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This page contains a report by Dr Gus Jones of the Badenoch & Strathspey Conservation Group (BCSG) for Scottish Environment LINK, concerning a proposed development at School Wood, Nethybridge by Eagle Star.
SWLG sent in a letter of objection to this scheme. This is an important issue locally and the principles are important nationally.
12 July 2001
Badenoch & Strathspey Conservation Group (BCSG) report
Planning application by Eagle Star to build 48 houses and a business site in School Wood, Nethybridge.
Update for Scottish Environment LINK
Background
A number of Scottish Environment LINK members and other organisations sent in representations to the planners on this application. The owner, Eagle Star, started with the advantage of an allocation (won after a Local Plan Inquiry in 1994) of 40 houses on 6.1ha, and a business site (0.2ha), within School Wood. The recent planning application was for 48 houses on 10.26ha.At the time of the Local Planning Inquiry, Scottish Natural Heritage (SNH) objected to this allocation, but later withdrew their objection (one of 38 they had at the time to Highland Council's draft local plan). The case against the application was not helped by an SNH report produced in February that seriously underestimated the natural heritage importance of this site. However expert critiques of SNH's report were circulated as part of the planning papers, and probably helped to undermine it. Also Badenoch and Strathspey Conservation Group (BSCG) produced a more detailed report into the natural heritage interests School Wood* and this was circulated to Councillors prior to their official site visit. The BSCG report has strengthened the evidence for the high natural heritage importance of this woodland. School Wood is already listed within the Ancient and Semi-Natural Woodland Inventory, and BSCG now considers that it also merits consideration for inclusion in the Caledonian Pinewood Inventory. Meanwhile Eagle Star refers to School Wood as "a failed plantation" and as "low grade commercial forestry". Some have observed they seek to minimize its real value so as to maximize their profits from its destruction.
* "New Observations on The Natural Heritage Interest of School Wood" Available to other Link members. We are conscious that we have not covered archaeological interests in this.
Hearing Outcome
Highland Council planners, in their report into the application, recommended that Councillors should be "minded to approve", subject to minor modifications. Instead the five Councillors unanimously rejected the application, but left it open for the applicant to resubmit a revised outline application for no more than 40 houses, of which 20 are to be self build plots, and of those 10 to be "affordable". (None of these details are mentioned in the "reasons for rejection" report that has been sent out following the meeting).The decision has been quite heartening from a conservation viewpoint. The unanimous decision of the councillors to go against the recommendation of their planners is not common in Highland Region when favouring conservation as opposed to development interests. It has so far received some coverage in the Scottish press (Glasgow Herald, Scotsman, P and J, Strathspey and Badenoch Herald, with a further piece about alleged disregard for 'Nolan principles' in the Press and journal 3 July). Scottish Natural Heritage and the Cairngorms Partnership, whose names have been repeatedly used by Eagle Star in making their case, may find food for thought in the Councillors decision.
Eagle Star may appeal or come back with a revised application. As they have the option of resubmitting they may be less inclined to appeal. The terms under which they have been invited to resubmit (with fewer houses and an element of self build and affordable houses in the scheme) will be less financially attractive to them given infra structure costs, such as sewerage and roads.
Although not reported in the press, the local Councillor has stated that he would never support housing development in the rest of the wood, and would press for this zoning to be made clear in the next Local Plan
Further Observations
BSCG's efforts to ensure School Wood is better safeguarded in keeping with the character of 'The Forest Village' of Nethybridge continue. These are linked in with efforts to help capercaillie and ensure better European "Special Protection Area" provision for this species. There are currently two complaints registered with the European Commission concerning inadequate protection for the capercaillie, one as a direct result of the SNH advice over School Wood, mentioned above.BSCG is also attempting to stimulate informed debate about the excessive number of holiday/second/retirement homes in Badenoch and Strathspey, particularly since this is the market for which Eagle Star's development would largely cater. This relates to the wider debate over whether Highland Council should retain their planning powers in the proposed Cairngorms National Park. We strongly favour these powers being transferred to the new National Park Authority.
With regard to safeguarding School Wood and other Eagle Star woodlands within the proposed Cairngorms National Park area we have no illusions as to what we may be up against, but we have reached a point where things are looking a bit brighter than they did a little while ago. We would like to see this as a turning point and we are most grateful for support we have received from within Scottish Environment LINK that has helped fortify the case presented at the hearing.
Best wishes
Dr Gus Jones
for BSCG
bscg@zetnet.co.uk Tel /Fax 01479 821491