Thursday, 20 October 2011

1345 empty homes targeted in the Highlands

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Local authorities are to receive new powers to tax empty homes that could help raise millions to build new affordable housing.

The Council Tax on Empty Homes and Housing Support Grant Bill proposals could apply to the 1345 properties that have currently been empty for more than six months and are liable to pay Council Tax in the Highlands.

If all local authorities in Scotland decide to use the maximum powers, they could raise up to £30million per year to spend on much-needed affordable homes.

The bill will also abolish the Housing Support Grant , which was originally established to subsidise local authorities’ housing budgets by helping pay interest on housing debts.

More here

Nigg;" ...fully back into productive use..."

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The Highland Council welcomes the news that the Global Energy Group has successfully concluded its negotiations aimed at bringing the Nigg complex in East Ross fully back into productive use.

The Council has actively campaigned over recent years for the revival of industrial activity at the former oil fabrication site and prepared a development masterplan for the site in September 2009. This outlined its vision for how the site could be used as a multi-activity, multi-user industrial facility.

More here

Inverness Courier web items here and here

Flood risk management - exhibition and advice

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A dedicated flood drop-in centre, established in Inverness in response to recent flooding in Balloch, Culloden and Smithton, will host an exhibition of flood protection products later this month.

On Friday 28 October, the exhibition will be held at the Culloden and Smithton Free Church Hall (from 9am to 7pm). It is being organised by the Scottish Flood Forum, an independent voice funded by the Scottish Government to support and represent those affected by, or at risk of flooding, and The Highland Council.

A wide selection of property-specific flood protection products, including flood barriers, air brick covers and temporary measures such as sandbags will be on display.

Matt Smith, who heads the Council’s Flood Team, said: “This is a great opportunity for homeowners who have suffered from flooding or for anyone who would like some impartial advice, to view the variety of products that are available. These products offer a cost effective way of minimising the risk of flooding to your property. Anyone is welcome and no appointment is necessary. The public can be assured that any advice given would be independent and tailored to their needs.”

More here

Family Road Safety

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The Highland Road Safety Working Group and The Highland Council are to host a Family Road Safety Evening to encourage parents to apply good driving habits which it is hoped will be passed onto their children, who will in time, be learning to drive.

The event aims to promote the benefits of safer driving to whole families. It will be held at the Council Chamber, The Highland Council Headquarters, Glenurquhart Road in Inverness on Wednesday 2nd November from 6.30pm to 9pm. More here

Tuesday, 18 October 2011

Housing Fair back in Headlines

Inverness Courier now reports:

'Luxury housing fair homes now selling as affordable"


THREE of the prestigious houses built for Inverness’ controversial housing expo are being marketed as affordable homes as organisers try desperately to sell the 24 remaining properties before April.

The terraced houses, which feature Ikea kitchens, Neff appliances, ground source heat pumps and solar panels, are valued at £200,000 but are being marketed on an 80/20 shared equity basis, leaving the purchaser to find £160,000. More here


APTSec cannot understand why the Government should have considered this project as an exemplar and produced a report in late 2008 questioning why the Highland Housing Fair was included in a Planning Advice Note (83) on 'Masterplanning' given the dearth of public involvement at the most pertinent moments.


Extract from APT report:

Public involvement is extremely important in the context of Housing Fairs in Finland, as is, it seems, the choice of site. In this model there is multi-faceted co-operation between the various related organisations, companies and the future residents of the areas being developed.

Housing Fairs are described asAlways a joint project” and “The Finnish Housing Fair Co-operative Organisation always works in co-operation with each host municipality to run the annual fair. The Vaasa Housing Fair in 2008 clearly illustrates the care with which the sites are chosen and the relationship of the site to ecological values.

The fairs provide the opportunity for designers and builders to try out innovative solutions in practice e.g. architectural and other industry related competitions constantly produce a wealth of new ideas for improvements in housing and living conditions

The ‘raison d’etre’ for the (Highland) Housing Fair (as you will note from the briefing note by Highland Housing Alliance included as Appendix 3) was education of consumers, the influencing of the building industry and promotion of, not just sustainable design codes and quality ‘Highland’ housing (including affordable), but Inverness itself through the media. The idea was also sold on the opportunity to counter previously negative views of the design of buildings in
Inverness. Three elements were to form the Fair – an architectural competition, an event, and a wider agenda regarding sustainability of community.


There were however time constraints on the project and The Steering Group attempting to reduce the normal Finnish model 6 year organising time to 3½ years. The Fair grew larger as time passed, even though it had been noted by committee in mid 2005 thatPotential sponsors (were) properly wary of an over ambitious and time-critical project which would fail unless it was robustly planned and managed’.Further to this, the briefing note (appendix 3) records that the Steering Group perceived at an early stage that the selection of an appropriate site was crucial to the success of the Fair. When the idea for a Housing Fair was initially put before The Highland Council Sustainable Development Select Committee on 12/01/05, the acquisition of a reasonably priced plot was identified as a potential difficulty by that committee.

The selection of a site, such an important element of the Finnish model, did indeed prove problematic for the Fair organizers; so problematic that even a site allocated for community use adjoining a primary school, which formed part of the amenity land under an S75 agreement, was considered (planning concerns here related to community reaction to potential loss of a neighbourhood centre and sports facilities).

The issues of time constraints and difficulties with site selection posed significant problems, not just for the organisers and officials, but for the community, who came so late to the process...


...The Highland Housing Fair example is the only exemplar in PAN 83 that does not make reference to community engagement.The Highland Housing Fair enterprise could have provided a wonderful opportunity for the community to get involved in planning; to see an innovative project through from beginning to end. But the great potential for public involvement that was afforded was never realised. Parties involved were struggling against unrealistic timescales and difficulties with site selection; focusing on their own agendas and taking related opportunities; and we believe that the public involvement aspects suffered as a result. It is not clear as to whether there was any community involvement at any stage within The Highland Housing Fair project Steering Group.

Whilst we appreciate that this attempt to bring forward the Housing Fair Model in Highland was a hugely ambitious enterprise and innovative in concept, members of the community should have been involved from the earliest stages of the development process.

Furthermore there is little emphasis on the community involvement side of the Finnish model, or of community involvement in the actual preparation of the Highland concept, and The Highland Housing Fair example focuses on the design element and how this will either be scrutinized by the public visiting the exhibition, or responded to by the ‘eventual residents’.


Planning Advice Note 83 has been produced as part of the Scottish Government’s commitment to the design quality agenda and covers the topic of Master Planning. The PAN builds on and forms part of, the design series which provides a wide range of advice on built environment specialist subjects.

The Highland Housing Fair has been included within the PAN as a case study.


  1. Public involvement is stated by the Government as being of importance in the context of planning:

In Scotland, great importance has always been attached to public involvement in the planning system. We believe that it is important to ensure that every person regardless of their background can have their say in the decisions which affect them.”

  1. PAN 83 sits in the context of this inclusiveness and states:

“Creating better places through masterplanning requires a high degree of collaboration and communication between the client, the community and the local authority”.


It is also stated within the Planning Advice Note that the intended audience for PAN 83 is “anyone who has a role in the planning, design and approval of development. This essentially includes built environment professionals, key stakeholders (including financiers) and the community”.


Of the 5 case studies presented as exemplars in PAN 83, Community Involvement is a strong feature of all but one, the Highland Housing Fair case Study.




So, just what is 'Sustainable Economic Growth'?

Take a look at this.


The RTPI in Scotland annual conference will look at planning's contribution to achieving sustainable economic growth. The programme includes Aileen Campbell MSP, Minister for Local Government and Planning (pictured); Alex Linkston CBE, Member of the Commission on the Future of Public Services; Robert Crozier, Chief Executive of Aberdeen Chamber of Commerce; and Neil McInroy, Chief Executive of the Centre for Local Economic Studies .

More details and a booking form can be found here (pdf 1.5mb).

The conference is kindly sponsored by Barton Willmore, Brodies LLP and Scottish Government

But what exactly is this 'Sustainable economic growth"? Clicking on the links below will give some background.

Economic Growth

A Scottish Budget for Growth

Interestingly, the 'Budget' only uses the word planning once - as highlighted below

Alongside the measures set out in our Spending Review, the Government Economic Strategy published on 12 September 2011, establishes the foundations for long-term economic prosperity with a focus on Growth Companies, Growth Markets, and Growth Sectors and securing the benefits from the low carbon economy. Key initiatives include:

  • continuing to implement the modernisation of the planning system;

That still leaves a lot of questions and very little straightforward and easily accessible information as to how the 'modernisation' of the planning system will 'contribute' to economic growth. What will the impact of this contribution be be on the implementation of the planning system in our localities?

Of further interest is the fact that on the Scottish Gov's Planning Legislation Division has a

'Sustainable Economic Growth and Engagement' Branch which includes the following functions:

Planning's contribution to central purpose

Infrastructure, housing and planning

Planning obligations and gain

Sponsorship of Planning Aid Scotland

Planning Development Programme

Equalities and inclusion


It should be an interesting conference; I wish I could be a fly on the wall. Wonder if they'll record any of it? I'll ask.

Thursday, 13 October 2011

Council revamps 'Examination' web page

Thanks to an 'on the ball' supporter for drawing attention to the new layout; page here

Wednesday, 5 October 2011

HwLDP Reporter's Progress Report - Sept

From THC's 'Development Planning in Highland' blog

"The reporters held two hearing sessions on 27 and 28 September. Topics considered at the hearings include spatial strategy, population growth, housing land requirements and proposed developments in the Inverness-Nairn corridor. In all, some dozen representees took part in the hearings. The hearings have clarified and extended the reporters' understanding of the issues that were under debate.


The reporters have continued to seek additional written information from the council and from those parties who have made representations. They have completed unaccompanied inspections of a number of sites to which reference is made in representations. At this stage they do not envisage there being a need for any inquiry sessions or further hearings. Sections of the report are now being drafted."

THC's Examination web page found here which gives links to Reporter's monthly updates

Information requested to date by Reporters here

A further undermining of public confidence in the planning system

In November 2010 a judicial review took place in the Court of Session in Edinburgh seeking the removal of Hunterston coal fire power station from the National Planning Framework (NPF). The NPF effectively gives any proposal named as a national development (such as Hunterston) 'deemed consent' . This makes it impossible for local people to object to the proposal on the grounds of need. People will be able to influence the detailed design and landscaping, but they cannot influence whether or not the proposal goes ahead, that is effectively decided once the development is named in the NPF.

The case is being made on the grounds that the Scottish Government did not consult the public on the NPF according to standards required by European law.

The text below is taken from the 'Planning Democracy' web site here

Today the judgement on the Hunterston case was finally made 11 months after it was heard in the Court of Session. The case was dismissed on two technicalities. The first of these was ‘title and interest’ and the second ‘mora, taciturnity and aquiesence’ (don’t worry we will explain!)

The judgement says that Marco McGinty, the petitioner, did not have sufficient ‘interest’ to be able to take the case. Although he regularly uses the site to watch birds recreationally, he lives too far away (five miles) and has no private financial interest in it. The judge felt that this meant he had no legitimate right to pursue the case.

It also states that Marco filed his petition too late (this is the mora argument). The court says that he should have put the petition in before the National Planning Framework was published. The reason being that ‘the petitioner’ ought to have been aware of NPF2 in September 2008, a year before the petition was presented. The court stated that “considerable uncertainty would be caused to the planning system if late challenges of the present sort were to be allowed to proceed”.


Marco argued that he did not even know about the NPF2 until July 2009 when he attended a meeting in Largs. It was here that he learnt, not only that there was a document called the NPF2, but that it included something called a national development at Hunterston. The reason he did not know about this was because it was only advertised in the Edinburgh Gazette and on the Scottish Government website and not in any widely read national or local newspapers.


Even if Marco had been aware of the NPF process he wouldn’t have found any mention of Hunterston in the initial consultation document. He would have needed to look out for a document called “National Planning Framework 2: SEA (Strategic Environmental Assessment) Supplementary assessment of the environmental effect of candidate national developments; Environmental Report, annex 2: Consultation paper”, something which the court suggests he was at fault for failing to do.


As soon as he was made aware of the NPF2 and the implications of having Hunterston in it Marco put in for a judicial review immediately. However, the judge felt that this was too late in terms of judicial review proceedings and that the Government had done all they were required to do in terms of advertising and making him aware of the document.


We are very concerned by the implications of this judgement. For a start it suggests that the legal definition of who has a legitimate interest in planning processes is very different from what most of us would consider a common sense view, and from that which typically applies in the planning process. Marco was taking this case in the public interest and to protect an important bird site he cared deeply about, not for his own personal gain. The Scottish interpretation of who has sufficient title and interest to make important challenges such as this is incredibly restricted (far less so than in England where the interpretation is much broader).

The legal system is currently heavily weighted in favour of Government and private property interests. It does not recognise the right of the public to have a voice in legal terms and this weakens our democracy by limiting our ability to hold decision-makers to account.

Planning Democracy also feels that this judgement endorses a frustratingly limited interpretation of consultation that is directly contrary to the spirit of public participation in planning. Indeed, it appears that the drive for more efficient decision-making in planning is limiting the spaces for democratic participation. This means the system is going in the opposite direction from international legislation such as the Aarhus Convention which actively promotes greater public involvement in decisions that affect the environment.

The website of the Edinburgh Gazette admits that it is a highly specialised publication and anyone who has read it will know that it is not a light read. It is highly unlikely that a normal member of the public will “periodically check” the magazine, just in case, as the court suggests Marco should have done. How then is someone who has never heard of the National Planning Framework expected to know about it and get involved in the consultation unless it is widely advertised both nationally and in those areas that are most likely to be affected?

The NPF should be a document that flows from a process of serious debate and discussion, a genuine national conversation about how Scotland should develop. That won’t mean that everyone is happy with the results, but it will mean that decisions are democratically validated.

Unfortunately this isn’t how the NPF2 was produced. There have been record levels of objection to the designation of Hunterston as a national development, nearly 20,000 since the planning application was lodged, but the poorly advertised consultation through which the principle of the development was established (meaning that it is now too late to challenge anything other than the detail of the development) prompted only 26 responses. This suggests a process that failed to engage with many of those, like Marco, who were affected or concerned.

This might suit those who see democracy as a time consuming source of inefficiency and delay, but it also further contributes to people’s mistrust of government and the planning system. By accident or design, the process of designating national developments seems to have minimised the opportunity for people to have a say. The court’s judgement says that the Scottish legal system is happy with that. We disagree.

Thursday, 29 September 2011

HwLDP Hearing over

Oh dear

Did not enjoy that experience one little bit.

Radio silence on that issue from me now until the Reporter's publish their Report.

I cannot say that I am looking forward to the IMFLDP process at all.

Monday, 26 September 2011

Stupidity and Swindles


"Given that most people would agree that people need homes and the environment needs to be protected you wouldn’t have thought it would take too many intelligent people to give the debate a strong rational foundation. But the problem seems to be that to have an informed view you need to be paid, and whoever does the paying calls the tune."
from

The myth spun about Britain is that land is scarce. It is not – landowners are paid to keep it off the market. As a result, we have the smallest, most expensive houses in Europe



Food for thought

Follow up flood meeting date set

The Highland Council has set a date for a second public meeting to discuss flooding on the East side of Inverness. The meeting will be held on Thursday 24 November 2011 at Culloden Academy, Inverness, starting at 7:30pm.

An information booklet “Managing Flood Risk in the Highlands” is about to be published by The Highland Council. The booklet explains the various responsibilities of the Highland Council, Scottish Water, SEPA and property owners for flooding. It also gives advice on how to be prepared, what to do if properties are affected by flooding, and the Council’s role during flooding

More here

Saturday, 17 September 2011

Broadband, Flooding, Wind, Paths, and Biodiversity; Latest Planning Committee Agenda

A meeting of the Planning, Environment and Development Committee will take place in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness onWednesday 21 September 2011 at 10.30am.

(extracts)

3. Presentation on Next Generation Broadband Provision in the Highlands

8. Physical Constraints Supplementary Guidance – Post Consultation Amendments

9. Small-Scale Wind Turbine Supplementary Guidance - Draft

10. Flooding – Draft Supplementary Guidance

11. Highland Council Core Path Plan

13. Outcome of Consultation on Trees, Woodland and Development
Supplementary Guidance

14. Highland Council’s Biodiversity Duty Delivery Plan 2011-14

15. Inverness Airport Business Park – Annual Report

16. Caithness and North Sutherland Regeneration Minutes


links to agenda and hence to reports for items above here

Planning as noted in the Scottish Gov's Economic Strategy

C4: INFRASTRUCTURE DEVELOPMENT AND PLACE

Our focus on Infrastructure Development and Place looks to harness the strength and quality of our cities, towns and rural areas, including coastal communities, and to ensure that Scotland is positioned to take full advantage of the opportunities offered by the digital age and the transition to a low carbon economy.

Our focus on place is also about enhancing the quality of our areas as places to live and work; by improving the overall quality of life in our communities. This is dependent upon the quality and accessibility of the facilities and environment – both physical and natural – in our communities, which will also contribute to our ambitions for a healthier Scotland.

Achieving our Purpose requires a planning system that both protects the quality of Scotland’s natural and built environment as an asset for sustainable economic growth and enables the
development of growth-enhancing activities across Scotland.

More here


A view of a planning system

"Planning is essential in order to ensure developments benefit those in most need. Thus council housing is more important than the highly profitable buy-to-rent sector.

Greenbelts and national parks are actually more important than motorways and business parks - protecting our environment and our communities ought to be at the heart of the planning process, not at the disposal end of it."

More here