Tulloch Homes Welcomes you to the online presentation in relation to a proposed major planning application of Approx. 160 affordable and private dwelling houses with infrastructure, open space and landscaping at Braes of Conon (South), Conon Bridge.

You can view the consultation slides before the event here, or watch the short video presentation below:

The online exhibition forms part of the wider public consultation event required as part of the pre major application process, having submitted a Proposal of Application Notice to Highland Council on 1st June 2022. The consultation is a statutory requirement in advance of the submission of any Major application.

By way of background, the application site is allocated within the Inner Moray Firth Local Development Plan 2015 as CB2 Braes of Conon with an indicative Housing Capacity of 115.

The site is further confirmed in the Proposed Inner Moray Firth LDP as CB04 Braes of Conon (South).

It is submitted that the proposed development will provide a logical and sustainable extension to the ongoing development at Braes of Conon North. This site is progressing well with around 90% of houses now completed and therefore in order to ensure continuity of development it is considered necessary to progress with an application for Conon Bridge south. The site is well placed with convenient pedestrian and cycle access available to the services and facilities within Conon Bridge, including the primary school a short distance to the north and the rail halt to the northwest. The proposal will include a range of house types to meet the needs of the whole community including the required 25% affordable housing.

As part of considering this site for development, we began by identifying the constraints and opportunities on the site, which included

Constraints:

    • Flood concerns (subject to flood risk assessment)
    • Existing water main to the north-east corner of the development.
    • Existing watercourse to East of site
    • Existing tree belt between existing development ‘CB4’ & ‘CB2’
    • Undulating topography
    • Views into the site from the south west

Opportunities:

    • Site is allocated for development in the current Local Development Plan and therefore has been identified as suitable for residential development
    • Logical and sustainable extension to existing development at Conon Bridge North
    • Well located in terms of the existing services and facilities including the primary school, retail facilities and rail halt
    • Existing water main provides opportunity for green infrastructure route through development
    • Opportunity to create pleasant new access gateway from Broom Court to the north
    • Vehicular connections into the neighbouring allocations to ensure the site is well connected to the wider area

This allowed the formulation of the Indicative Framework plan which includes a range of house types including the required 25% affordable housing development set in a considered setting including

  • New access formed off Broom Court providing vehicular and pedestrian access into the development site
  • Adjacent proposed development pending planning approval
  • Potential SuDs location (Sustainable Drainage Solutions)
  • Existing water main provides opportunity for green infrastructure route through development
  • Pocket park and opportunity to include active frontage
  • Proposed structural planting to create edge of development site
  • Take advantage of views through to adjacent farmland
  • Permeable development with pedestrian link to allow access through to the development

Consultation Events

At the first virtual event on the 22nd June a number of questions were raised and it was felt that would be of assistance in understanding the proposal if the questions and answers are provided to ensure the community is fully informed.

To date the questions have been focused on the following matters:

Q. What is the anticipated impact on the junction with A835?

A. WSP Transport Consultants have been engaged to undertake the required Transport Assessment which will be submitted in support of the detailed planning application. Included within the report, will be an assessment of the operation of the junction, in addition to other junctions on the local road network potentially affected by the development proposals.

In addition, we are aware of concerns around the A835 / B9163 junction in terms of road safety. To investigate how the junction currently operates and what if any impact the proposed development could have on the junction, a detailed Road Safety Review and Conflict Study is currently being undertaken. Up to date traffic surveys have recently been undertaken both at the junction and on approach to the junction, and these will be used to inform the study.

This Road Safety Review and Conflict Study is being undertaken in consultation with both The Highland Council and Transport Scotland and the findings of the study will be included as part of the information submitted as part of the planning application. Depending on the results of the study, potential mitigation measures will be investigated and discussed in full, with The Highland Council and Transport Scotland.

Q Issues surrounding the existing access to the Co op.

A. As part of the Transport Assessment the local road network in the vicinity of the of the proposed development will be assessed in terms of operation and capacity. The extents of the network to be assessed has yet to be finalised, with the detailed scoping exercise expected to begin shortly. Based on the scale of the proposed development, it is considered that roundabout between the B9163, B9162, Broom Court and School Road will likely be included within the assessment.

In addition, within the Transport Assessment, a review of the last 5-year Personal Injury Accident data will be undertaken on the local road network. Industry practice advises that those accidents involving personal injury, with relevant accident information collected by Police Scotland be included within any review. As such, it would be proposed to review the available accident data for the area to determine what if any existing accident characteristics there are in the vicinity of the site and to establish what if any impact the proposed development could have on this.

Q. What is the proposed emergency/pedestrian access?

A. At present the indicative layout includes a possible secondary/emergency access to the northwest of the site connecting to Rowan Gardens. It is currently proposed that this junction will provide emergency access only with demountable bollards or similar in case of emergency. The access would be stopped up for general vehicular access, however would still allow walking and cycling between the proposed development and the existing network of footpaths in the neighbouring developments.

It should however be noted that the current proposals are indicative, and subject to discussions with The Highland Council, there may be a requirement to provide more than one point of vehicular access. This would be established through the planning process with input from both the project team and The Highland Council Roads Department. We would however highlight, that we are at the preliminary stage of the design and all assessment and comments received as part of the consultation will assist on shaping the final design and layout of the proposed development.

Q The existing farm track used for walking, currently no pavement will this be improved?

A. It is acknowledged that this is a well-used area for recreation. As part of the development a connection to the track will be provided.

Q. The information refers to a sustainable housing development? What is this?

A. This is a wide-ranging term however, in relation to the current proposal the scheme is considered to be sustainable as it makes good use of land and existing infrastructure. The drainage will include the provision of Sustainable Urban Drainage System (SUDs). We will aim to ensure a balanced cut and fill with all materials retained on site where possible. The new development will be laid out sympathetically on the existing rolling contours, minimising ground retention and maximizing usable open space and private gardens. The necessary site investigations have yet to be completed which will inform the final arrangements.

The development will be designed to encourage modes of transport other than the car, with safe walking and cycle routes. The proposed housing will be thermally efficient, with solar gain opportunities maximized with a move towards heat pumps. Options for including electric charging points will be offered

Q. How will site be drained?

A. A Drainage Impact Assessment has been instructed which will be prepared in conjunction with Highland Council and SEPA. The drainage system will need to address a 1 in 200-year flood event, plus a consideration for climate change. The SuDS system will likely take the form of detention basins. Foul drainage will be connected to the existing Scottish Water network.

It is anticipated the proposed development will result in a net benefit in terms of drainage on site.

Q. Will the existing dyke be retained?

A. Yes, this will be designed into the development.

Q What structural planting will be included?

A. Again, the proposed detailed development will incorporate a considered landscape plan. This will include the retention of the current landscaped stand off to existing houses to the north.

Q. Are any business use or community use included with the development?

A. There are no business use/or community uses proposed in line with current plan allocation. A pocket park will be provided as part of the development. Highland Council has indicated an aspiration to upgrade to community facilities and it is likely the developer will be asked for contributions

Q. What will be the impact on the local schools?

A. Highland Council operate a planning policy and associated Supplementary Guidance related to developer contributions. As part of the application process Highland Council will assess the impact of the development on local infrastructure looking at existing capacity and anticipated future population growth. If the development is demonstrated to have an impact on the local schools we will be asked for a developer contribution which will be used to increase school capacity.

Q. Will there be vehicles access up the farm track

A. No, the farm track will be for pedestrian and cycle use only

Q. Would like more trees planted

A. The detailed plans will included a considered landscape scheme which will include significant new planting including native trees providing habitat creation and biodiversity opportunities.

Q. Would like more shops

A. There are no plans for any new shops as part of the current development.

Q. Lack of Doctors surgery, nearest in Dingwall

A. This is a matter for the local health board.

Q. Can we have a Dogs play/exercise area in the green space

A. Tulloch’s have no fixed ideas as to what will be provided in the green space at this stage we welcome your suggestions and these will be discussed further with Highland Council to understand their expectations for the local community.

Q. Surface water drainage problems in Phase 4, seek assurances that this development won’t add to the problem.

A. A Drainage Impact Assessment has been instructed which will be prepared in conjunction with Highland Council and SEPA. The assessment will consider the current situation on site, including any perceived issues at Phase 4. The SuDS system will likely take the form of detention basins. Foul drainage will be connected to the existing Scottish Water network.


We hope the above questions and answers are of assistance. If you have further questions or wish to discuss the proposal with the design team please join us at the public event on the 29th June 2022 4-7pm in the Maryburgh Amenities Centres, or at our second virtual event on the 21st July 2022 again between 4-7pm. Access to the second virtual event will be via a button that will be added to this page on the day of the event.

Feedback

You can access the FEEDBACK FORM HERE. It will be available until 4 August 2022, at 5pm. You can also phone 01463 898670 or email consultations@tulloch-homes.com

We hope you find this presentation useful and look forward to hosting the event where you will be able to raise questions, provide feedback through a Feedback form, or chat through an interactive messaging system, where we can log and answer comments.

Thank you, and we look forward to hearing your views as to how this development can be shaped.

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