Q & A

Question:

Can you please explain the term PoAN and why does the red line appears to be beyond the proposed development areas, most notably extending to the north of the distributor road?

Answer:

The term PoAN stands for Proposal of Application Notice, the boundary of which is an area indicated that will include all aspects of the development including roads and drainage infrastructure.

The PoAN boundary is deliberately set beyond the likely red line application boundary simply for completeness of consultation, however, we can confirm that there are no proposals for residential development north of the distributor road.

Question:

How do you consider this proposed development accords with the development plan / Why do you disagree with the Councils proposals for IN63 in the IMFLDP2 / Fairways Golf Course is allocated as greenspace within the LDP / the site is not allocated for the proposed uses in the development plan / the site is not preferred for the proposed uses in the LDP Main Issues Report, i.e. it is non-preferred by the Council for the proposed uses.

Answer:

This is one of the main questions asked and it is, of course, correct to state that the site is neither allocated for the proposed uses within the current LDP, or shown as a preferred site within the IMPFLDP2 Main Issues Report (MIR).

The MIR is one stage within the preparation of the IMFLDP2 and, in addition to the prospective planning application(s), the site is also being promoted through that process. Once submitted, the application(s) will be assessed against the policies included within the Development Plan and any other material considerations.

The applicant's views on these matters will be set out in full within a 'Planning Delivery Statement' that will accompany the

application(s).

Question:

Surely it would have been better to await the lifting of COVID restrictions before carrying out this consultation?

Answer:

The Scottish Government have issued various guidance in order that committed development and pre-application consultation on development proposals could continue throughout the pandemic. In engaging within this process we have gone beyond the usual levels of public consultation and will likely use a hybrid of traditional methods and online consultation when matters return to normal.

Question:

What are the general benefits/enhancements to the general area that you feel the development would bring?

Answer:

In terms of potential benefits to the area, we consider that these will include delivery of required mainstream and affordable housing, the affordable housing being delivered early in the process, new employment opportunities, a site for a new primary school, a new 9 hole golf course, enhanced delivery/management of a new country park area and new linkages to the core path network for existing and surrounding residents. The purpose of this pre-application consultation is to seek local views on these matters and we appreciate any ongoing input on these matters.

Question:

As a resident in Castle Heather Avenue, how will this affect me regarding noise and pollution?

Answer:

The matters of potential noise and pollution will be assessed as part of the supporting package of information submitted with the planning application(s).

Question:

What do you say to large sections of the community who are concerned by these plans?

Answer:

This process allows any interested third parties, whatever their opinion on the proposals to express those views openly and enter into dialogue with the prospective applicant(s).

Question:

The proposed roundabout appears to be offset, is that accurate?

Answer:

Regarding the position of the proposed roundabout, the masterplan is currently indicative and we are seeking comments on it although we can clarify that the roundabout is currently shown as being off set into the site.

Question:

How will these proposals affect the distributor road and are there any plans to dual it?

Answer:

There are no plans to dual the distributer road, but as part of the application there may be a new strategic access to service the development.

Question:

Who will provide the ongoing open space maintenance for area? Would this be a one-off fee paid to the council or a factoring arrangement. If the latter, who would your preferred factors be? Will the golf course be included within the factoring?

Answer:

Regarding maintenance of the open space areas, the intention would be to use a factor, there is however no currently preferred factor. Regarding the factoring of the golf course, that will be privately maintained by the new owners of the new 9 hole course.

Question:

At 08, what do you mean by “commercial uses” and how would the locations be determined?

Answer:

The level and siting of the proposed land uses is currently indicative and we are seeking views through this consultation event and the follow up event prior to finalising the application details. We therefore welcome any suggestion as to the type of employment uses that may be considered appropriate to the area.

Question:

There is school/community use at 05. The area is short on capacity for all its schools, so a new school would be required (as per Ness-side). Would Kirkwood fully fund the build and kit-out?

Answer:

Regarding school / community use, the Councils Developer Obligations Supplementary Guidance forms part of the Council's Development Plan which is used in the determination of planning applications. The likely level of contribution to any new build school facilities and or extensions to current facilities will therefore be assessed through consideration of the application proposals and in line with that guidance.

Question:

I note your proposal includes a primary school. Will you be building that or do you expect the community to pay for it? How do you propose to accommodate all the secondary school pupils when all of the local schools have full or predicted to be full rolls? Developer contributions do not really help provide such facilities since they do not need to be paid up until after the development is well underway meaning the community is left to pick up the problem. This is exacerbated by a piecemeal development over several years which allows the developer to avoid paying.

Answer:

As part of the application process, due consideration will be given to the potential impacts on local facilities, including primary and secondary education, i.e. in terms of potential developer contributions where the proposed development results in the need for a new, extended or improved public service, community facility or other infrastructure.

The Councils Developer Obligations Supplementary Guidance forms part of the Council's Development Plan which is used in the determination of planning applications.

The likely level of contribution and payment timescales will therefore be assessed through consideration of the application proposals and in line with that guidance.

Question:

What considerations / discussions have you held with public transport initiatives?

Answer:

Regarding public transport operatives, the application will be supported by a Transport Assessment which will be prepared with reference to all relevant matters, including public transport. As matters progress, more information will be available at the second public consultation event and within the application pack. If there are any suggestions at this time regarding public transport please do not hesitate to forward comments through the response form provided on the web site.

Question:

What discussions have you held with THC planning officials and what was the outcome of those discussions?

Answer:

Discussion with the officers to date has been limited to the registration of the PoAN. A formal pre-application enquiry has also been submitted and that will facilitate more detailed pre-application liaison.

Question:

The is no requirement for additional affordable housing in this area at this time, the current allocation in the IMLDP meets the targets, so that cannot be considered a benefit.

Answer:

Regarding the need for affordable housing, THC policy requires 25% affordable housing on all residential allocated and windfall sites.

Question:

Have you considered the impact on wildlife in the area, including the impact of the development and roads.

Answer:

As part of the information gathering process, an Ecological Survey, Tree Survey and Transportation Assessment will be carried out and submitted with the application pack and these reports will provide the required information on the various environmental and techncial matters.

Question:

Please improve the sizing / scaling of the drawings and information on the web site, unable to read small text clearly. Drawing should be provided in a format that can be zoomed into.

Answer:

On the website consultation boards, please click on / select each board individually and then there will be a 'zoom in' facility. The boards can also be downloaded.

Question:

What about the lack of any real green space / recreational areas in Inverness? This side of the city is overdeveloped as it is with the surrounding infrastructure struggling to cope with the demands placed on them from a big increase in local population.

Answer:

The indicative masterplan seeks to retain a significant proportion of greenspace and comments on the extent and use of that space are encouraged throughout this pre-application process. Matters pertaining to education also continue to be considered through the pre-application process and again pre-application views are most welcome. As part of the application process due consideration will therefore be given to potential developer contributions where the proposals result in a need for new or extended facilities and the intention is to provide more information on these matters at the second consultation event.

Question:

If these proposals are approved when is development likely to commence / interested in purchasing a house / interested in accessing an affordable house.

Answer:

If development is approved, a phased delivery would likely begin mid 2022, subject to receipt of all technical approvals and consents.

Question:

These proposals could affect the price of my property, with noise and the fact that the volume of traffic will be on the road, this volume has already doubled with other sites being built up and down next to this distributor road, are you the developers willing to pay compensation for this.

Answer:

House values are not a material planning consideration. As part the planning application package, Noise and Transport Assessments may be requested by the local authority and the developer will have to design the proposals to comply with local and national policy.

Question:

I have concerns on insufficient drainage in the area that is already a flood risk, increase level of traffic and noise on the already busy distributor road, pollution/fumes to nearby houses. You have stated you are looking to include a primary school, but what about the increase in capacity for the nearby secondary schools who are at capacity already/pressure on G.P's and other resources.

Answer:

We can confirm that there are no plans to widen the distributor road although there are plans to access the site from the distributor road. The indicative masterplan is shown on the web site. As part of the application process, matters such as drainage, traffic impact, school capacities, etc will be assessed along with potential developer contributions where the proposed development results in a need for a new, extended or improved public service, community facility or other infrastructure.

Question:

Will Fairways Driving Range be left as it is.

Answer:

There are no proposals to alter the driving range.

Question:

Will the proposals affect the bowling club.

Answer:

There are no proposals that affect the bowling club or its building.

Fairways, Inverness