - This sheet provided examples of old and newer buildings from Braemar and north eastern Scotland. Attendees were invited to place sticky dots on their favourite buildings as an indication of the design approach they would like to see in a new development. This board generated significant discussion and some interesting results. The images included existing buildings from the Conservation Area and these were preferred by some people. There were also a number of images showing wholly contemporary buildings. Some of these buildings were appreciated by some people but others were considered inappropriate for Braemar. Those buildings which received most votes were in traditional form (full gables, double pitched roofs, single or one and a half storey), typically with some contemporary features or materials. Four buildings emerged as clear favourites, gaining votes each. These are shown below. No other building gained more than 6 votes. Whilst the result of the voting on these boards is not scientific, it provides an indication that building design and materials should respect the historic Conservation Area. However, there is clearly an appetite for elements of contemporary design and materials, subject to good quality solutions. These was broad recognition that constructing all new buildings with granite is unlikely to be possible but a desire to see some stone used in new development, whether as a main finish on some of the properties as detailing or for boundary walls. 17 votes 14 votes 12 votes 12 votes

10 9 7. Site Visit Comments A number of people commented that the master plan should not propose development on the higher ground east of the village shown on the CNPA site. An opportunity to make good use of views out to the surrounding landscape was noted. Views back into the site from the surrounding landscape would also be important. Path connections could be extended to enable wider enjoyment of the landscape surrounding Braemar by its residents and visitors. The need to protect the setting of the Invercauld Arms was again mentioned, with the view from the dining room noted as of importance by one attendee. The precise location of the raising of the Standard in 1715 was discussed but it was apparent that of the numerous locations which are suggested, none appears to be on the master plan site. 8. Other Comments A number of useful discussions and comments were offered during the site visit. A range of detailed comments were received and these are listed as an Appendix to this report. Other specific issues raised by a number of people include: A general preference to restrict second home ownership A desire to see housing provided for all age groups A need to design streets and buildings for the harsh climate A need to ensure that drainage and services capacity exists for the development A recognition that the site is free from known flood risk Desire to see better car and coach parking arrangements for the village

11 10 9. Review of Findings The responses to the consultation span a range of views. Some people strongly support the proposal to expand the village to the north. Others feel equally strongly that there should be no development here. It is unlikely that a proposal of this type would ever gain universal support. However, the consultation and engagement process is designed to record a full range of views and to set out how the master plan might address concerns as fully as possible. On balance there appears to be conditional support for development - it must be of a high quality and respect the character of the village and the surrounding landscape. Many people acknowledge the local housing need. They generally recognise that Braemar has few viable options for a supply of land to meet current and future needs for housing and other uses. Concerns expressed relate mainly to the need to avoid poor quality development and to protect the arrival experience at the east of the village. There is a clear desire to see new development meet local requirements, supporting the visitor economy but primarily meeting the every day needs of residents and businesses. Further consideration will be given to the extent of development which may be required within the next 5-10 years: the period covered by the CNPA s emerging LDP. This will address the CNPA s initial suggestion of 20 houses as a first phase. This work will take into account views expressed in the consultation suggesting development should not take place on the higher ground at the east of the master plan area at this time. Invercauld Estate is in discussion with Highlands Hospitality regarding the emerging master plan. Highlands Hospitality will be considering its plans for the Invercauld Arms and adjacent land and buildings over the coming months. As well as seeking to ensure their concerns are considered, Invercauld Estate will promote an integrated approach to the design and master planning of development at the north of Braemar. The extent of support and objection to the allocation of land at the master plan site will be tested in due course through the CNPA s public consultation on its Proposed LDP. This is expected to begin late in Key considerations for the next stage of master planning work will include: An essential requirement for a high standard of design and layout The historic character of village must be respected Ensure the development is a proper part of the village The quality of the arrival at the eastern approach to Braemar is important The setting of the Invercauld Arms must be taken into account Better connections should be made to the Castle and surrounding landscape Ensure local services and facilities have sufficient capacity for the development 10. Next Steps Invercauld Estate will now move forward with preliminary master planning proposals for the site. The findings set out above will be reflected as fully as possible. Emerging proposals will be discussed with CNPA and other stakeholders before the Proposed LDP is issued. As part of the master planning process, further technical studies will be undertaken to test matters such as drainage capacity and servicing for the development. A detailed assessment of site capacity and potential site uses will also be carried out. Building and street design will be considered and options for external materials investigated. An initial assessment of development viability will also be undertaken - it is important that any proposals are realistic. The Estate will arrange further community consultation when the preliminary master plan is available. This will enable local people and business to continue helping to shape the layout and design of new development and ensure the proposals are addressing local needs and aspirations. Meantime, Invercauld Estate will welcome any further comments from interested parties and will consider these fully in its master planning design work. Comments can be submitted to : Angus McNicol, Estate Manager, Invercauld Estate, 4 The Keiloch, Braemar, AB35 5TW t angus@invercauld.estate

12 11 Appendix 1 : List of Detailed Comments Community profile Attain a good balance across age profile Design facilities to attract & retain people of all ages Community Concerns Knock-on effects of increased houses on existing village facilities; - Shops - One Dentist - Public Transport - Parking Difficulties recruiting staff due to lack of suitable housing Will Gordon Land houses ever be built? Community Health - one GP currently working to capacity and due for retiral - will service be continued or will residents have to travel to Ballater? Facilities New Village Hall or Community Facility Consider whether new uses could be found for the existing Village Hall and Castleton Hall with a new purpose built community facility on the new site replacing both Possible alternative uses for Castleton Hall - Art/Community gallery, performance venue, boutique hotel, residential accommodation Bigger capacity grocery shopping Mini-supermarkets Incorporate Space for Business Units Housing choice Can people have a stake in design of homes? Look at models for buying off plan e.g. Springfield development in Canmore Road Scope for personalisation and choice? This option extended to Housing Association houses as well? Housing Models Affordable Housing Association Equity Stake Private for Sale - concerns over sale on for 2nd homes/holiday lets Shared Lifestyles - Communal living with studio space Seasonal workers accommodation Retirement Homes Summer Lets What percentage of Affordable Housing is more or less appropriate? 1.5 storey pitched roof with dormers Some single storey (less obtrusive with views into/across site) Traditional cottages Provide plenty of storage to new dwellings storey traditional 2 up - 2 down has little storage and reduced space available at 1st floor due to Coombe ceiling Open plan living with family room Energy & environment Consider alternative means of heating / Braemar does not have a Gas line - Solar Hot water - Ground source heat pumps - District Heating - Air source heat pumps (as used at Canmore Road - be aware of spec/performance in relation to freezing air temperatures) Electricity - Photovoltaic panels Building envelope: - Buildings should be designed for the harsh Braemar climate - Insulated buildings beyond Scottish Building Regulations minimum requirements? - Modern Construction Methods

13 12 Energy and Environment (Continued) Car ports or garages - protect vehicles from snow and rain Concern over possible pressure on public utilities and services, in particular sewage capacity, transport, healthcare, shopping provision Design Ideas & reactions to site Soft edges - earth berm parallel to A93 to lessen views of new development Earth berm could also run perpendicular to A93 to lessen impact of development Use the Chapelton of Elsick development by Aberdeen as inspiration Site is favourable as it does not lie in flood plain Site is a good choice - can t think of a better one Other Stakeholders Braemar Gathering coach & car parking facilities - be aware of possible new walking routes/connections back into centre Rural tourism - grant assistance available? Sticky Notes General: Scope to incorporate contemporary design as well as traditional architecture - don t try to copy the older buildings as this won t work Modern Construction Insulation Levels Economically viable development Car ports and garages Preserve a good age profile What % of affordable housing Deliver complex Eco System Summer Lets are part of culture of village No housing in front of Invercauld Arms Hotel Board 2 If properly landscaped may be ok. Preference would be Glenshee Road but idea OK (Comment in relation to choice of site as per CNPA 1st phase allocation AB022) Board 3 Main need is local housing for local people Provide service area for camper vans - waste, laundry etc Also Hutting? Maybe Shepherds Hut. Maybe like Glenshee Does this village need this development on entrance Do not over build!! We need affordable houses. The people we need here now are workers not retirees Development must not spoil village entrance - should be further back than shown Board 4 Not Springfield Infrastructure - What are ripple effects for facilities, services, transport etc Lowrise Impact on look and feel of village Deer fences make the path to the castle unattractive Need Deer fences Soft Edges landscaped - NSA to consider. This will be first impression of Braemar Concealed (development). Soft Edge with building set back. Landscaped scheme. Housing with recreation Board 5 Retirement Homes needed - income to village but no workforce Affordable Housing for local people No more holiday homes Local business property Mix to traditional styles for the properties Ban on Holiday Homes/Lets/Air B+B Roads incapable of coping with current traffic - parking totally inadequate Aspiration for local homes for local people is laudable but is it achievable? (buy to let, 2nd homes etc) No such thing as affordable housing Jobs scope in Braemar is very limited to be able to sustain mortgage, therefore any housing would be more liable to attract second home owners Need for business space to be incorporated Infrastructure in Braemar is non-existent to cope with expansion - 1 Doctor, 1 Dentist, very limited public transport etc

14 13 Comments given verbally: There should be housing, it s desperately needed, and business use We re concerned about what it looks like A Boris Bikes type scheme Landscaping very important Is the site in the plan yet? How long till it s adopted? The drainage ditch is essential - leads from the top of the village to the river My mother needs a small house and there are none available in the village Prince s foundation are designing a new visitor centre for the castle Houses could be dotted on the hillside spread out with a mix of sizes The ditch should be thought about Like the idea some steading type development. Retired and would like an affordable house but with 3 bedrooms for grandchildren It's cold in Braemar - there s no mains gas, fuel is expensive, so use solar panels Good site as not in the flood plain Small scale, traditional but with large windows to rear for light and views Castle representative would like a pathway to the castle Could be a disaster Supportive of green corridor Worried about a developer buying the site and just sitting on it for years I d like a crescent shape so that everyone has a view Should be single storey Don t ruin the whole entrance into Braemar. Nowhere else to put houses There is a need for business units to diversify the village. Support for community-owned affordable housing with local letting policy It needs variety in terms of development, not just crammed in boxes; think about character, quality,space, environmental considerations, and affordable is a real requirement.

15 Appendix 2 : Event Poster 14

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