Haughend Second Consultation Event

Key Layout & Design Principles

1. 65 homes, Makers Space (office, food production & craft and design space) and community allotments. The homes will form a series of building groups, with a mix of house sizes, prices and ownership structures (sale, rent , private sale and community ownership) to meet local demand.

2. Our plans are restricted to 65 homes on 11 acres as outlined in yellow on the diagram below, with the remaining land forming a mix of woodland, ponds and grazing.

3.In response to the PH8 survey findings, 23 of the homes will form serviced affordable housing plots integrated throughout the development, with the aim of transferring these to the local community through, for example Dunkeld & Birnam Development Trust, as a long term community asset.

4. The 42 private homes will enable this transfer, built to a high environmental standard to reflect the character of Dunkeld and sold at a broad size and price range to meet local demand.

5. There will be no vehicular access from the development onto Brae Street, with improvements to the Boat Road junction and the potential to enable wider traffic management plans and pedestrian and cycle routes.

6. Detailed work is underway to ensure the 65 homes and workspace do not impact on local services (including the Royal School of Dunkeld primary school and Craigvinean Surgery) and transport, drainage and water infrastructure.

Survey Results Summary

Views: 228
Starts: 177
Submissions: 110
Completion Rate: 62%
Time to Complete: 11min

These results are a summary of both the digital and paper surveys that have been completed following the consultation event held on the 17th November 2023.

People attended or registered their interest at the 17th November 2023 consultation event. 110 completed surveys were submitted either in paper at the event or online. We have set out each question and extracted a broad range of comments received, which largely reflect common themes, to help guide ongoing technical analysis, design work and how we could deliver the project. We have a further survey as part of this second consultation and once complete, we will publish both surveys responses in full, likely to be in spring.

The engagement process was designed to be inclusive with in-person engagement supported with digital information and both an online and paper survey. The results indicate that 8% of the population returned responses.

Through this process we are keen to explore how land at Haughend can assist in addressing the acute housing shortage in Dunkeld & Birnam and the scale, mix and uses to support a vibrant place and high quality of life. We are very keen to explore how we can address comments and explore the opportunities to collaborate with the community on the design, safeguards and approach to delivering the project. We welcome ideas.

The following analysis outlines the responses to the questions posed on the Haughend development. This feedback has been reviewed to inform the design work and evolving thinking on delivery.

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The 5 Key Feedback Themes were:

1. Traffic and Movement

2. Character, Landscape and Sustainability

3. Approach to the rest of the site

4. Housing Tenure and Community Ownership

5. Local Service Provision

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Overriding Theme

How can the acute housing challenges facing Dunkeld & Birnam be addressed at a scale, pace and design that makes a positive contribution to the area without impacting on traffic, local amenities, and the character of the village?

The full survey analysis is contained on the boards on the bottom right button. 

Land Use Zoning at Haughend

Based on the PH8 survey findings and direct contact for houses that we received, our focus is on delivering 65 homes, a Makers Space, allotments and recreation space on land wrapped around the northern part of Haughend.

This leads a proposed development of 65 homes based on 6 building groups on 11 acres, an average density of 6 homes/acre, a Makers Space on 1 acre and allotments on 1 acre.

It is proposed that the remaining 27 acres of land at Haughend will be retained by Atholl Estates and used for surface water drainage and strategic landscaping associated with the development and continued livestock grazing. Reflecting our aim for an ecological approach to designing and maintaining infrastructure to serve the site, particularly surface water, we are promoting a range of wetland drainage ponds that are gravity fed. Due to the size of these ponds and the gradient of the site, this means that 14 acres of land at will be restricted to this use and result in a ‘no build zone’.

To minimise the impact of the development on neighbouring properties on Brae Street we have identified a buffer zone of 2 acres as a ‘no build’ zone.

Both of these zones would be subject to a legal restriction preventing development of these areas.

11 acres of land below Haughend will remain in grazing uses.

Our focus is on delivering the 65 homes, Makers Space, allotments and associated infrastructure on the land shown in this plan and this will form part of future submission to Perth & Kinross Council as part of the new Local Development Plan. This plan will set the policy framework and allocation for development for a 10 year period from 2027-2037 and is at the early stages of preparation.

If the opportunity, shaped through public consultation emerges to advance the delivery of the project to meet local housing needs through a planning application then we would explore this in detail.

Longer term, through for example the subsequent LDP (2037 onwards) there could be the potential for the 11 acres of grazing land (shaded green) to come forward to meet the future housing needs of Dunkeld & Birnam at a similar density. We have no plans for this but, in response to feedback to date, this land could provide further, long term homes of mixed tenure.

We have reviewed the feedback to-date on the layout we presented in November and have responded to the key themes. The consultation boards (which can be viewed HERE) provide an update on the following topics in more depth:

Movement – Analysis of the existing and a range of proposals for wider enhancements, these include; site access, Boat Road, Brae Street and Atholl Street & Street Parking.

Emerging Layout – The masterplan has been technically appraised, and more detail provided on the building groups and locations of the affordable homes.

Affordable Local Homes – More detail on the mechanism to transfer 23 serviced housing plots to the Dunkeld & Birnam District Community Development Trust.

Sustainable Homes – As part of the survey responses the desire for sustainable, low energy homes was highlighted and we have developed typical layouts, that reflect the style and character of Dunkeld and Birnam.

Local Service Provision – Data has been provided on the school roll and the performance of the health service.

Makers Space – In response to local enquiries for makers space we believe the steadings and farmhouse at Haughend could provide a wonderful series of spaces for a range of commercial activities.

The survey is now closed.

Your time and comments are greatly appreciated. We will review all comments to inform the evolution of the layout, design and approach to delivery. We are committed to working with the community and interest groups in delivering the ambition for the project, we hope this exhibition has been helpful and we welcome any ideas to support further engagement and involvement in the plans. Our next steps are to review all feedback from this consultation alongside the responses to November 2023. Alongside ongoing work on (i) traffic surveys & ecology surveys (ii) exploring the approach to delivering affordable homes and (iii) providing reassurance on the remaining land, we propose making all this material available, for further community review. This will assist us in refining the plans for Haughend and the approach to bringing this forward to address the overriding theme that has emerged through consultation to-date of ‘How can the acute housing challenges facing Dunkeld & Birnam be addressed at a scale, pace and design that makes a positive contribution to the area without impacting traffic, local amenities and the character of the village.

Please note that any comments made are not representations to Perth & Kinross Council. If a planning application is submitted there will be an opportunity to make representations to Perth & Kinross Council.