Login
Get your free website from Spanglefish

Craignish Glebe Development Proposal

 

Current Situation.

There is an established need for affordable housing in Craignish and over the years there have been various attempts to address this need. The latest proposal is being led by the Church which, having had an initial planning application refused, has withdrawn that application and submitted a slightly amended new one. The deadline for comments on this is September 27th 2013.

 

Although the number of private plots in the new application has been reduced from 5 to 4 the fact that the application is not for 100% affordable housing is still at variance with both the Council’s local plan and the Community Plan (which had input from and the support of, a wide cross section of the community). Because of the constraints under which Fyne Homes operates, the planned houses are not appropriate for a rural area. Additionally, even with a Local Letting Initiative it is unlikely that the houses will all be allocated to local people; there is no guarantee that the mix of houses planned corresponds in any way to the needs within the community.

 

In June 2013, Craignish Community Company (C3), which is an approved Rural Housing Body, was made aware of funding available for land purchase through the Scottish Land Fund (SLF). The SLF will fund up to 95% of the acquisition costs of land or property (up to £750,000 as long as it is for community benefit) plus a further £50,000 over 2 years for project development.

 

C3 assisted by the local Scottish Land Fund adviser has been working on an alternative proposal for the Glebe which would deliver a sympathetic low level development of affordable housing together with the assurance that the local community would have control over the allocations policy. Local jobs could be created in the development and delivery of the project. At a special meeting of Craignish Community Council which was called to discuss the Church’s planning application for the Glebe, the Community Council voted to object to the Church’s application and to support C3’s initiative.

 

Proposal

  • C3 should offer to buy the Lower Glebe from the General Trustees of the Church of Scotland at its open market value (subject to C3 raising the requisite amount of money through the Scottish Land Fund (95%) + applicant’s contribution (5%).
  • C3 will submit an application to the SLF for project development funding in order to employ a project manager, to cover professional fees, planning application and building warrant.
  •  Applications will be made to the Big Lottery (Growing Community Assets), private trusts and foundations and individuals for the requisite funds to build up to 5 houses initially. The remainder of the land will be ‘banked’ for future community use – open space, more social housing, sheltered housing etc.
  • A new Craignish Housing Association will be formed to build and manage the project

 

Strengths

  • This development of the Glebe would comply with the local and community plans and would be developed with and approved by, the local community.
  • Using the skills within the community an imaginative low impact development would be developed.
  • The community would have control over the allocations policy.
  • The undeveloped part of the site would be available to the community in perpetuity.
  • The architect has already done a great deal of the pre-planning work on the site.
  • The Church of Scotland would get all the money for the site up front rather than waiting until plots were sold off
  • The units could be designed to match the current needs of the community as shown in the needs survey. There is a wealth of experience in other similar communities to draw on.
  • The community would be consulted throughout the whole process.

 

Opportunities

  • In general the community does not want any building on Craignish Glebe but it would be prepared to accept affordable housing. This proposal is an opportunity to comply with the wishes of the community.
  • This is an opportunity to develop social housing without deviating from Argyll & Bute Council’s Local Plan or the Craignish Community Plan.
  • There is an opportunity to develop innovative low impact houses which meet local need rather than standard housing association properties.
  • There is an opportunity to phase the development to respond to changing local needs.
  • There is the opportunity to use local builders if they meet the set criteria. Local builders could offer apprenticeships and work experience to local young people.
  • There is the potential for income generation and job creation both before, during and post development.
  • There would be the potential for some self build plots with a rural burden imposed. These would enable people to become home owners while ensuring that any properties sold on would go to local people.

 

A detailed Risk Assessment has been undertaken to consider all the key risks to C3’s ability to deliver the programme.

 

Risk

L/M/H

Impact

L/M/H

Mitigation

The Church does not wish to sell to C3

M

H

Convince the Church that the scheme meets its aspirations and objectives

C3 fails to get SLF funding

L

H

Deliver a robust application ensuring that the project meets the 4 major SLF requirements

C3 does not have the capacity to deliver the project

L

M

C3 will use the experience of the directors plus other professionals in the community. In addition support will be received from the SLF Development Officer and the Development Trust Association Scotland (DTAS). Other similar projects will be visited/consulted.

The Community does not support C3’s proposal

L

H

Ensure that C3 and the project officer work closely with the community throughout.

C3 cannot get planning permission for the scheme

L

H

Work with the Planners and the community to design an acceptable scheme. The Glebe is zoned in the Local Plan as a PDA for 100% Affordable Housing so there is a presumption in favour of development as long as the scheme is designed with the co-operation of the Planners and the community.

C3 does not get funding for the development

L

H

Explore all funding options including accessing the SHIP money. Sell off land for self-build plots (with a Rural Burden) to help fund rented accommodation.

C3 collapses/loses interest

L

M

Initial capacity has been established. Longer term, as a democratic organisation the community will elect a board capable of taking the project forward

 

Capacity

The Board of C3 collectively has a range of relevant skills including:

Project Management, Financial Management, Business Management, Fund Raising and Community Development. Past and present activities and achievements include:

  • Raising £600,000 and overseeing the building of a new Village Hall in Craignish.
  • Project managing the building of a large house.
  • Running a flourishing Village Store
  • Acting as advisers on financial matters and fundraising for a £5m development in a nearby village.
  • Liaising with the wider community and conducting surveys.

In addition, C3 will be working closely with Craignish Community Council the current members of which have the following skills:

Administration, Marketing, Business Management, Construction.

 

Other professional members of the community also act as consultants to C3 including an Architect, a Landscape Architect and a Building Project Manager. All of these have a proven track record of service within the community.

 

In addition C3 is working closely with Highlands & Islands Enterprise Scottish Land Fund Adviser and has sought advice from two other communities (Iona and Crianlarich) which have affordable properties in community ownership. As a member of the DTAS, C3 has access to a range of relevant advice and support from that organisation. C3 will also work with the Planning department of Argyll & Bute Council.

 

Estimated Timetable

 

By

Key individuals/ organisations

Achieved

Secure community approval to C3’s plans

Sept/ Oct 2013

C3

Craignish Community Council

 

Open negotiations with General Trustees to acquire site

Sept/ Nov 2013

C3

 

Continue Housing Needs Survey

Sept/ Nov 2013

C3

Craignish CC

 

Draft SLF application

Oct/ Nov 2013

C3/ SLF Adviser

 

Submit SLF application for capital and revenue funding

Nov 2013

C3/ SLF Adviser

 

SLF approval

Jan 2014

 

 

Complete acquisition of site

March 2014

C3

 

Appoint project officer (funded by SLF) to develop designs in conjunction with local community

April/ May 2014

C3

 

Appoint professional team to assist C3 in delivery

June 2014

C3

 

Identify possible funding sources for capital development of houses

April – June 2014

Project Officer/ C3

 

Negotiations with planners and roads dept. over scheme

June – August 2014

Professional team

 

Draft designs available for consultation

September 2014

Professional team/ C3/ community

 

Planning application submitted

October 2014

Professional adviser

 

Funding for capital works secured

October 2014

 

 

Consult and agree housing allocation and management policy

August – October 2014

C3/ community

 

Planning and Building Warrant secured

December – January 2015

 

 

Start on site

April 2015

Building Contractors/ C3/ Professional Team

 

Applications for housing tenancies

April 2015

Community

 

Housing complete

October 2015

 

 

First tenants move in

October 2015

 

 

Ongoing needs analysis and development of options for future use of the site

Ongoing

C3/ community

 

 Development proposal – Craignish Glebe

Current Situation.

There is an established need for affordable housing in Craignish and over the years there have been various attempts to address this need. The latest proposal is being led by the Church which, having had an initial planning application refused, has withdrawn that application and submitted a slightly amended new one. The deadline for comments on this is September 27th 2013.

 

Although the number of private plots in the new application has been reduced from 5 to 4 the fact that the application is not for 100% affordable housing is still at variance with both the Council’s local plan and the Community Plan (which had input from and the support of, a wide cross section of the community). Because of the constraints under which Fyne Homes operates, the planned houses are not appropriate for a rural area. Additionally, even with a Local Letting Initiative it is unlikely that the houses will all be allocated to local people; there is no guarantee that the mix of houses planned corresponds in any way to the needs within the community.

 

In June 2013, Craignish Community Company (C3), which is an approved Rural Housing Body, was made aware of funding available for land purchase through the Scottish Land Fund (SLF). The SLF will fund up to 95% of the acquisition costs of land or property (up to £750,000 as long as it is for community benefit) plus a further £50,000 over 2 years for project development.

 

C3 assisted by the local Scottish Land Fund adviser has been working on an alternative proposal for the Glebe which would deliver a sympathetic low level development of affordable housing together with the assurance that the local community would have control over the allocations policy. Local jobs could be created in the development and delivery of the project. At a special meeting of Craignish Community Council which was called to discuss the Church’s planning application for the Glebe, the Community Council voted to object to the Church’s application and to support C3’s initiative.

 

Proposal

  • C3 should offer to buy the Lower Glebe from the General Trustees of the Church of Scotland at its open market value (subject to C3 raising the requisite amount of money through the Scottish Land Fund (95%) + applicant’s contribution (5%).
  • C3 will submit an application to the SLF for project development funding in order to employ a project manager, to cover professional fees, planning application and building warrant.
  •  Applications will be made to the Big Lottery (Growing Community Assets), private trusts and foundations and individuals for the requisite funds to build up to 5 houses initially. The remainder of the land will be ‘banked’ for future community use – open space, more social housing, sheltered housing etc.
  • A new Craignish Housing Association will be formed to build and manage the project

 

Strengths

  • This development of the Glebe would comply with the local and community plans and would be developed with and approved by, the local community.
  • Using the skills within the community an imaginative low impact development would be developed.
  • The community would have control over the allocations policy.
  • The undeveloped part of the site would be available to the community in perpetuity.
  • The architect has already done a great deal of the pre-planning work on the site.
  • The Church of Scotland would get all the money for the site up front rather than waiting until plots were sold off
  • The units could be designed to match the current needs of the community as shown in the needs survey. There is a wealth of experience in other similar communities to draw on.
  • The community would be consulted throughout the whole process.

 

Opportunities

  • In general the community does not want any building on Craignish Glebe but it would be prepared to accept affordable housing. This proposal is an opportunity to comply with the wishes of the community.
  • This is an opportunity to develop social housing without deviating from Argyll & Bute Council’s Local Plan or the Craignish Community Plan.
  • There is an opportunity to develop innovative low impact houses which meet local need rather than standard housing association properties.
  • There is an opportunity to phase the development to respond to changing local needs.
  • There is the opportunity to use local builders if they meet the set criteria. Local builders could offer apprenticeships and work experience to local young people.
  • There is the potential for income generation and job creation both before, during and post development.
  • There would be the potential for some self build plots with a rural burden imposed. These would enable people to become home owners while ensuring that any properties sold on would go to local people.

 

A detailed Risk Assessment has been undertaken to consider all the key risks to C3’s ability to deliver the programme.

 

Risk

L/M/H

Impact

L/M/H

Mitigation

The Church does not wish to sell to C3

M

H

Convince the Church that the scheme meets its aspirations and objectives

C3 fails to get SLF funding

L

H

Deliver a robust application ensuring that the project meets the 4 major SLF requirements

C3 does not have the capacity to deliver the project

L

M

C3 will use the experience of the directors plus other professionals in the community. In addition support will be received from the SLF Development Officer and the Development Trust Association Scotland (DTAS). Other similar projects will be visited/consulted.

The Community does not support C3’s proposal

L

H

Ensure that C3 and the project officer work closely with the community throughout.

C3 cannot get planning permission for the scheme

L

H

Work with the Planners and the community to design an acceptable scheme. The Glebe is zoned in the Local Plan as a PDA for 100% Affordable Housing so there is a presumption in favour of development as long as the scheme is designed with the co-operation of the Planners and the community.

C3 does not get funding for the development

L

H

Explore all funding options including accessing the SHIP money. Sell off land for self-build plots (with a Rural Burden) to help fund rented accommodation.

C3 collapses/loses interest

L

M

Initial capacity has been established. Longer term, as a democratic organisation the community will elect a board capable of taking the project forward

 

Capacity

The Board of C3 collectively has a range of relevant skills including:

Project Management, Financial Management, Business Management, Fund Raising and Community Development. Past and present activities and achievements include:

  • Raising £600,000 and overseeing the building of a new Village Hall in Craignish.
  • Project managing the building of a large house.
  • Running a flourishing Village Store
  • Acting as advisers on financial matters and fundraising for a £5m development in a nearby village.
  • Liaising with the wider community and conducting surveys.

In addition, C3 will be working closely with Craignish Community Council the current members of which have the following skills:

Administration, Marketing, Business Management, Construction.

 

Other professional members of the community also act as consultants to C3 including an Architect, a Landscape Architect and a Building Project Manager. All of these have a proven track record of service within the community.

 

In addition C3 is working closely with Highlands & Islands Enterprise Scottish Land Fund Adviser and has sought advice from two other communities (Iona and Crianlarich) which have affordable properties in community ownership. As a member of the DTAS, C3 has access to a range of relevant advice and support from that organisation. C3 will also work with the Planning department of Argyll & Bute Council.

 

Estimated Timetable

 

By

Key individuals/ organisations

Achieved

Secure community approval to C3’s plans

Sept/ Oct 2013

C3

Craignish Community Council

 

Open negotiations with General Trustees to acquire site

Sept/ Nov 2013

C3

 

Continue Housing Needs Survey

Sept/ Nov 2013

C3

Craignish CC

 

Draft SLF application

Oct/ Nov 2013

C3/ SLF Adviser

 

Submit SLF application for capital and revenue funding

Nov 2013

C3/ SLF Adviser

 

SLF approval

Jan 2014

 

 

Complete acquisition of site

March 2014

C3

 

Appoint project officer (funded by SLF) to develop designs in conjunction with local community

April/ May 2014

C3

 

Appoint professional team to assist C3 in delivery

June 2014

C3

 

Identify possible funding sources for capital development of houses

April – June 2014

Project Officer/ C3

 

Negotiations with planners and roads dept. over scheme

June – August 2014

Professional team

 

Draft designs available for consultation

September 2014

Professional team/ C3/ community

 

Planning application submitted

October 2014

Professional adviser

 

Funding for capital works secured

October 2014

 

 

Consult and agree housing allocation and management policy

August – October 2014

C3/ community

 

Planning and Building Warrant secured

December – January 2015

 

 

Start on site

April 2015

Building Contractors/ C3/ Professional Team

 

Applications for housing tenancies

April 2015

Community

 

Housing complete

October 2015

 

 

First tenants move in

October 2015

 

 

Ongoing needs analysis and development of options for future use of the site

Ongoing

C3/ community

 

 Development proposal – Craignish Glebe

Current Situation.

There is an established need for affordable housing in Craignish and over the years there have been various attempts to address this need. The latest proposal is being led by the Church which, having had an initial planning application refused, has withdrawn that application and submitted a slightly amended new one. The deadline for comments on this is September 27th 2013.

 

Although the number of private plots in the new application has been reduced from 5 to 4 the fact that the application is not for 100% affordable housing is still at variance with both the Council’s local plan and the Community Plan (which had input from and the support of, a wide cross section of the community). Because of the constraints under which Fyne Homes operates, the planned houses are not appropriate for a rural area. Additionally, even with a Local Letting Initiative it is unlikely that the houses will all be allocated to local people; there is no guarantee that the mix of houses planned corresponds in any way to the needs within the community.

 

In June 2013, Craignish Community Company (C3), which is an approved Rural Housing Body, was made aware of funding available for land purchase through the Scottish Land Fund (SLF). The SLF will fund up to 95% of the acquisition costs of land or property (up to £750,000 as long as it is for community benefit) plus a further £50,000 over 2 years for project development.

 

C3 assisted by the local Scottish Land Fund adviser has been working on an alternative proposal for the Glebe which would deliver a sympathetic low level development of affordable housing together with the assurance that the local community would have control over the allocations policy. Local jobs could be created in the development and delivery of the project. At a special meeting of Craignish Community Council which was called to discuss the Church’s planning application for the Glebe, the Community Council voted to object to the Church’s application and to support C3’s initiative.

 

Proposal

  • C3 should offer to buy the Lower Glebe from the General Trustees of the Church of Scotland at its open market value (subject to C3 raising the requisite amount of money through the Scottish Land Fund (95%) + applicant’s contribution (5%).
  • C3 will submit an application to the SLF for project development funding in order to employ a project manager, to cover professional fees, planning application and building warrant.
  •  Applications will be made to the Big Lottery (Growing Community Assets), private trusts and foundations and individuals for the requisite funds to build up to 5 houses initially. The remainder of the land will be ‘banked’ for future community use – open space, more social housing, sheltered housing etc.
  • A new Craignish Housing Association will be formed to build and manage the project

 

Strengths

  • This development of the Glebe would comply with the local and community plans and would be developed with and approved by, the local community.
  • Using the skills within the community an imaginative low impact development would be developed.
  • The community would have control over the allocations policy.
  • The undeveloped part of the site would be available to the community in perpetuity.
  • The architect has already done a great deal of the pre-planning work on the site.
  • The Church of Scotland would get all the money for the site up front rather than waiting until plots were sold off
  • The units could be designed to match the current needs of the community as shown in the needs survey. There is a wealth of experience in other similar communities to draw on.
  • The community would be consulted throughout the whole process.

 

Opportunities

  • In general the community does not want any building on Craignish Glebe but it would be prepared to accept affordable housing. This proposal is an opportunity to comply with the wishes of the community.
  • This is an opportunity to develop social housing without deviating from Argyll & Bute Council’s Local Plan or the Craignish Community Plan.
  • There is an opportunity to develop innovative low impact houses which meet local need rather than standard housing association properties.
  • There is an opportunity to phase the development to respond to changing local needs.
  • There is the opportunity to use local builders if they meet the set criteria. Local builders could offer apprenticeships and work experience to local young people.
  • There is the potential for income generation and job creation both before, during and post development.
  • There would be the potential for some self build plots with a rural burden imposed. These would enable people to become home owners while ensuring that any properties sold on would go to local people.

 

A detailed Risk Assessment has been undertaken to consider all the key risks to C3’s ability to deliver the programme.

 

Risk

L/M/H

Impact

L/M/H

Mitigation

The Church does not wish to sell to C3

M

H

Convince the Church that the scheme meets its aspirations and objectives

C3 fails to get SLF funding

L

H

Deliver a robust application ensuring that the project meets the 4 major SLF requirements

C3 does not have the capacity to deliver the project

L

M

C3 will use the experience of the directors plus other professionals in the community. In addition support will be received from the SLF Development Officer and the Development Trust Association Scotland (DTAS). Other similar projects will be visited/consulted.

The Community does not support C3’s proposal

L

H

Ensure that C3 and the project officer work closely with the community throughout.

C3 cannot get planning permission for the scheme

L

H

Work with the Planners and the community to design an acceptable scheme. The Glebe is zoned in the Local Plan as a PDA for 100% Affordable Housing so there is a presumption in favour of development as long as the scheme is designed with the co-operation of the Planners and the community.

C3 does not get funding for the development

L

H

Explore all funding options including accessing the SHIP money. Sell off land for self-build plots (with a Rural Burden) to help fund rented accommodation.

C3 collapses/loses interest

L

M

Initial capacity has been established. Longer term, as a democratic organisation the community will elect a board capable of taking the project forward

 

Capacity

The Board of C3 collectively has a range of relevant skills including:

Project Management, Financial Management, Business Management, Fund Raising and Community Development. Past and present activities and achievements include:

  • Raising £600,000 and overseeing the building of a new Village Hall in Craignish.
  • Project managing the building of a large house.
  • Running a flourishing Village Store
  • Acting as advisers on financial matters and fundraising for a £5m development in a nearby village.
  • Liaising with the wider community and conducting surveys.

In addition, C3 will be working closely with Craignish Community Council the current members of which have the following skills:

Administration, Marketing, Business Management, Construction.

 

Other professional members of the community also act as consultants to C3 including an Architect, a Landscape Architect and a Building Project Manager. All of these have a proven track record of service within the community.

 

In addition C3 is working closely with Highlands & Islands Enterprise Scottish Land Fund Adviser and has sought advice from two other communities (Iona and Crianlarich) which have affordable properties in community ownership. As a member of the DTAS, C3 has access to a range of relevant advice and support from that organisation. C3 will also work with the Planning department of Argyll & Bute Council.

 

Estimated Timetable

 

By

Key individuals/ organisations

Achieved

Secure community approval to C3’s plans

Sept/ Oct 2013

C3

Craignish Community Council

 

Open negotiations with General Trustees to acquire site

Sept/ Nov 2013

C3

 

Continue Housing Needs Survey

Sept/ Nov 2013

C3

Craignish CC

 

Draft SLF application

Oct/ Nov 2013

C3/ SLF Adviser

 

Submit SLF application for capital and revenue funding

Nov 2013

C3/ SLF Adviser

 

SLF approval

Jan 2014

 

 

Complete acquisition of site

March 2014

C3

 

Appoint project officer (funded by SLF) to develop designs in conjunction with local community

April/ May 2014

C3

 

Appoint professional team to assist C3 in delivery

June 2014

C3

 

Identify possible funding sources for capital development of houses

April – June 2014

Project Officer/ C3

 

Negotiations with planners and roads dept. over scheme

June – August 2014

Professional team

 

Draft designs available for consultation

September 2014

Professional team/ C3/ community

 

Planning application submitted

October 2014

Professional adviser

 

Funding for capital works secured

October 2014

 

 

Consult and agree housing allocation and management policy

August – October 2014

C3/ community

 

Planning and Building Warrant secured

December – January 2015

 

 

Start on site

April 2015

Building Contractors/ C3/ Professional Team

 

Applications for housing tenancies

April 2015

Community

 

Housing complete

October 2015

 

 

First tenants move in

October 2015

 

 

Ongoing needs analysis and development of options for future use of the site

Ongoing

C3/ community

 

 Development proposal – Craignish Glebe

Current Situation.

There is an established need for affordable housing in Craignish and over the years there have been various attempts to address this need. The latest proposal is being led by the Church which, having had an initial planning application refused, has withdrawn that application and submitted a slightly amended new one. The deadline for comments on this is September 27th 2013.

 

Although the number of private plots in the new application has been reduced from 5 to 4 the fact that the application is not for 100% affordable housing is still at variance with both the Council’s local plan and the Community Plan (which had input from and the support of, a wide cross section of the community). Because of the constraints under which Fyne Homes operates, the planned houses are not appropriate for a rural area. Additionally, even with a Local Letting Initiative it is unlikely that the houses will all be allocated to local people; there is no guarantee that the mix of houses planned corresponds in any way to the needs within the community.

 

In June 2013, Craignish Community Company (C3), which is an approved Rural Housing Body, was made aware of funding available for land purchase through the Scottish Land Fund (SLF). The SLF will fund up to 95% of the acquisition costs of land or property (up to £750,000 as long as it is for community benefit) plus a further £50,000 over 2 years for project development.

 

C3 assisted by the local Scottish Land Fund adviser has been working on an alternative proposal for the Glebe which would deliver a sympathetic low level development of affordable housing together with the assurance that the local community would have control over the allocations policy. Local jobs could be created in the development and delivery of the project. At a special meeting of Craignish Community Council which was called to discuss the Church’s planning application for the Glebe, the Community Council voted to object to the Church’s application and to support C3’s initiative.

 

Proposal

  • C3 should offer to buy the Lower Glebe from the General Trustees of the Church of Scotland at its open market value (subject to C3 raising the requisite amount of money through the Scottish Land Fund (95%) + applicant’s contribution (5%).
  • C3 will submit an application to the SLF for project development funding in order to employ a project manager, to cover professional fees, planning application and building warrant.
  •  Applications will be made to the Big Lottery (Growing Community Assets), private trusts and foundations and individuals for the requisite funds to build up to 5 houses initially. The remainder of the land will be ‘banked’ for future community use – open space, more social housing, sheltered housing etc.
  • A new Craignish Housing Association will be formed to build and manage the project

 

Strengths

  • This development of the Glebe would comply with the local and community plans and would be developed with and approved by, the local community.
  • Using the skills within the community an imaginative low impact development would be developed.
  • The community would have control over the allocations policy.
  • The undeveloped part of the site would be available to the community in perpetuity.
  • The architect has already done a great deal of the pre-planning work on the site.
  • The Church of Scotland would get all the money for the site up front rather than waiting until plots were sold off
  • The units could be designed to match the current needs of the community as shown in the needs survey. There is a wealth of experience in other similar communities to draw on.
  • The community would be consulted throughout the whole process.

 

Opportunities

  • In general the community does not want any building on Craignish Glebe but it would be prepared to accept affordable housing. This proposal is an opportunity to comply with the wishes of the community.
  • This is an opportunity to develop social housing without deviating from Argyll & Bute Council’s Local Plan or the Craignish Community Plan.
  • There is an opportunity to develop innovative low impact houses which meet local need rather than standard housing association properties.
  • There is an opportunity to phase the development to respond to changing local needs.
  • There is the opportunity to use local builders if they meet the set criteria. Local builders could offer apprenticeships and work experience to local young people.
  • There is the potential for income generation and job creation both before, during and post development.
  • There would be the potential for some self build plots with a rural burden imposed. These would enable people to become home owners while ensuring that any properties sold on would go to local people.

 

A detailed Risk Assessment has been undertaken to consider all the key risks to C3’s ability to deliver the programme.

 

Risk

L/M/H

Impact

L/M/H

Mitigation

The Church does not wish to sell to C3

M

H

Convince the Church that the scheme meets its aspirations and objectives

C3 fails to get SLF funding

L

H

Deliver a robust application ensuring that the project meets the 4 major SLF requirements

C3 does not have the capacity to deliver the project

L

M

C3 will use the experience of the directors plus other professionals in the community. In addition support will be received from the SLF Development Officer and the Development Trust Association Scotland (DTAS). Other similar projects will be visited/consulted.

The Community does not support C3’s proposal

L

H

Ensure that C3 and the project officer work closely with the community throughout.

C3 cannot get planning permission for the scheme

L

H

Work with the Planners and the community to design an acceptable scheme. The Glebe is zoned in the Local Plan as a PDA for 100% Affordable Housing so there is a presumption in favour of development as long as the scheme is designed with the co-operation of the Planners and the community.

C3 does not get funding for the development

L

H

Explore all funding options including accessing the SHIP money. Sell off land for self-build plots (with a Rural Burden) to help fund rented accommodation.

C3 collapses/loses interest

L

M

Initial capacity has been established. Longer term, as a democratic organisation the community will elect a board capable of taking the project forward

 

Capacity

The Board of C3 collectively has a range of relevant skills including:

Project Management, Financial Management, Business Management, Fund Raising and Community Development. Past and present activities and achievements include:

  • Raising £600,000 and overseeing the building of a new Village Hall in Craignish.
  • Project managing the building of a large house.
  • Running a flourishing Village Store
  • Acting as advisers on financial matters and fundraising for a £5m development in a nearby village.
  • Liaising with the wider community and conducting surveys.

In addition, C3 will be working closely with Craignish Community Council the current members of which have the following skills:

Administration, Marketing, Business Management, Construction.

 

Other professional members of the community also act as consultants to C3 including an Architect, a Landscape Architect and a Building Project Manager. All of these have a proven track record of service within the community.

 

In addition C3 is working closely with Highlands & Islands Enterprise Scottish Land Fund Adviser and has sought advice from two other communities (Iona and Crianlarich) which have affordable properties in community ownership. As a member of the DTAS, C3 has access to a range of relevant advice and support from that organisation. C3 will also work with the Planning department of Argyll & Bute Council.

 

Estimated Timetable

 

By

Key individuals/ organisations

Achieved

Secure community approval to C3’s plans

Sept/ Oct 2013

C3

Craignish Community Council

 

Open negotiations with General Trustees to acquire site

Sept/ Nov 2013

C3

 

Continue Housing Needs Survey

Sept/ Nov 2013

C3

Craignish CC

 

Draft SLF application

Oct/ Nov 2013

C3/ SLF Adviser

 

Submit SLF application for capital and revenue funding

Nov 2013

C3/ SLF Adviser

 

SLF approval

Jan 2014

 

 

Complete acquisition of site

March 2014

C3

 

Appoint project officer (funded by SLF) to develop designs in conjunction with local community

April/ May 2014

C3

 

Appoint professional team to assist C3 in delivery

June 2014

C3

 

Identify possible funding sources for capital development of houses

April – June 2014

Project Officer/ C3

 

Negotiations with planners and roads dept. over scheme

June – August 2014

Professional team

 

Draft designs available for consultation

September 2014

Professional team/ C3/ community

 

Planning application submitted

October 2014

Professional adviser

 

Funding for capital works secured

October 2014

 

 

Consult and agree housing allocation and management policy

August – October 2014

C3/ community

 

Planning and Building Warrant secured

December – January 2015

 

 

Start on site

April 2015

Building Contractors/ C3/ Professional Team

 

Applications for housing tenancies

April 2015

Community

 

Housing complete

October 2015

 

 

First tenants move in

October 2015

 

 

Ongoing needs analysis and development of options for future use of the site

Ongoing

C3/ community

 

 Development proposal – Craignish Glebe

Current Situation.

There is an established need for affordable housing in Craignish and over the years there have been various attempts to address this need. The latest proposal is being led by the Church which, having had an initial planning application refused, has withdrawn that application and submitted a slightly amended new one. The deadline for comments on this is September 27th 2013.

 

Although the number of private plots in the new application has been reduced from 5 to 4 the fact that the application is not for 100% affordable housing is still at variance with both the Council’s local plan and the Community Plan (which had input from and the support of, a wide cross section of the community). Because of the constraints under which Fyne Homes operates, the planned houses are not appropriate for a rural area. Additionally, even with a Local Letting Initiative it is unlikely that the houses will all be allocated to local people; there is no guarantee that the mix of houses planned corresponds in any way to the needs within the community.

 

In June 2013, Craignish Community Company (C3), which is an approved Rural Housing Body, was made aware of funding available for land purchase through the Scottish Land Fund (SLF). The SLF will fund up to 95% of the acquisition costs of land or property (up to £750,000 as long as it is for community benefit) plus a further £50,000 over 2 years for project development.

 

C3 assisted by the local Scottish Land Fund adviser has been working on an alternative proposal for the Glebe which would deliver a sympathetic low level development of affordable housing together with the assurance that the local community would have control over the allocations policy. Local jobs could be created in the development and delivery of the project. At a special meeting of Craignish Community Council which was called to discuss the Church’s planning application for the Glebe, the Community Council voted to object to the Church’s application and to support C3’s initiative.

 

Proposal

  • C3 should offer to buy the Lower Glebe from the General Trustees of the Church of Scotland at its open market value (subject to C3 raising the requisite amount of money through the Scottish Land Fund (95%) + applicant’s contribution (5%).
  • C3 will submit an application to the SLF for project development funding in order to employ a project manager, to cover professional fees, planning application and building warrant.
  •  Applications will be made to the Big Lottery (Growing Community Assets), private trusts and foundations and individuals for the requisite funds to build up to 5 houses initially. The remainder of the land will be ‘banked’ for future community use – open space, more social housing, sheltered housing etc.
  • A new Craignish Housing Association will be formed to build and manage the project

 

Strengths

  • This development of the Glebe would comply with the local and community plans and would be developed with and approved by, the local community.
  • Using the skills within the community an imaginative low impact development would be developed.
  • The community would have control over the allocations policy.
  • The undeveloped part of the site would be available to the community in perpetuity.
  • The architect has already done a great deal of the pre-planning work on the site.
  • The Church of Scotland would get all the money for the site up front rather than waiting until plots were sold off
  • The units could be designed to match the current needs of the community as shown in the needs survey. There is a wealth of experience in other similar communities to draw on.
  • The community would be consulted throughout the whole process.

 

Opportunities

  • In general the community does not want any building on Craignish Glebe but it would be prepared to accept affordable housing. This proposal is an opportunity to comply with the wishes of the community.
  • This is an opportunity to develop social housing without deviating from Argyll & Bute Council’s Local Plan or the Craignish Community Plan.
  • There is an opportunity to develop innovative low impact houses which meet local need rather than standard housing association properties.
  • There is an opportunity to phase the development to respond to changing local needs.
  • There is the opportunity to use local builders if they meet the set criteria. Local builders could offer apprenticeships and work experience to local young people.
  • There is the potential for income generation and job creation both before, during and post development.
  • There would be the potential for some self build plots with a rural burden imposed. These would enable people to become home owners while ensuring that any properties sold on would go to local people.

 

A detailed Risk Assessment has been undertaken to consider all the key risks to C3’s ability to deliver the programme.

 

Risk

L/M/H

Impact

L/M/H

Mitigation

The Church does not wish to sell to C3

M

H

Convince the Church that the scheme meets its aspirations and objectives

C3 fails to get SLF funding

L

H

Deliver a robust application ensuring that the project meets the 4 major SLF requirements

C3 does not have the capacity to deliver the project

L

M

C3 will use the experience of the directors plus other professionals in the community. In addition support will be received from the SLF Development Officer and the Development Trust Association Scotland (DTAS). Other similar projects will be visited/consulted.

The Community does not support C3’s proposal

L

H

Ensure that C3 and the project officer work closely with the community throughout.

C3 cannot get planning permission for the scheme

L

H

Work with the Planners and the community to design an acceptable scheme. The Glebe is zoned in the Local Plan as a PDA for 100% Affordable Housing so there is a presumption in favour of development as long as the scheme is designed with the co-operation of the Planners and the community.

C3 does not get funding for the development

L

H

Explore all funding options including accessing the SHIP money. Sell off land for self-build plots (with a Rural Burden) to help fund rented accommodation.

C3 collapses/loses interest

L

M

Initial capacity has been established. Longer term, as a democratic organisation the community will elect a board capable of taking the project forward

 

Capacity

The Board of C3 collectively has a range of relevant skills including:

Project Management, Financial Management, Business Management, Fund Raising and Community Development. Past and present activities and achievements include:

  • Raising £600,000 and overseeing the building of a new Village Hall in Craignish.
  • Project managing the building of a large house.
  • Running a flourishing Village Store
  • Acting as advisers on financial matters and fundraising for a £5m development in a nearby village.
  • Liaising with the wider community and conducting surveys.

In addition, C3 will be working closely with Craignish Community Council the current members of which have the following skills:

Administration, Marketing, Business Management, Construction.

 

Other professional members of the community also act as consultants to C3 including an Architect, a Landscape Architect and a Building Project Manager. All of these have a proven track record of service within the community.

 

In addition C3 is working closely with Highlands & Islands Enterprise Scottish Land Fund Adviser and has sought advice from two other communities (Iona and Crianlarich) which have affordable properties in community ownership. As a member of the DTAS, C3 has access to a range of relevant advice and support from that organisation. C3 will also work with the Planning department of Argyll & Bute Council.

 

Estimated Timetable

 

By

Key individuals/ organisations

Achieved

Secure community approval to C3’s plans

Sept/ Oct 2013

C3

Craignish Community Council

 

Open negotiations with General Trustees to acquire site

Sept/ Nov 2013

C3

 

Continue Housing Needs Survey

Sept/ Nov 2013

C3

Craignish CC

 

Draft SLF application

Oct/ Nov 2013

C3/ SLF Adviser

 

Submit SLF application for capital and revenue funding

Nov 2013

C3/ SLF Adviser

 

SLF approval

Jan 2014

 

 

Complete acquisition of site

March 2014

C3

 

Appoint project officer (funded by SLF) to develop designs in conjunction with local community

April/ May 2014

C3

 

Appoint professional team to assist C3 in delivery

June 2014

C3

 

Identify possible funding sources for capital development of houses

April – June 2014

Project Officer/ C3

 

Negotiations with planners and roads dept. over scheme

June – August 2014

Professional team

 

Draft designs available for consultation

September 2014

Professional team/ C3/ community

 

Planning application submitted

October 2014

Professional adviser

 

Funding for capital works secured

October 2014

 

 

Consult and agree housing allocation and management policy

August – October 2014

C3/ community

 

Planning and Building Warrant secured

December – January 2015

 

 

Start on site

April 2015

Building Contractors/ C3/ Professional Team

 

Applications for housing tenancies

April 2015

Community

 

Housing complete

October 2015

 

 

First tenants move in

October 2015

 

 

Ongoing needs analysis and development of options for future use of the site

Ongoing

C3/ community

 

 

Click for Map SSPC - Property in Scotland
site map | cookie policy | privacy policy | accessibility statement