COMMUNITY PURCHASE OF DRUMRUNIE ESTATE

1.0 INTRODUCTION

1.1 The Opportunity

This feasibility study was commissioned by the Coigeach Community Company Ltd (CCC) to investigate the opportunities and viability of community purchase of the Drumrunie Forest Estate in Wester Ross. The Estate was put on the market by the Vestey family through agents CKD Galbraith, together with the neighbouring Glencanisp Estate to the north, and the community reacted by submitting an application to register their interest under Part 2 of the Land Reform (Scotland) Act 2003. Registration was accepted by Scottish Parliament Ministers, and CCC has now progressed to the stage of balloting the community on the purchase – informed by this feasibility study.

Drumrunie (Lot 2 in the sales brochure) comprises Drumrunie Estate and one estate house, Keeper’s Cottage in Elphin, which is occupied on a service tenancy by the Drumrunie keeper.

Almost all of the estate land is covered by natural heritage designations, but the estate has not been managed by the current owner in a way that fully respects the responsibilities of these designations.

Together with Glencanisp. Drumrunie is used predominantly for the sporting interest of the owning family and their paying guests, with Glencanisp Lodge as the accommodation base.

This study examines the scope, under community ownership, for the estate to generate enhanced economic, social and environmental benefits, both for the local community and for the public – in particular, visitors to the area.

1.2 The Community’s Response to the Opportunity

A public meeting was held in Achiltibuie on the 13^th of September 2004, at which the possibility of declaring a community interest in a buy out of the Drumrunie Forest Estate was discussed. As a result of those discussions, a steering group was established to progress the matter further.

The steering group held a postal ballot of all of the members of the Coigeach community listed on the current Edited Electoral Roll, and 54% (fifty-four) of the members who were balloted returned signed forms in favour.

The members of the wider community, which includes Elphin, Knockan, Badnaban, Strathcanaird and Strathan, were balloted by post subsequently. Elphin lies within Assynt parish and is thus also included in the area covered by the Assynt Foundation. (see below).

As set out in its Memorandum of Association, CCC’s objects are:

· To conserve and regenerate the Coigeach and Drumrunie Forest area for the benefit of the Coigeach Community (as defined by specific postcode areas) and the wider public.

· To foster, plan and encourage measures that will be of educational, environmental, cultural, social or recreational benefit to the Coigeach Community and the wider public.

· To advance the education of the people of Coigeach and the wider public in the sustainable development of the Coigeach and Drumrunie Forest area.

To further these objects, CCC has a wide range of powers, including the ability to buy land and other property and to borrow money.

CCC is a company limited by guarantee without share capital under the Companies Acts, and its purposes are charitable.

In addition to the above objects, the terms of reference for this study included the intention to achieve re-declaration of NNR (i.e. National Nature Reserve) status for Drumrunie Forest.

As set out in the brief for this study, the Coigeach Community wishes to be in a position to help the Scottish Executive deliver its rural development policies through:

· Stabilising the population and reversing the depopulation of the area, through creating career opportunities for young people.

· Identifying and providing sites for affordable housing at Drumrunie junction, within the Ullapool catchment area.

· Conserving the natural heritage.

· Creating and enhancing local employment opportunities.

· Involving local people in working for the local community.

The formal community consultation process that has been an important part of this feasibility study is summarised at 1.6 below, and the main points from this are discussed in Section 3. In addition, the consultancy team have spoken to individuals in the community with knowledge of the estate and its development potential.

1.3 The Study Team

Our team for the study has comprised:

Graeme Scott, chartered accountant

Steve Westbrook, economist

Duncan Bryden, rural development and conservation specialist

Atholl Newlands (Bowlts), estate management specialist

1.4 Terms of Reference for the Study

As specified in the brief, this study has included:

(i) Analysis of the current income and expenditure pattern of the estate (which has been limited by the availability of information from the estate).

(ii) Analysis of estate viability against a range of development options.

(iii) In consultation with the community, collating and assessing ideas for development opportunities that could arise if the estate were in community ownership. It was envisaged that these might involve sporting, environmental, business, renewable energy and tourism activities, together with provision of infrastructure, including land for other economic activities and housing and working with other existing local organisations, businesses and potential partners. Each of these opportunities have been assessed, with priority given to the three considered as having the highest potential (see Section 7).

(iv) Preparation of annual income and expenditure projections, bearing in mind development opportunities (see Section 6).

(v) An analysis of options for raising funds (see Section 5).

(vi) An assessment of the economic impact of the selected options, both at a community and North West Scotland level (see Section 8).

Opportunities that had already been identified by the Steering Group were investigated, including:

· New croft creation.

· Identification of available land for affordable housing in Wester Ross.

· Job creation.

· Community transport: Ullapool – Achitibuie – Lochinver – Elphin – Ullapool.

· Land based entrepreneurial activities.

· Supported outdoor pursuits.

· Tourism, including eco-tourism.

· Supported trout fishing.

· Environmental management to enhance the biodiversity and natural regeneration of the native woodlands through management agreements with the relevant government agencies.

· Deer management and stalking activities.

· Community-based renewable energy development.

The Assynt Foundation, which covers the parish of Assynt, has also registered an interest in purchasing Drumrunie, in addition to Glencanisp Estate (including Glencanisp Lodge). Should CCC, rather than Assynt Foundation, be given preference by Ministers in acquiring Drumrunie through the community right to buy, it is considered likely that the Assynt Foundation will be given the right to buy Glencanisp (provided that the community vote in favour of purchase). If so, and if both purchases obtain sufficient funding to proceed, there will be opportunities for collaboration – both in estate management and economic development – between the two communities. Such a working partnership is taken into account in this feasibility study, although co-operation should also be possible if Glencanisp is purchased by another party.

It should be noted that it has not been possible within the time and budgetary constraints of this feasibility study to test rigorously the fundability and operational viability of all of the potential development projects. These would require individual feasibility analysis subsequent to estate purchase; a process which would include the community and other partners making decisions about the precise way that the projects would be developed and taken forward.

1.5 Methodology

Our work for this feasibility study has included:

· Desk and field research on the development opportunities potentially available to the community following acquisition, together with a review of the constraints – most importantly those associated with the area’s conservation designations.

· A formal programme of consultation with the community.

· Preparation of material, and attendance at a drop-in day, with question and answer session, in Achiltibuie on 8 January 2005.

· Attendance at a public meeting in Achiltibuie on 8 February to present and discuss the findings of the study.

· Meetings and general liaison with CCC’s directors.

· Liaising with the Scottish Land Fund (SLF) and Highlands and Islands Enterprise’s Community Land Unit (CLU).

· Assisting CCC in its written representation to the District Valuer, who was instructed by the Scottish Executive as independent valuer to report on the value of the estate.

· Assessing the financial and other support potentially available to the community for the purchase of the estate, development projects and conservation agreements.

· Liaison with relevant public agencies, including Scottish Natural Heritage (SNH), Deer Commission for Scotland (DCS), Forestry Commission Scotland (FCS), Ross and Cromarty Enterprise (RACE), Highland Council (Planning and Development), Crofters Commission, and HIE’s Community Energy Unit.

· Liaison with the John Muir Trust as potential partners in estate purchase and / or operation.

· Discussions with the Highland Small Communities Housing Trust, Albyn Housing Society, Scottish Wildlife Trust and Highland Birchwoods.

CKD Galbraith provided us with information supplementary to that contained in the glossy sales brochure for the estates.

1.6 Programme of Consultation

There were two strands to the formal consultation programme:

Questionnaires

A questionnaire was designed to allow people to give their general views on the community purchase, suggest ideas for development, and indicate the themes or ideas that they would regard as least appropriate.

The questionnaire was sent to every household in the area covered by the registration for a potential community buy-out from a database created from the most recent roll of voters. 189 questionnaires were posted to a population of ____ people. The findings from the survey are summarised in Section 3.1.

This survey was administered and the results processed on the consultancy team’s behalf by Assynt Research and Consultancy (ARC).

The Drop-In Day

This was advertised in the material sent to people with the postal questionnaire and in the local paper.

The responses provided by attendees are summarised in Section 3.2 below.

2.0 BACKGROUND

2.1 Location

Drumrunie estate is part of the parish of Lochbroom within Ross and Cromarty. Since the latter part of the 19^th century, it has been managed in conjuction with Glencanisp; most recently as sporting beats within the larger Assynt Estate portfolio.

Drumrunie has boundaries with five other estates (see below). Common grazings associated with crofting townships abut the property, but there is no land under crofting tenure included in the sale. The path network on the estate is covered in Section 3 below.

Neighbouring Estates:

Glencanisp – Currently Private

Inverpolly – Private

Ben More Coigach – Scottish Wildlife Trust

Ledmore – Private

Langwell – Private

Within the scope of the study, we have not examined the condition of estate fencing (either boundary or internal), footpaths, etc.

2.2 The Estate and its Assets

Drumrunie and Glencanisp Estates are described in some detail by the sales particulars produced by CKD Galbraith. From these, the main Drumrunie assets (Lot 2) can be summarised as follows:

· Approx 11,900 acres, unburdened by crofting, agricultural or other tenancy rights.

· Keeper’s Cottage at Knockan. 3 Bedroom Cottage with Outbuildings and Stone built Larder.

Thought to be in good order, but could be improved through provision of central heating in the future (heating by woodburning stove and storage heaters at present).

· Deer forest and stalking for 15 stags and 38 hinds and calves (average of previous 10 years). Occasional roe and sika are shot. Marauding deer shot out of season are excluded from the figures.

· Brown Trout fishing.

· Druim Runie woodland (subject to Woodland Grant Scheme obligations).

· Natural Heritage and Environmental features.

· Possible Mineral potential.

The comments above and in Section 4 below are based upon information gleaned locally. No inspection of any of the buildings or other assets has been undertaken as part of this study nor has any separate condition survey been undertaken. The District Valuer’s report includes further (although limited) information on the Keeper’s Cottage and outbuildings.

Estate Boundaries

The map provided by the seller’s agents indicates that the boundary of the estate runs along the north shore of Loch Lurgan. We understand, however, that the boundary of the Scottish Wildlife Trust’s property extends only to the medium filium of Loch Lurgan at this point, and recommend that the status of the loch boundary be confirmed with the seller.

2.3 Demography and Economy

The Highland Council Settlement Zone of Achiltibuie, with 299 residents in 2001, covers most of the population of the area. Key statistics from the Census are summarised below:

2001 Census of Population Statistics

Achiltibuie

Ross & Cromarty

Highland

Scotland

Population Change Since 1991

Age Structure

0 – 14

15 – 24

25 – 64

65 + over

Can speak, read or write Gaelic

Were not born in Scotland

Are self-employed

Sector of Employment

(by residence) – selected

Agriculture, Hunting, Forestry

Fishing/Fish Farming

Hotels/Catering

Wholesale, Retail, etc

Public Administration/Defence

Health/Social Work

Households

Owner-Occupied

Rented from Council/Scottish Homes

Rented from Housing Association

Private Rented

Rent Free

Have No Car

Second/Holiday Homes

+ 3.1

21.5

6.9

56.3

15.3

14.1

33.1

24.3

5.4

15.3

13.5

6.1

1.8

5.1

66.3

15.3

0.0

14.6

3.8

11.7

38.0

+ 1.6

20.3

9.3

54.4

16.0

7.5

18.3

10.4

4.2

1.7

6.9

13.8

6.1

11.2

64.9

19.9

3.3

6.6

5.3

22.5

5.5

+ 2.5

18.3

10.6

54.5

16.6

7.5

17.8

10.2

3.7

1.4

9.3

14.7

6.8

12.4

65.7

18.0

3.6

8.5

4.2

25.1

6.2

+ 1.3

17.9

12.5

53.7

15.9

1.4

12.9

6.6

2.1

0.3

5.7

14.4

7.0

12.4

62.6

21.6

5.6

6.7

3.5

34.2

1.3

Notable features include:

· An encouraging proportion of children.

· A low proportion in the 15-24 age group, reflecting moves away for further and higher education and for work.

· A high rate of self-employment.

· Dependency on the primary sector and tourism.

· A locally weak service sector.

· High car ownership (reflecting the need for a car).

· A very high rate of second / holiday home ownership.

The Elphin area lies just to the north of Ross and Cromarty in Sutherland.

Tourism

Wester Ross is one of Scotland’s prime tourism areas, and new visitors each year will venture onto the Coigeach peninsula and into North West Sutherland. More than a million visitor bednights per year are spent in Wester Ross by its 200-300,000 annual visitors.

20-30,000 people per year use the Lochinver Tourist Information Centre. Assynt Visitor Centre in Lochinver provides an orientation facility that could help bring the attractions of Glencanisp and Drumrunie estates to the attention of the general visitor market.

2.4 Geology, Minerals & Soils

The North West Highlands contain some of the most important and diverse geological and geomorphological features in the British Isles. Geologically, the area is dominated by the Moine Thrust Zone, which runs from north to south through West Sutherland and Wester Ross and is a structure of international importance. Drumrunie lies to the west of the Moine Thrust Zone on the Lewisian Foreland, and contain some of the oldest rocks in Europe.

The area has a unique landscape, which strikingly reflects the underlying geology and geomorphology. Along the line of the Moine Thrust Zone are craggy hills of Torridonian Sandstone (Cul Mor and Cul Beag) and Cambrian Quartzite, shaped by the action of glaciers during the Quaternary Period. Between the hills are secluded glens. Some limestone caves adjacent to Drumrunie have yielded fossil evidence of Pleistocene ‘Ice-age’ fauna; reindeer, polar bears and wolves. A stretch of Lewisian Gneiss with the typical rugged ‘Cnoc-and-Lochan’ landscape lies to the north west of Drumrunie Estate.

When the ice melted it created hummocky collections of gravelly debris and moraine ridges. Due to the small extent of mineral soils on the estates, there are only a few traditional shieling sites in the interior of Drumrunie.

It is likely that peat has been cut for domestic use in the past.

2.5 Topography and Scenic Qualities

The Assynt Coigach area is a National Scenic Area (NSA) designated under the Town and Country Planning Act of 1972, which signifies that there is a national interest in the scenic qualities of the area. This designation constrains development and encourages positive management.

Landscape can be considered as “the visual and aesthetic qualities which result from the interaction of physical processes and human influences, and which define the human experience of a place and make it distinctive” (after SNH 1995). It includes the concept of natural beauty, which has a statutory basis in the Natural Heritage (Scotland) Act 1991.

Highland Council’s Structure Plan will not support development or land use which may compromise the objectives of the designation and the overall integrity of the area (unless outweighed by social or economic benefits of national importance).

The open landscape means that development, including telecommunications, structures, buildings, quarries, roads and tracks, woodland plantings, fencing, river works, caravans, alternative energy structures, powerlines and aquaculture facilities, can be much more prominent than in other areas. NSA status will require planners to take account of landscape impacts.

2.6 Environmental Management

Almost all of Drumrunie is covered by nature conservation designations of international or national status. Detail is given in Appendix 1.

As these designations suggest, Drumrunie is a special place with high biodiversity and scenic value. The management of the biodiversity is a complex and responsible process. Legal protection is in place over most of Drumrunie through various conservation designations, but there is still much to learn about local ecosystem interactions, and there is clear evidence of significant localized habitat impacts, mainly through grazing pressure. External pressures will continue to influence habitat change. In addition to grazing pressure, climate change could well be a major environmental influence on habitats over the next 100 years.

Habitat Connectivity and Fragmentation

Fragmentation occurs when human influences split large areas of habitat into smaller parts. Populations of particular species require a minimum size of ‘home range’ for successful long term reproduction. If this habitat or range is split by a gap too wide for the species to cross, fragmentation has taken place and connectivity is reduced. Assynt supports some of the least fragmented habitats retaining their near natural state in the UK, and is therefore very special. Any change in one habitat is reflected by a change in another, and in Coigeach woodland cover has been replaced by bog and heath. Habitats are naturally dynamic and there is no definitive end point other than maintaining variety and a “favourable” conservation status.

2.7 European Designations – Habitats

Background to Habitats and Species Protection

Legal protection is provided under European law through EC Directives, and, under UK law, primarily by the 1981 Wildlife and Countryside Act. Other legislation covers particular species, including deer and salmon. The 1979 Birds Directive protects all wild birds and their habitats within the European Community. The 1992 EC Habitats Directive builds on the Birds Directive by extending protection to natural habitats and other species of wild plants and animals. Under these directives, the EC has provided for a network of sites known as Natura 2000 to protect particular habitats and species.

A parallel worldwide system was established in 1994 following the Rio Earth Summit. Over 150 nations recognised the need to protect biodiversity and help sustain human life. To help this process, they signed the United Nations Convention of Biological Diversity (Biodiversity). As a signatory, the UK Government (and the Scottish Executive) is obliged through Article 6A to develop plans or adapt existing strategies to include the conservation and sustainable use of biological diversity relating to habitats and species. Article 6B added the obligation to integrate biodiversity into sectoral plans and policies. Highland Council is developing local biodiversity action and Agenda 21 plans and integrating biodiversity into Structure and Local Plans.

In practice, these wide ranging international agreements have significant influence on local land management operations, and are applied through Scottish legislation and public policies which assist and direct private and public sector activity.

The Habitat Regulations place a statutory duty on planning authorities and other competent authorities to meet the requirements of the Habitat Directive. The Regulations require that, where an authority concludes that a development proposal unconnected with the nature conservation management of a Natura 2000 site is likely to have a significant effect on that site, it must undertake an appropriate assessment of the implications for the conservation interests for which the area has been designated.

A development that would have an adverse effect on the conservation interests for which a Natura 2000 site has been designated should only be permitted where:

· There is no alternative solution; and

· There are imperative reasons of over-riding public interest, including those of a social or economic nature.

Further management of species and habitats is provided by gamekeepers, river bailiffs and others. There is some liaison with neighbouring land managers, for example through the North West Sutherland Deer Management Group and the West Sutherland Fisheries Trust.

Inverpolly Special Area of Conservation

Most of Drumrunie (c 4,600 ha) is designated under the EU Habitats Directive and is described as part of the Inverpolly Special Area of Conservation (SAC). The Inverpolly SAC area (c 9,400 ha) comprises inland water bodies (standing water, running water) (20%), bogs (46.8%), heath (23%), improved grassland (1%), broad-leaved deciduous woodland (5.2%), rock and scree (4%).

The habitats that are considered the primary reasons for the selection of the site include:

· Oligotrophic to mesotrophic standing waters with vegetation of the Littorelletea uniflorae and/or of the Isoëto-Nanojuncetea

· Natural dystrophic lakes and ponds

· Northern Atlantic wet heaths with Erica tetralix

· Transition mires and quaking bogs

· Blanket bogs

· Depressions on peat substrates of the Rhynchosporion

Annex 1 habitats (listed below) are qualifying features, but were not a primary reason for the selection of this site.

4030 European dry heaths

4060 Alpine and Boreal heaths

6150 Siliceous alpine and boreal grasslands

8110 Siliceous scree of the montane to snow levels (Androsacetalia alpinae and

Galeopsietalia ladani)

8220 Siliceous rocky slopes with chasmophytic vegetation

91A0 Old sessile oak woods with Ilex and Blechnum in the British Isles

Notes:

· North Atlantic wet heaths habitat is of international significance. The national trend has been of decline. There is a UK habitat statement for the Upland heath habitat.

· Blanket Bog (a Priority Annex 1 type of EC Habitats Directive)) is internationally significant. There is also a UK habitat statement for the Blanket Bog habitat.

Despite there being several small deer fenced scale exclosures on Drumrunie, Scottish Natural Heritage considers that the woodland element of the site has been severely damaged by over grazing.

Inverpolly Special Protection Area

The lochs included in this SPA that are all or partly within Drumrunie include:

§ Loch Sionascaig

§ Loch Lurgainn

The SPA boundary is 10m from the loch edge.

The lochs are oligotrophic and contain a submerged flora and restricted fauna typical of nutrient-poor conditions. In the SPA, the lochs are important for breeding Black-throated Divers (Gavia arctica), whilst surrounding upland habitats support a wide range of typical upland birds throughout the year.

The ‘Cnoc an-lochan’ terrain of the Assynt and Coigach catchments which feed these SPA lochs contains a wide range of habitats characteristic of the north-west Highlands, including upland heath, upland moor, upland broad-leaved woodland, lochs, lochans, rivers and streams. Whilst not specifically designated, much of this landscape adjacent to Natura 2000 sites can be considered significant to their ecological integrity.

European Designations - Species

The EC Habitats and Species Directive identified species for protection by SAC or SPA across Europe. Of those that occur in Scotland, approximately 20% also occur in Drumrunie, including eight Annex 1 bird species that are recognized by the EC as requiring special protection. Protected species present on the estates are believed to include the following (although others may use the area from time to time):

§ Otter

§ Atlantic Salmon

§ Wild Cat

§ Bat species

§ Golden Eagle

§ Merlin

§ Peregrine

§ Red Throated Diver

§ Black Throated Diver

§ Golden Plover

§ Osprey

§ Hen Harrier

There are no designated sites for freshwater pearl mussels on land being offered for sale, but they could be present as they occur in nearby water courses.

UK Designations

Inverpolly is designated as a Site of Special Scientific Interest (SSSI), and virtually all of Drumrunie is included in this SSSI.

There is a management agreement with SNH for Drumrunie, with a current annual payment of £1,735. Under this agreement the Estate has a number of commitments, including fencing.

Biodiversity Action Plan Habitats and Species

Other habitats and species identified through the Scottish Biodiversity Action Plan process have gained greater protection under the Nature Conservation (Scotland) Act 2004, which requires public bodies to take greater account of biodiversity. Some species protected under the Wildlife and Countryside Act are known to occur on Drumrunie, but in general there has been little systematic biodiversity surveying carried out.

Ÿ The publication “The Flora of Assynt” describes what is known of the plants.

Ÿ Protected birds of note include Greenshank and Ring Ouzel.

Ÿ Protected mammals of note include Water Vole and Pine Marten.

Ÿ Limited survey work has been carried out on butterflies, moths, insects and invertebrates.

2.8 Deer Management

Red deer are the most numerous deer species on the estate, although Sika deer, and, in particular Roe deer are also present. A deer management plan for the entire Assynt Estates, including Drumrunie has been prepared by R Puttman. This report and any information or records relating to geographical densities, reproduction, survival, body weights and conditions have been unavailable to the consultants.

At any point in time, deer populations on both properties will vary according to a number of factors. The most recent counts from the Deer Commission show a small decline in deer numbers on Drumrunie.

	Glencanisp	Drumrunie
Stags	492	128
Hinds	649	214
Calves	226	82
Total 98/99	1367	424

Stags	584	133
Hinds	655	196
Calves	209	76
Total 2002 (Helicopter Count)	1448	405

Stags		98
Hinds &Calves		267
Total 2004 (April)		365

Deer movements within Drumrunie and between neighbouring properties clearly take place, as illustrated by the large number of deer by the roadsides in winter. Road safety is important to the local community. Anecdotally, there have been a number of road traffic accidents involving deer along the A837. The West Sutherland Deer Management Group has a management protocol which seeks to reconcile different management objectives amongst its members. It is understood that the current owner’s deer management practice is principally for sporting objectives.

Drumrunie has been confirmed as a Priority Site, exhibiting serious damage to the natural heritage, by the Deer Commission Scotland. Damage has been confirmed by ground surveys. Negotiations have begun on a Section Seven (Deer (Scotland) Act 1996) voluntary agreement with the owners, but it is understood that no agreement has been reached and damage is still occurring.

Deer fencing, to protect habitat, can be a valid measure and the process to justify fencing is set out in a joint (DCS,SNH,FCS) policy statement. However, the landscape and wildland context of Drumrunie make it unlikely that fencing, even rotational or temporary fencing, would be favoured (at least by SNH). Any deer control regime supported by the public sector would be likely to include a significant reduction in deer numbers

Muirburn has been generally controlled on Drumrunie and is not belived to be carried out to assist the management of deer populations. Accidental fires occur from time to time. Large raptors, like eagles, in particular benefit from the availability of carrion. There is an argument for leaving a small number of deer carcasses on the hill to assist raptor populations.

Stalking returns over the past ten years, as given in the sale particulars, are summarised below:

	Glencanisp		Drumrunie
Dates	Stags	Hinds and Calves	Stags	Hinds and Calves
1994/95	35	76	11	25
95/96	39	60	15	28
96/97	42	84	16	28
97/98	44	99	16	37
98/99	37	112	15	41
99/00	47	142	17	46
00/01	36	110	15	37
01/02	41	118	15	42
02/03	41	110	13	37
02/03	40	125	13	64
10 yr Average	40	103	15	38

The condition of the deer larders for Drumrunie (at the Stalker’s Cottage) is deemed adequate for current purposes by the present owners. An upgrading of both equipment and the larder building would be required in due course, however.

2.9 Woodland Management

Woodland management in the wider area has been boosted in recent years by the work of the Culag Woodland Trust. Research on loch sediments in Loch Sionascaig records pollen showing a Scots pine dominated pine-birch forest once coverd the hillsides. Local historical accounts (particularly statistical) describe an extent of woodland and range of species over a greater land area than exists today. This evidence is supported by the many relic woodland fragments on islands and other less accessible sites, clearly pointing to the potential to increase woodland cover on Drumrunie. Currently, as stated, there is an urgent need to improve woodland conditions on Drumrunie to meet SAC criteria.

There is one deer fenced exclosure on Drumrunie that is the subject of a Woodland Grant Scheme. This is an area of 87 hectares that was introduced in 1999.

2.10 Agriculture

Drumrunie has a long history of mainly extensive agricultural activity. The old settlement of Sionascaig was cleared to make way for the Inverpolly sheep farm in 1810. A history of cattle is suggested by the glen between Cul Mor and Cul Beag, called Gleann Laoigh, which translates as the Glen of the Calves. The cultivation rigs in Gleann Laoigh date from after 1758. Although there are no extant grazing leases on Drumrunie, there is likely to be encroachment from crofting outrun areas on the boundaries of the estate.

Historically, there were large numbers of cattle in the area. Future environmental management might include light grazing by cattle, which is helpful in woodland once trees have become established. Cattle are easier to control than deer.

Cattle grazing of woodland in the summer can help regeneration by breaking up and removing the sward or rank grass that impedes tree regeneration and by fertilising the sward, allowing other species to compete. Cattle grazing is complementary with deer management provided that deer numbers are at a suitable level, and would create employment. Ponies have also been used for grazing management in other areas.

Any cattle on Drumrunie would require good livestock management and welfare practice, including achieving disease free status.

2.11 Water Management

Freshwater quality is generally excellent. Acidity is highest during times of spate, and climate change might increase the incidence of spates. This acidity does not affect drinking water quality for any of the few nearby houses that draw their private supplies from Drumrunie.

2.12 Fishing

The sales brochure for the estates states that:

“Drumrunie is dotted with numerous lochs and burns and again the majority of the lochs carry a good stock of trout, producing some enjoyable sport. In addition fishing rights exist from bank and boat on the attractive Lochanan Dhuba, and the larger Loch Lurgainn, Loch Sionascaig and Loch Veyatie.”

The sale does not include any salmon fishing rights (see further in Section 4).

2.13 Game Management

Small numbers of wild duck will use local lochs and could provide very limited sporting potential. Walked up grouse, snipe and woodcock opportunities may occasionally arise, but numbers of birds are likely to be low. Rainfall, habitat, disease and natural predators are amongst the factors that would be likely to keep grouse in particular at very low densities (see further in Section 4).

2.14 Agents of Change

Community ownership would bring the responsibility of managing change. Biodiversity is a dynamic process and habitats are shaped by natural and man influenced processes. The main processes are listed below.

Indirect community influence:

· Climate change – increased frequency of storms

· Acidification – reduced soil fertility ( modified in the long term by habitat change)

Direct community influence:

· Grazing – especially by deer

· Potential disease through aquaculture operations

· Erosion and flooding

· Control of non-native species – e.g. rhododendron and mink

· Uncontrolled muirburn

· Sporting management

· Recreation – disturbance to wildlife, habitat damage and erosion of trails

Successional change is a natural process through which climate, soils and human activity cause grassland to give way to heath and scrub, open water to marsh etc. This natural process is the main force at work in habitat change.

2.15 Archaeology

We do not believe that Drumrunie has been fully surveyed. A number of sheiling sites have been recorded. There may be other significant unlisted sites on the estate. As noted in Section 2.10, the old settlement of Sionascaig was cleared to make way for the Inverpolly sheep farm in 1810. A history of cattle is suggested by the glen between Cul Mor and Cul Beag, called Gleann Laoigh, which translates as the Glen of the Calves. The cultivation rigs in Gleann Laoigh date from after 1758.

2.16 Renewable Energy

Some years ago, the North of Scotland Hydro Electric Board proposed a 14 MW generating scheme involving building a dam to make Fionn Loch and Loch Veyatie into one long loch. The scheme was shelved, however, as the return on capital was considered insufficient.

The extent of natural heritage and landscape designations covering Drumrunie make the installation of any major renewables schemes unlikely.

2.17 The Strategic Policy Context

Highland Council’s Structure Plan

In the Highland Structure Plan (approved March 2001), Policy G2 (Design for Sustainability) lists a number of criteria against which proposed developments will be assessed. These include service provision (water and sewerage, drainage, roads, schools, electricity); accessibility by public transport, cycling, walking and car; energy efficiency in terms of location, layout and design (including the utilisation of renewable energy sources); impact on natural resources (including habitats, species, landscape and scenery), and sensitive siting, use of brownfield sites and high quality design in keeping with local character and the historic and natural environment.

Policy H3 (Housing in the Countryside) states that housing will generally be within existing and planned new settlements. New housing in the open countryside will not be permitted unless it can be demonstrated that it is required for management of land and related family purposes or where it is for social housing providers attempting to meet demonstrated local affordable housing needs that cannot be met within settlements.

Policy L4 (Landscape Character) states that the Council will have regard to the desirability of maintaining and enhancing present landscape character in the consideration of development proposals.

Highland Forest and Woodland Strategy 2004

This strategy, prepared by Highland Council in partnership with key forestry and land use interests, is currently out for consultation. It sets out six principles that are likely to help guide forestry and maximise the benefits it delivers to the Highland community, over the forthcoming decade:

· Identify opportunities for forest and woodland expansion compatible with other interests.

· Improve existing forests / woodlands to enhance forestry’s contribution to the economy and environment of Highland.

· Increase the community benefit from forestry and woodlands.

· Work with the industry to help overcome transport infrastructure issues.

· Retain and enhance the level of funding for forestry in Highland.

· Ensure and enhance sustainability.

Of particular note is the emphasis on measures to increase community benefits from forestry and the increasing recognition of the important role that local communities offer through the management of the forest and woodland resource in securing both local and wider socio-economic and environmental gains.

Access, Recreation and Tourism Policy Context

The Land Reform (Scotland) Act 2003 establishes new statutory rights of public access to the outdoors. Guidance is provided in the new Scottish Outdoor Access Code. Land managers (including community bodies) must act responsibly by:

· Respecting access rights while managing their land.

· Acting reasonably when asking people to avoid land management operations.

· Working with Highland Council and other bodies to help integrate access.

Under the 1960 Occupiers Liability (Scotland) Act the land occupier has to show a duty of care towards people on that land. Taking ‘reasonable’ care is only really defined through case law, but if an occupier can show evidence of tackling foreseeable hazards through a documented risk management process they are normally covered. If children use a site particular care has to be taken. During forest operations, stricter health and safety legislation applies.

Section 17 of the Land Reform Act also places a duty on Highland Council to draw up a Core Path plan by 2007. Core Paths may include rights of way, paths, footways, footpaths, cycle tracks and other paths. Sections 18, 19 and 20 of the Act give further guidance on preparing core path plans, maintaining paths and reviewing plans.

The Disability Discrimination Act 1995, which came into operation in 2004, requires providers (including property under community ownership) to make ‘reasonable adjustments’ to meet the needs of disabled people.

3.0 CONSULTATION

3.1 The Questionnaire Survey of Households

Just 13 households responded to the postal survey, 6.9% of those sent questionnaires, although others completed more detailed responses at the drop-in day (see 3.2 below). The 13 households comprised 27 individuals.

CCC’s aims as presented in the survey were:

· To conserve and regenerate the Coigach and Drumrunie Forest area for the benefit of the Coigach community and the wider public.

· To foster, plan and encourage measures that will be of educational, environmental, cultural, local or recreational benefit to the Coigach community and the wider public.

· To promote knowledge and understanding of the sustainable development of the Coigach and Drumrunie Forest area.

The 13 households that returned questionnaires responded as follows to the question “Do you agree with CCC’s purpose as described above?”

No %

Yes 6 46

Yes, but qualified 2 15

Not sure / not answered 1 8

No 4 31

Nine respondents completed the question, “What is your long term vision for Drumrunie?” positively. Five focused on protecting and enhancing the environment and habitats, two on the land being run by the community for the community, one on providing educational facilities for young people, and the other on leaving it as it is now.

Four respondents favoured a partnership with Assynt (as potential owners of Glencanisp), but six did not, some of whom mentioned the likelihood of disagreements.

The four most favoured ideas for the development of Drumrunie were:

· Woodlands and forestry (6 mentions)

· Wildlife, nature and environment (6 mentions)

· Tourism and recreation (4 mentions)

· Fishing, sport and game (3 mentions)

No other ideas were favoured by more than one respondent.

Four people mentioned natural / native woodlands.

The least appropriate development ideas were considered to be:

· Housing (8 mentions)

· Crofting, agriculture and horticulture (6 mentions)

· Fishing, sport and game (5 mentions)

· Renewable energy (4 mentions)

Three people were against stalking and shooting, and another specifically against grouse shooting.

One of those against renewable energy specified large-scale. Two respondents commented that any renewable energy should be hydro only. Seven people, in their topic comments, mentioned archaeology, history and culture as a resource that could be developed (primarily for tourism).

3.2 The Drop-In Session

A total of 33 people attended this session at Coigeach village hall, held between 2pm and 8pm on Saturday 8 January. This is considered a good turnout in view of the atrocious weather all day.

Attendance by age was as follows:

	Coigach Residents		Residents Elsewhere
Age	Female	Male	Female	Male
0-14	0	0	0	0
15-24	0	0	0	0
25-34	2	1	0	0
35-44	3	1	0	0
45-54	5	3	0	0
55-65	4	6	1	0
Over 65	3	3	0	1
Total	17	14	1	1

Response forms were completed by Topic, as follows:

Land Management 3

Housing and Local Services 3

Renewable Energy 4

Recreation, Access and Tourism 6

Wildlife, Nature and the Environment 5

Woodlands and Forestry 6

Fishing, Sport and Game 3

Crofting, Agriculture and Horticulture 3

Archaeology, History and Culture 2

Local Business Development 2 (overlap with other categories)

Partnership 3

Virtually all respondents made positive points on their response forms, although concerns and “dislikes” included:

· Inappropriate renewable energy (3 mentions)

· Grouse shooting (3 mentions)

· Reintroduction of locally extinct species (2 mentions)

· Rock climbing centre (2 mentions); Reiff considered more suitable

· Risk of too many paths (2 mentions)

· No point in trying to restore NNR status without the islands and shoreline [on neighbouring estates]

Ideas for improvements included:

· Affordable housing

· Interpretation centre (2 mentions)

· Introduction of red squirrel colony

· Eco tourism (canoe trips, wilderness camping) (2 mentions)

· Focus on trails in the wider local area

· Specific path improvement

· Link wooded areas to encourage bird and small animal migration

· Use of small flocks of Soay sheep or herds of Highland Cattle to assist conservation

· Work parties – tree planting, paths, fencing (as on St Kilda)

· Local provenance tree nursery

· Enhance habitats (2 specific mentions)

· Reduce deer numbers (2 specific mentions)

4.0 CONSIDERATION OF DEVELOPMENT POTENTIAL

4.1 Introduction

In this Section, the principal areas of development opportunity are discussed, followed by a synopsis of the community’s priorities as expressed in the consultation process for this study. The specific development projects which the Coigeach Community Company is recommended to prioritise subsequent to estate purchase are summarised in Section 5. The potential availability of funding and other agency support towards these development projects is a critical consideration, and, in practice, this will influence the extent to which CCC will be able to carry forward itself or facilitate the range of potential opportunities discussed below.

Many other opportunities will emerge over the longer term, and the ability to respond to these as they arise is an important, but unquantifiable, benefit of ownership of large areas of land by communities.

4.2 Tourism [note – Wester Ross data to be added below, but Sutherland also relevant]

4.2.1 Local Tourism Market Information

The results of the comprehensive 2002/03 Highland Visitor Survey showed that Sutherland was slightly less likely to be visited by overseas and non-Scottish visitors than other parts of the Highlands, and so the proportion coming from Scotland was higher. Sutherland did not differ from Caithness in this respect. A high proportion of visitors were from the oldest categorised age group (43% were aged over 55 years compared with 33% in the Highlands overall and 38% in Caithness).

Sutherland had more holiday trips (76%) than Caithness (67%) but fewer visits to friends and relatives. Also, more trips to Sutherland were for main holidays. Sutherland visitors tended to be more frequent visitors to the area, having made an average of 4.6 visits in the last 10 years. As mentioned above, length of stay was higher than in Caithness (at 4.2 nights in Sutherland) due to the higher proportion of holiday trips made. Those visiting were quite active during their stay in terms of the range of activities undertaken and, in particular, visitors to Sutherland were more likely to be involved in sporting activities, especially low level walking of up to 8 miles and hill walking. Across the area, some 66% were participating in a sports activity, compared with 62% of those visiting the Highlands generally and 43% in Caithness.

About half of those who visited Sutherland actually stayed in Sutherland (51%). The peace and quiet, familiarity with the area and the scenery were all identified as attractions to visitors to the area.

While a range of accommodation types was used, there was relatively more use of self catering accommodation in Sutherland and fewer stays with family and friends. This group spent an average of £341 on their accommodation over the stay, more than those in Caithness (£213) or the Highlands (£304).

Over the full Highland survey, 57% agreed either strongly or slightly that the opportunity to see wildlife in the Highlands was an important part of their visit. A further 16% neither agreed nor disagreed, with 19% disagreeing strongly or slightly. The mean score was 0.7.

4.2.2 Adventure Tourism

Path Network

Stalking paths on Drumrunie include a path up Cul Mor, a path from Loch Lurgainn to Loch an Doire Dhuidh, and a path from Drumrunie Lodge to the bealach between Cul Mor and Cul Beag.

Water Activities

A number of adventure outfitters bring parties to the Drumrunie area for open Canadian canoeing, hillwalking and ‘wilderness’ experiences. Details are provided in Appendix 2.

Walking

Cul More (849m) and Cul Beag (769m) are Corbetts – hills over 2500’ with a clear 500’ of ascent on each side – and are popular walking destinations. The summit of Cul More, in particular, is easily reached using a good quality path which takes walkers to 500m. This starts from the A835 near Knockan Crag Centre, where cars may be parked.

The property offers opportunities for low level walking, but the nature of the terrain and weather would require walkers to be relatively self sufficient.

4.2.3 Geo Tourism

Drumrunie is part of the recently designated North West Highlands European Geo Park. The North West Highlands have some world-class geological features that are very easily accessible, while still providing a wilderness experience for those visitors prepared to go ‘off the beaten track”. Many features can be seen from the roadside, and the unique geology of the North West Highlands can be enjoyed by everyone, be they disabled or experienced mountaineers.

Contrasting rock types means that geological features often stand out clearly in the landscape. The different thrusts within the Moine Thrust Zone can be clearly identified and studied here, and this area is one of the most popular localities in Britain for student field trips.

European Geo Park status does not come with dedicated funding. However, a local management group is being set up with support from a part time project officer. The management group will be developing the area as part of a network of Geo Parks and will be seeking trans-national project links. As part of this process, we believe that the management group will be seeking local projects to capitalise on the Geo Park status.

4.2.4 Eco Tourism

To be successful eco tourism needs commitment from local people with the skills, experience and knowledge to add value to the visitor experience. The area already has rangers and accommodation providers offering some elements of eco tourism. Due to designations, we consider the area unlikely to gain the necessary permissions to establish permanent new structures such as eco lodges. Instead, the emphasis is likely to be on minimal impact guided or self guided visits.

4.2.5 Field Centre Facilities

There is an accommodation and facility base at Inchnadamph which is used extensively by geological parties from all around the UK and by independent travellers. Inchnadamph Lodge provides accommodation for up to 50 people in six rooms sleeping six people and 12-16 people in a further six rooms within the main lodge. There is also an associated self catering cottage. The Lodge has wheelchair access on the ground floor. Specialist parties can use a large room in the annex as a lecture room or basic laboratory. The Lodge is at capacity in May and June.

4.2.6 Rock Climbing Centre

None of the Drumrunie hills offer particularly attractive rock climbing routes (the sandstone is slippery when wet and often vegetated), and they are not sufficiently high to hold ice climbs other than occasionally. Nearby, Suliven and Stac Pollaidh have between them seven recorded rock routes in the SMC climbing guide to the Northern Highlands, but neither Cul Mor nor Cul Beag are mentioned.

Cul Mor and Cul Beag are, however, mentioned in other guides, including ‘The Climbing Guide to Scotland’, Prentice 1995.

Cul Mor

There is a 127 VS climb on the east buttress of Creag nan Calman. The NW ridge and pinnacle give a moderate scramble. Coire Gorm contains one 165m grade V winter climb when in condition.

Cul Beag

On the west face, the left and right of the Y gully are six diff to VS climbs.

These routes are only likely to attract the occasional climber, and are not suited to instruction or training purposes. Nearby roadside cliffs at Ardmair and coastal cliffs at Reiff are, however, suited to a range of climbing standards and can be used in most weathers. Glenmore Lodge, the National Mountaineering Training Centre, uses the area and bases parties near Reiff. However, most rock climbing training is based in established areas such as Ben Nevis, Glencoe and the Cairngorms.

We consider that the Drumunie hills will only be used very infrequently by such groups. At this stage, we see little gain from seeking to develop commercial facilities related to rock climbing, ice climbing or general mountaineering within Drumrunie.

4.2.7 Hunting and Stalking

It is possible that three types of stalking could operate in association on Drumrunie, each attracting a particular market segment. However, to meet management requirements, stalking objectives must contribute to the overriding purpose of habitat improvement.

§ Very limited ‘traditional’ stalking aimed at clients seeking a Highland experience

§ Adventure stalking aimed at a new market of adventure sports people who wish to give stalking a try and are motivated to assist with the ongoing culling required for environmental management.

§ Deer management by a limited number of suitably qualified local people.

Further feasibility analysis would be required to expand these concepts and explore the markets. The second category of visitor would be compatible with promoting positive eco-tourism on the estate.

4.3 The Creation of New Crofts

Although there is currently no croft land on the estate, it is possible to create new crofts on land that is close to existing croft land with the agreement of the landowner and the nearby common grazings committee.

The process, which was successfully used by the National Trust for Scotland as landowner at Balmacara to convert farmland into croft land, involves the nearby crofters lending their common grazings to the Crofters Commission who would extend these, add shareholders and apportion areas for their crofts, with the remaining additional area becoming new common grazings. The Crofters Commission would be happy to facilitate croft creation in this way, although the Crofting Reform Act is likely to include a process (or processes) for creating new crofts that might be more straightforward.

New crofters could be asked to sign a lease condition to agree that they would not be able to buy their croft. This has not been binding on successor crofters in the past, but will be addressed by the new Act.

The Croft Entrant Scheme, or a variant that might include a relaxation of the eligibility age limit in certain circumstances, could be used in conjunction with croft creation (as at Balmacara) to help people into productive crofting. From April 2005, responsibility for the scheme will pass from the Local Enterprise Companies to the Crofters Commission with funding from HIE.

Under the new Crofter Housing Scheme, which will soon be introduced as a replacement for the Crofters Buildings Grant and Loan Scheme, it is likely that grants of £22,000 will be available in high priority areas. There will no longer be a loan element, however. Affordable housing is discussed more fully at 3.6 below.

Criteria could be sent for allocating crofts that would help ensure that new crofters contribute towards the overall objectives at the Foundation. In Balmacara, new crofters were obliged to sign up to a management agreement to operate in harmony with the community and its environment as well as protecting the area’s heritage and assisting public access.

A new concept, forest crofts, could be relevant to Drumrunie as a means of linking housing, crofting and land use with local management and control. A discussion paper on forest crofts was produced by the Scottish Crofting Foundation for a workshop held in Achmore in June 2004. This concept is now being followed up by a Steering Group.

Forest crofts could be developed through a small-holding model, although the new Crofting Reform Bill is likely to widen the scope for crofting tenure. Sustainable housing using local timber would be compatible aesthetically with forest crofting.

There are already more than a dozen communities that would like to be considered for any pilot projects.

Any new crofts created on the estate might be modest in size, e.g. one acre, which would allow small clusters of crofts and affordable croft houses to be developed. Taking environmental designation constraints into account, however, the only area that seems a possibility for croft creation is at Drumrunie Junction (at the corner of the A835 and the unclassified road to Achiltibuie). Behind the two houses that are not part of the land for sale, there is a site where a house once stood (Drumrunie Old Lodge), with regenerating woodland beyond. This site has road access and power nearby, and water supply and sewage should not be expensive to provide. The sheds on the site have been leased by SNH, but the lease is being given up.

4.4 Land Management Options

In return for developing a broader and more robust habitat structure and environmentally friendly management, a community owner could generate income through management agreements, with the development of environmental management skills within the community. Other opportunities from the land and water resources, including primary production and eco tourism, are less certain and returns are likely to be modest at best.

As previously noted, Council planning policies will not normally support development or land use which would compromise the objectives of international or national designations. This will severely limit the scope for industrial or commercial development, and indeed for new housing, in designated areas.

Also, the Council will seek to minimize impacts on local environmental features through imposing planning conditions.

The feedback we obtained from the drop-in day suggested that the residents of Coigeach recognise the value of their natural environment.

4.5 Deer Management Options

Option 1 – Status quo

A traditional sporting estate approach on Drumrunie is unlikely to be viable as there is a requirement to reduce deer numbers to protect the SAC (see Section 3 above), and even traditional sport on Drumrunie and Glencanisp taken together is understood to be on the margins of viability currently. In order to maintain stalking employment and skills, stalkers will need to take on environmental protection and monitoring work through culling deer in conjunction with a substantially reduced level of sporting stalking.

Option 2 – Reduce deer numbers by 50% plus some fencing to protect vulnerable woodland sites

The area will be difficult to fence, and the complete absence of grazing inside the exclosures would create a thick moss layer, which hinders regeneration. Shelter for the remaining deer is reduced, and more deer might have to be culled on welfare grounds. Fencing can have a high negative impact on the wildland qualities of the area, and is unlikely to be supported by SNH. Fencing might be supported by DCS, FCS and other support organisations mainly interested in protection of woodlands, however.

Option 3 – Reduce deer numbers by up to 90%

Management would be through: (i) SFGS applied to existing woodland and adjacent areas with the potential for woodland regeneration in line with SAC objectives and (ii) SNH Natural Care for improvement of the open ground element of the SAC. Lower deer numbers will reduce road traffic accidents involving deer. However, there will be concerns from neighbouring deer managers, as a reduction of deer to this level of density will create a vacuum for other deer from the surrounding area.

Achieving and maintaining this low level of deer will be difficult and expensive, and will require:

· A sound plan

· Competent staff

· Good monitoring

4.6 Affordable Housing

The lack of affordable housing is a problem in Coigeach, as in most parts of the Highlands without a significant stock of Council or Housing Association properties to rent. This was reflected in the consultation for this study.

The Highland Small Communities Housing Trust is involved in a local needs assessment in Coigeach, but the preference for affordable housing – taking into account transport constraints – will be nearer to Achiltibuie than sites close to the roadside on Drumrunie estate. If new housing were developed at Drumrunie junction (see 3.3 above), residents could work in Ullapool, but again the preference for affordable housing development would be closer to the location of this employment. Areas already identified in the Local Plan would be the first that would be looked at.

4.7 Renewable Energy

As noted at 2.15, the estate is not considered suitable for major developments; nor would this be supported by the local public on the basis of our consultation.

Financial assistance and incentives are, nevertheless, available for small scale projects, e.g. wind turbines, geo thermal / heat exchange / solar, etc; and CCC could help groups of individuals or small businesses to liaise with potential suppliers and sources of assistance to promote renewable energy applications.

Scottish and Southern Electricity (SSE) is currently carrying out a grid study funded by HIE’s Community Energy Unit that is examining options and costs for connecting potential new energy generation on the Coigeach peninsula to the grid.

This might also indicate any spare capacity in the grid for developments between Coigeach and Lochinver to feed into, or the study could be extended after the report is completed.

4.8 Angling

Fishings on Drumrunie are principally for Brown Trout. The area is covered by a Fisheries Protection Order and some angling on Glencanisp and Drumrunie is managed in conjunction with the Assynt Angling Club (the share of income accruing from Drumrunie fishings is unclear). Drumrunie has a number of small hill lochs and burns. In addition, fishing rights from boat and bank, in common with other riparian owners, exist for the larger lochs which border the estate, including Lochan Dhubh, Loch Lurgan, Loch Sionascaig and Loch Veyatie. The hill lochs tend to support quite small fish; although the larger lochs hold some ‘trophy’ fish as large as 15-16lbs. Loch Lurgan is described as a ‘dour’ loch by anglers.

A local Coigach Fisheries group supported by the West Sutherland Fisheries Trust, which employs a professional biologist, is seeking to develop fisheries in the area, by releasing wild stock and improving habitats in spawning burns.

The fishings on Drumrunie are not particularly accessible and appeal to a ‘hardy’ type of angler who enjoys walking and solitude. Any supporting facilities including boats, engines, piers etc will require regular management and maintenance to ensure user safety. The arrangement with the Assynt Angling Club could be retained or the fishings could be let through another third party, such as a local hotel.

The power to protect and enhance the angling resource for the long term benefit of the community and visitors to the area is clearly a significant benefit from community ownership of the estate, with scope to increase income from trout fishing visitors (as the Assynt Crofters have achieved) through the measures summarised above. Funding from SportScotland and other agencies could be available for disabled access provision.

Riparian improvement programmes could be carried out in conjunction with native woodland enhancement (see 4.9 below).

4.9 Native Woodlands

As discussed in Section 2 above, a degree of native woodland regeneration on the estates would be compatible with environmental management priorities and, once established, additional wooded areas would provide habitat and shelter for deer and improved health. Modest expansion of the ancient semi-native woodlands on Drumrunie would be an appropriate development.

The Scottish Forestry Grant Scheme through Forestry Commission Scotland and, if EU funding is still available, the Forestry and Rural Development Scheme operated by Highland Birchwoods would be potential sources of support funding.

4.10 Re-declaration of National Nature Reserve (NNR)

The Inverpolly National Nature Reserve was formed in 1961 by combining three privately owned estates - Inverpolly, Drumrunie and Eisg Brachaidh. At nearly 11,000ha, Inverpolly was the second largest NNR in Britain, after the Cairngorms, until it was de-declared in 2003 because SNH were unable to gain agreement with the owners on the following four essential attributes for NNR status:

· Primacy of nature (nature conservation as the overriding land use)

· Best practice management (to safeguard nature conservation interests and providing for people’s enjoyment and understanding)

· Continuity of management (most NNRs are underpinned by a 25 year management agreement)

· National importance (for the species and habitats found there)

Any re-declaration would depend on establishing agreements over a suitable area, bearing in mind Drumrunie was only approximately 40% of the original Inverpolly NNR. In particular, the primacy of nature and the continuity of management tests would have to be satisfied. Based on our discussions with SNH, we consider that until current damage to the natural heritage is effectively addressed any re-establishment discussions would be premature.

4.11 Grouse

While likely to present in small numbers, the habitat and climate of the west coast are not conducive to grouse in the density required to support shooting at any commercial level. Eastern moors with regular and controlled heather burning of small areas can produce densities reaching nearly 100 pairs per square kilometre, but wetter, more acid moors on the west will only support a very small number of pairs. High deer numbers may also mean high levels of ticks, which can carry diseases deleterious to grouse.

The conservation status of Drumrunie is likely to preclude the permissions for muirburn, predator and disease management necessary for grouse management, and there is little likelihood of any commercial return.

Even small scale low input ‘walked up’ grouse shooting over dogs is an unlikely prospect.

4.12 Species Introduction

The problems which non-native species can pose for the natural heritage are well recognised. In Scotland, it is clear that elements of natural heritage are significantly threatened by non-native species, e.g. water voles by American mink, red squirrel by American grey squirrels, native fish communities by non-native fish and the genetic distinctiveness of Red deer by hybridisation with Sika deer. Scotland has particular international commitments which may require action to control non-native species, e.g. to protect sites and species identified under the EC Habitats and Birds Directives. Hence any proposals for non native introductions or reintroductions of species historically present in Drumrunie would need an intense and lengthy scrutiny.

4.13 Possible Constraints on Development Imposed by Designations

Once sites have been notified under Natura 2000 and the Wildlife & Countryside Act 1981, owners and occupiers are required to consult SNH before embarking on any new activity included within a list of specific operations which might damage or destroy the features of special interest. The fundamental purpose of notification is to ensure that decision-makers and managers of land and those who advise them - as well as the Planning Authority and Government – are aware of the natural heritage interest when considering changes of land use. In the course of discussions, proposals which might prove damaging to the species or habitats for which the site is listed can be modified. This is done by mutual agreement to avoid significant damage to the habitats or species for which the site was notified. If agreement is not reached and the proposal denied, a claim for financial loss may currently be made to SNH. To act without consultation may result in a fine. Constraints include the following:

· There are legally binding conditions relating to conservation designations.

· There are limits on infrastructural development – water, effluent and waste disposal, communication, tracks, etc.

· The choice of planted woodland species can be limited.

· Costs of meeting higher standards can reduce competitive business advantage and can delay new initiatives.

· Bureaucracy can effectively eliminate consideration of a proposal before it reaches Scottish Natural Heritage, especially a short term activity. The time taken to prepare a case is a hidden cost.

· The popular perception of a Natura 2000 site or an SSSI as an area in which change should not take place reduces its opportunity value.

· The need to discuss opportunities with SNH may compromise commercial confidentiality.

· Woodland regeneration cannot be supplemented by planting.

· Agencies and authorities are obliged to obtain agreement from Scottish Natural Heritage for proposed activity within their control.

Natura 2000 and SSSI legislation does not apply to third parties, e.g. people taking access or picking berries for personal use.

Management agreement mechanisms for Drumrunie that would protect or enhance the natural environment and generate income for the estate and local employment are summarised in Section 6 below.

4.14 Community Transport

Regular public transport linking Achiltibuie with Ullapool and Lochinver would be desirable for people without access to a car (local residents and visitors). As demonstrated in our assessment of estate viability (Section 6), however, the estate will not make an annual surplus from which to subsidise community transport or any other community services.

4.15 Other Potential Developments

The specific suggestions made in the course of the consultation were taken into account in our prioritisation of activities and new developments that the CCC is recommended to focus on after estate purchase in Sections 6 and 7 below.

5.0 ESTATE PURCHASE AND FUNDING

5.1 Estate Purchase and Initial Projects

Assuming that Coigeach Community Company is granted Community Right to Buy

Drumrunie Estate

Estate Purchase and Associated Costs

£ £ £

Estate purchase – Valuation 622,000 - 622,000

Legal fees 15,000 - 15,000

________ ________

637,000 - 637,000

________ ________

Initial Projects

Environmental and deer management - 47,000 47,000

Office furnishings and equipment - 3,000 3,000

________ _______ ________

50,000 50,000 ________ _______ ________

TOTAL 637,000 50,000 687,000

________ _______ ________

5.2 Project Funding

Estate Purchase £ £ £

Scottish Land Fund 466,500 - 466,500

Community Land Unit 127,875 - 127,875

________ _______ ________

594,375 - 594,375

Initial Projects

Scottish Land Fund - 26,500 26,500

________ _______ ________

594,375 26,500 620,875

Contribution to be found by Coigeach 42,625 23,500 66,125

Community Company and other investment

partners _________ ________ ________

£637,000 £50,000 £687,000

_________ ________ ________

5.3 Notes on the Acquisition Costs

Estate Purchase

The District Valuer has valued the subjects as follows:

Drumrunie Estate 620,000 (including Keeper’s Cottage, Elphin)

Moveable property 2,000 (fitted carpets, fittings, curtains, etc)

£622,000

Legal Costs

We have estimated conveyancing fees of £15,000 for acquisition of the estate.

5.4 Notes on the Costs of the Initial Projects

We have made estimates of the costs of the initial / immediate projects as follows:

(i) Deer and Environmental Management

The budget estimate of £50,000 comprises the following items.

1 Landrover * 12,000

1 Trailer 2,000

1 Argo * 14,000

1 Quad bike * 3,500

1 Boat 2,500

Rifles (say) 1,500

Binoculars 800

2 GPS 600

2 Digital cameras 700

Radios and safety equipment 800

Computer equipment (2 laptops and printers) 1,500

Larder equipment 5,000

Contingency 2,100

£47,000

Note: * Reasonably good second hand quality

(ii) Office

We envisage that an office will be set up, attached to a community member’s house or located in another building which would be rent free. We have provided an estimate of £3,000 for office equipment.

All figures quoted in (i) to (ii) above are simply estimates for illustrative purposes and are not based on any formal survey.

5.5 Initial Project Funding

Scottish Land Fund and Community Land Unit

HIE’s Community Land Unit staff have advised that CCC should apply for assistance of 75% from SLF and for 75% of the balance (i.e. a further 18.75%) from the CLU towards the acquisition cost of the estate and legal fees.

5.6 Funding for Initial Projects

Community Land Unit staff have indicated that CCC should request SLF assistance towards the above initial projects as follows:

Environmental and deer management 50%

Office equipment 100%

CLU staff have cautioned that the above levels are not guaranteed.

5.7 Contribution to be Found by CCC and Other Investment Partners

This balance is £42,625 for property acquisition and associated costs and £23,500 for suggested initial projects: i.e. £66,125 in total.

Potential sources are as follows:

(i) A Direct Fundraising Appeal.

(ii) Donations from potential partner organisations, such as the John Muir Trust invited to join CCC as a member. The JMT have indicated that they would be prepared to consider making a meaningful contribution. The JMT raise funds through appeals which are directed to members and other bodies. A similar situation arose when they joined the North Harris Trust, and contributed £100,000 towards the acquisition price. They have not at this stage indicated how much they would be prepared to contribute to CCC should they become a member of the Company.

6.0 FINANCIAL APPRAISAL OF CORE ESTATE OPERATION

6.1 Introduction

Projections for the first six years of estate operation after purchase are summarised on the page overleaf.

Basic Assumptions

(i) The projections are intended to be indicative / illustrative of possible Income and Expenditure. In practice, other operating scenarios for deer and environmental management would be possible.

(ii) The projections reflect core operations only and exclude specific projects assessed under Section 7, which will require separate feasibility studies later on.

(iii) We have assumed that the company will be VAT registered despite the fact that Vatable income will be below the VAT threshold. Voluntary registration will allow VAT to be reclaimed on the proposed acquisition of vehicles and equipment outlined in Section 5.

6.2 Notes on the Projections

Deer and Environmental Management

As described elsewhere in this feasibility study, we propose that CCC would enter into 10 year management agreements with SNH and FCS to manage the Drumrunie SAC and to restore and expand woodland. The key control measure is the reduction of deer numbers, which will involve culling by shooting, part of which could be achieved via stalking. Fencing is not considered to be an effective or desirable option.

(i) Direct Expenditure

Projected expenditure on deer and environmental management assumes the employment of a head stalker / habitat monitor with house provided (the Keeper’s Cottage at Elphin). The budget of £21,500 per annum includes salary, employment costs (employer’s national insurance and company pension contributions) and council tax on the Stalker’s Cottage. We have provided also for contract stalkers at a cost of £5,000 per annum for the first three years, falling to £2,500 per annum for Years 4 and 5 as deer numbers fall. £5,000 represents 20 stalking days. We have also provided for ghillies at an annual rate of £3,500 per annum, corresponding to c40 days of work. In addition, we have budgeted for the cost of hiring field research staff (£2,000 per annum) to assist the head stalker / monitor in his habitat monitoring duties. Other overheads comprise operating costs of vehicles and equipment, vehicle insurance, larder operating expenses and depreciation.

We have some concern about the head stalker working on his own from a health and safety perspective, and partnership arrangements with Glencanisp could help alleviate this.

(ii) Stalking and Venison

A detailed management plan will require to be drawn up in Year 1 for agreement by the various agencies. This will determine deer numbers to be culled. For the purposes of illustration, we have assumed that the deer cull will be c100 per annum for the first three years to reduce numbers, falling back thereafter. Venison sales are based on 30 stags and 60 hinds for the first 3 years, falling thereafter to 15 stags and 30 hinds. Stalking income is based on 10 stags and 10 hinds per annum.

(iii) Management Agreements (SNH and FCS)

and Contributions from Other Organisations

The key to operating a successful Deer and Environmental Management regime will be to obtain sufficient finance from Government agencies (and if necessary other organisations) to ensure that the agreed management programme for Drumrunie will break even at least. Based on the costs outlined in our projections, we suggest that c£42,000 per annum is the minimum required from public agencies and other organisations to fund the management. We have corresponded extensively with Scottish Natural Heritage and Forestry Commission Scotland during preparation of this report. Neither will commit to definite levels of funding until a management plan is prepared. Nevertheless, from standard rates of assistance that have been indicated, we calculate that c£37,000 could be available from SNH and FCS combined for each of the first 5 years of operation as a standard package.

However, SNH have suggested that there is scope for “modest flexibility” to increase the level of support, while FCS have indicated that they can also contribute (subject to habitat and deer plans) towards the costs of habitat management, survey monitoring and short term fencing.

We cannot at this stage quantify the exact package that would be available jointly from SNH and FCS. We have, however, discussed the above with the John Muir Trust who have indicated that if they were to become a member of the Foundation, they would strongly consider providing annual management contributions for five years to make up the deficit in order to fund the management programme adequately.

If invited by the community to come on board, JMT would be able to advise, assist and support environmental management, while bringing its experience of working with communities elsewhere, and giving long term commitment and encouragement.

FCS have indicated also that a one-off payment of £25,000 could be made if significant regeneration of native trees is achieved. The earliest that this might be triggered is Year 5, but it would more likely take longer. This payment has not therefore been built into the projections. If and when received, this payment could be a major boost to the company’s finances and help fund other projects.

Looking beyond the initial five year period, the “standard” package referred to above is likely to fall to c£27,000 in Years 6 to 10 (because a training grant available for the first five year period would cease).

Habitat management is a long term process, and after 10 years it is likely that further packages could be negotiated with the public agencies to ensure public benefit and conservation integrity.

In summary, we are reasonably confident that adequate funding could be obtained to operate an adequate Deer and Environmental Management programme over at least the next 10 years. However, we suggest that prior to any purchase of the estate, CCC should clarify the likely levels of assistance from support agencies.

Angling and Fisheries

The brown trout fishings are managed by a joint undertaking between the estate and the local angling club. We have budgeted annual income of £300 per annum from this source, which is the estate’s 50% share with the angling club.

Other Overheads and Administration

These are budget figures for typical overheads that would be incurred by a small community company managing an estate.

Community Land Unit staff have advised that the scale of activity on the estate is too small to justify the appointment of a full time project officer for three years. However, they have indicated that “Animateur” assistance may be available to finance the hiring of a specialist to assist the directors to set up management agreements with SNH / FCS and to look at other potential projects. We have budgeted £9,000 in Year 1 and £3,000 in Year 2, and assumed that this will be 100% funded by SLF. In addition, we have provided for modest secretarial and book-keeping back-up, the costs of operating a small office, legal and accountancy fees and depreciation (net of grant release). A strong element of volunteer time will also be required from the directors.

6.3 Conclusion

The Drumrunie estate is rich in natural heritage but is not endowed with income producing assets. It is essential, nevertheless, that the company breaks even from year to year. The key will be to achieve adequate finance from public bodies and other organisations to ensure that the costs of environmental and deer management, and the indirect costs of the company are covered annually. As commented above, standard rate packages quoted by SNH and FCS fall slightly short of the level required to ensure breakeven. Nevertheless, we are reasonably confident (perhaps with assistance from the John Muir Trust) that the shortfall can be made up. We would emphasise that prior to any purchase of the estate, the company should clarify the levels of assistance that might be available from support agencies and other organisations over the next 5-10 years.

7.0 POTENTIAL DEVELOPMENT PROJECTS

7.1 Introduction

The three projects that we recommend to CCC as initial priorities are:

(i) Land management agreements.

(ii) Landscape Partnership.

(iii) Tourism promotion.

Project (i) is central in terms of income generation to CCC’s viability and, as such, was integrated into the illustrative core estate income and expenditure projections provided in Section 6 above. Project (ii) is an umbrella project that would enable CCC to further a range of environmental, recreational, cultural and tourism objectives. These three priority projects are discussed below.

Following the priority projects, we have listed other developments which CCC might pursue over the first few years after acquiring the estate. The scale of certain environmental, access and eco-tourism related projects could be enlarged if progressed in partnership with the new owner of Glencanisp (potentially the Assynt Foundation).

7.2 Land Management Agreements

The Inverpolly SAC encompasses most of Drumrunie, and our estate income projections assume that management agreements will be negotiated with SNH (Natural Care Scheme) and FCS (SFG Scheme). The management agreement would be subject to the community body agreeing to overriding conservation objectives. Agreement should be sought to:

§ Allow the area to be managed on a sustainable basis commensurate with its Natura status (e.g. habitat condition).

§ Produce a detailed long term management plan for Drumrunie based on:

- new stereo aerial photographs

- interpretation of the photos through a detailed map

- a Geographic Information System (GIS), with associated data sets

- a phased Action Plan

Initial discussions with SNH and FCS suggest that it would be reasonable to approach both organisations jointly for funding covering two consecutive five year periods, with additional funding support for management planning to support environmental management on Drumrunie to achieve SAC objectives.

Payments for deer management are currently £3.80 per ha, although these are set to rise shortly to £5.40 per ha. The table overleaf shows how receipts might be scheduled.

Professional Training for Local Management Staff

Training would be required to enable local people employed by the Foundation to carry out management and monitoring tasks, particularly related to deer control in line with DCS Best Practice. Staff would require equipment, including vehicles for transport and extraction (ponies could be used), suitable firearms, clothing, binoculars/telescope, radios etc. In addition to the traditional ‘stalking role’, staff would require equipment for monitoring, including computer equipment, GPS transceiver, digital camera etc.

7.3 Landscape Partnership

A Landscape Partnership is the method used by the Heritage Lottery Fund (HLF) to support schemes led by partnerships of local regional and national interests which aim to conserve landscape areas of distinct local character throughout the UK.

Together with other organisations, HLF contribute to a joint fund managed by a partnership board to support programmes of individual projects and activities which intend to conserve the landscape heritage of the area.

HLF priorities for support under the Landscape Partnership Initiative are projects which provide long term social, economic and environmental (sustainable) benefits for rural areas by:

§ Conserving or restoring the built and natural features that create the historic character of the landscape (including habitats and species, geological features and countryside practices).

§ Conserving and celebrating the cultural associations and activities of the landscape area (including family histories, place names and language).

§ Encouraging more people to access, learn about, become involved in and make decisions on their landscape heritage (including visitor information, access and open days).

§ Improving understanding of local craft and other skills by providing training opportunities ( including apprenticeships, work placements/experience and links to schools and colleges)

HLF can contribute between £250,000 and £2 million to a Partnership, and this funding can be matched in a variety of ways. The Local Enterprise Companies (CASE and RACE), Highland Council and a range of other agencies would support individual projects. Also, EU funding through different pockets could be drawn upon.

CCC could use this scheme to build a partnership soon after estate acquisition to create a true landscape scale project. There would be scope to involve other partners locally, in particular Assynt Foundation (should they acquire Glencanisp), but also the Culag Woodland Trust, the Assynt Crofters Trust , the Scottish Wildlife Trust and other neighbouring communities. Indeed, the creation of new partnerships to take a holistic view of need and opportunity is an important criterion for HLF assistance through the scheme. Initial assistance can be provided by HLF for project planning.

The Landscape Development Partnership could include pathwork and interpretation, which might otherwise be difficult to fund 100%. Volunteer time can be valued as matching funding.

Interpretation, and possibly part-reconstruction, of the abandoned village at Loch Sionascaig could be considered as a project under the Partnership.

Relationship with the Knockan Centre

Scottish Natural Heritage has invested significantly in visitor facilities at Knockan Crag and the associated satellite interpretive panels. The focus of the interpretation is on geology. Knockan attracts in the order of 7-10,000 visitors per annum. The site provides an excellent view point overlooking Drumrunie and is the starting point for most walkers ascending Cul Mor. Previously SNH used this site to interpret the Inverpolly National Nature Reserve. Given a change in management which favours natural heritage, opportunities could arise for additional interpretation related to Drumrunie at the Knockan site.

7.4 Tourism Promotion

Although there are no visitor accommodation establishments nor other visitor facilities on Drumrunie estate, the nearby communities are highly dependent on tourists drawn to the area by its outstanding landscape, interesting geological features and for opportunities for walking and wild land experiences.

Estate purchase and control by the community could provide a catalyst for collaborative marketing by local tourism operators who attract these markets, increasing visitor stay and spend.

[Details on means of marketing, costs and available grant aid to be added].

7.5 Other Potential Development Projects

With the assistance of the animateur whom we have assumed would be employed for an initial period after estate acquisition (see Section 6 above), CCC would be able to:

· Draw up a scheme to protect and expand (modestly) the ancient semi-natural woodlands on Drumrunie. This would support local employment through forestry grants.

· Encourage local people to become involved in eco-tourism provision, through training as guides, developing outdoor activity businesses, etc. This could take time as young people currently at school might first take a three year course (with work experience) at a relevant institution and then return to start a business or work in an existing business.

· Enhance angling provision for visitors (in partnership with the Angling Club), including disabled access.

· Develop educational projects for all age groups to help people to appreciate the importance of the environmental management to which CCC will need to be committed long term, and to enhance their enjoyment of the outstanding natural and historic interest of the area.

· Provide information to people developing new businesses or housing on and adjacent to the estate (or in the wider Coigeach area) on alternative energy options and the incentives available.

· Encourage and support the entrepreneurial ambitions of local people.

CCC, as a charity and with a remit for the Coigeach area as a whole, could become a vehicle for a wide range of economic, social and environmental developments outwith the boundaries of Drumrunie estate. Development project (iii) above (as outlined at 7.4) is an example.

7.6 Community Capacity Building

Futurebuilders Scotland is a new initiative administered by Communities Scotland that includes a Seedcorn Fund from which grants of up to £25,000 will be available directly to “emerging” social economy organisations to develop new ideas and expand their trading potential, with the emphasis on enterprise and sustainability.

Training assistance can also be provided to people in communities taking on new responsibilities through Futurebuilders Scotland, as well as from RACE, CLU, SCVO and other agencies.

The first step could be a skills and enterprise audit, with a focus on environmental management and eco-tourism skills (including monitoring, footpath repair, etc).

8.0 CONCLUSIONS

8.1 Vision

We propose the following vision and objectives for community ownership of Drumrunie:

§ Pioneer community driven environmental management at a landscape scale which meets the specifications of Natura 2000 sites.

§ Safeguard the natural heritage and landscape on behalf of the nation.

§ Increase opportunities for people to enjoy the special qualities of the place.

§ Create opportunities for local people to obtain work on the estate (temporary or longer term).

Consultation with the community revealed interest in environmental, social and economic measures.

8.2 Summary of Economic, Social and Environmental Benefits from Estate Ownership and Management by the Community

The purchase price of the estate might seem high, but over 50-100 years and beyond, the difference between responsible and progressive stewardship of some of the most important land in the UK by the local community, both for present and future generations and for the general public, and the likely alternative of any private owner running the estate primarily for personal ends is cumulatively very substantial.

A report by Snedden Economics for HIE in 2004 estimated that tourism in Sutherland in 2002/03 generated £43.4 million in visitor spending (approximately £45 million in current prices) and supported 1,170 full time equivalent jobs (fte’s). Tourism in Wester Ross generated £50.4m in visitor spending (approximately £52 million at current prices) and supported 1,398 fte’s.

Bed nights in Coigeach and Assynt are estimated at approximately 90,000 per annum, with an average length of stay of around 6 nights (from the Highland Visitor Survey). In addition, people pass through the area, e.g. en route to Durness and John O’Groats, without spending the night, but enjoying the landscape and wild quality of the area (from their car or coach or through short walks). Also, people staying in Ullapool will take day trips to the area.

If just 10% of the expenditure of visitors to Coigeach and Assynt were to be attributed to the Drumrunie and Glencanisp estates, this would represent at least £500,000 per annum – giving “value added” locally of at least £225,000. Over 25 years, this would amount to £5.6 million.

It is possible that at least 100,000 visitors pass through the area in the average year, of whom perhaps 11,000 will spend at least one night. Others will spend time walking or on other activities. Over the next 50 years, total visitors will amount to at least 5 million. Valuing responsible and constructive management of Drumrunie (and Glencanisp) estate at just £1 per visitor would give a public benefit of more than £5 million – a good return on an initial public investment in the purchase of Drumrunie and Glencanisp of less than £3 million.

Economic Benefits

These can be summarised as follows:

· Employment creation around innovative approaches to deer stalking which tap into new markets and allow greater local involvement in deer management, with the possibility of providing services to neighbouring estates (including Glencanisp).

· Regular employment through monitoring and enhancing the area’s natural heritage features.

· Employment creation through (limited) native woodlands development and upgrading and maintaining footpaths.

· Employment opportunities for local people to become involved in eco-tourism.

· Increased income for the area’s existing tourism businesses through additional visitors and lengthened stays.

· Temporary animateur post, with administrative assistance, and opportunities for self-employment in drawing up environmental management plans and other consultancy tasks.

Anticipated employment benefits are estimated as follows:

· c3 full time equivalent permanent direct jobs through estate employment and eco-tourism businesses.

· c3 full time equivalent jobs through additional visitor spend annually within the area’s communities.

· c5 further full time equivalent job years through woodland regeneration, environmental and access improvements and project management.

In the longer term, there will be scope for the individuals who take up these job opportunities to develop their skills and expertise to expand their range and for new businesses to grow.

This employment will be additional within North West Scotland as well as locally.

Social Benefits

Management of the estate, as proposed, would safeguard and enhance the natural heritage and landscape on behalf of the nation over the long term.

Locally, social benefits would include:

· Improved recreational facilities, including improvements to the existing path network.

· The scope for educational projects, in partnership with other organisations and educational institutions.

· Reduced accidents through cars colliding with deer.

Community control will allow estate management and compatible developments to be agreed by the community. The community will have a real stake in its own future.

Environmental Benefits

Community ownership, subject to adequate grant support, will protect and enhance the habitats and other environmental features for which the area is internationally and nationally designated.

Modest expansion of the afforested area will improve shelter for deer and the ecology of the area.

Deer control will allow long term sustainable management of the estate.

CCC will be able to promote small scale renewable energy development where this is economic.

Appendix 1 Conservation Designations

Inverpolly

Site details

Country	Scotland
Unitary Authority	Highland
Grid Ref*	NC129123
Latitude	58 03 50 N
Longitude	05 11 00 W
SAC EU code	UK0030171
Area (ha)	11877.32
* This is the approximate central point of the SAC. In the case of large, linear or composite sites, this may not represent the location where a feature occurs within the SAC.
General site character Inland water bodies (standing water, running water) (20%) Bogs. Marshes. Water fringed vegetation. Fens (46.8%) Heath. Scrub. Maquis and garrigue. Phygrana (23%) Improved grassland (1%) Broad-leaved deciduous woodland (5.2%) Inland rocks. Screes. Sands. Permanent snow and ice (4%) Boundary map and associated biodiversity information on the NBN Gateway. Natura 2000 data form for this site as submitted to Europe (PDF format, size 30kb).

UK map showing location of Inverpolly Special Area of Conservation

Location of Inverpolly SAC

Annex I habitats that are a primary reason for selection of this site

3130 Oligotrophic to mesotrophic standing waters with vegetation of the Littorelletea uniflorae and/or of the Isoëto-Nanojuncetea

Inverpolly supports a large number of high-quality freshwater loch habitats, the majority of which are oligotrophic standing waters There are several large lochs within the site, including Loch Sionascaig, together with many other smaller waterbodies which contribute to the overall habitat representation. The remote location and lack of environmental pressures means that the majority of lochs are undisturbed. The nutrient-poor lochs support a typically low diversity of plant species, including bulbous rush Juncus bulbosus, shoreweed Littorella uniflora and water lobelia Lobelia dortmanna. Larger lochs such as Loch Sionascaig have a more varied flora including other species such as quillwort Isoetes lacustris, awlwort Subularia aquatica and alternate water-milfoil Myriophyllum alterniflorum. The diversity of plant species is further enhanced by the range of marginal habitats, which include open stony shores, soft sediment embayments and wetland areas

3160 Natural dystrophic lakes and ponds

Inverpolly supports high-quality freshwater loch habitats including dystrophic standing waters. The lochs are part of small unproductive drainage systems which characterise this part of the north-west Highlands. The naturally dystrophic pools are small (usually <1 ha) un-named waters, which are highly acidic, of very low productivity, and are often characterised by the presence of bog-mosses Sphagnum spp. The small size of lochans in this category and their remote geographical location has protected them against significant disturbance.

4010 Northern Atlantic wet heaths with Erica tetralix

With Foinaven, this site provides an outstanding example of Northern Atlantic wet heaths with Erica tetralix in the north-west Scottish Highlands. The heaths are extensive and include a range of sub-types of M15 Scirpus cespitosus – Erica tetralix wet heath characteristic of the north-west Highlands. The most extensive type is typical wet heath with an abundance of deergrass Trichophorum cespitosum or purple moor-grass Molinia caerulea. There is also an especially large extent of flushed wet heath with carnation sedge Carex panicea and bog myrtle Myrica gale, and more locally, black bog-rush Schoenus nigricans. An oceanic form of Cladonia-rich wet heath with abundant woolly fringe-moss Racomitrium lanuginosum is moderately extensive at higher levels on rockier ground. The wet heath grades into typical western 7130 Blanket bogs, also a qualifying habitat at this site.

7130 Blanket bogs

Extensive blanket bog forms part of a characteristic suite of habitats associated with Lewisian knob and lochan topography. Inverpolly is representative of Blanket bogs in a wet, cool, oceanic climate. The largest extent consists of the western M17 Scirpus cespitosus – Eriophorum vaginatum blanket mire, occupying much of the extensive flat and lower-lying ground. At higher altitudes smaller tracts of an oceanic form of M19 Calluna vulgaris – Eriophorum vaginatum blanket mire also occur. The complex of mires on the site is similar to that on Rannoch Moor, with gradations between blanket mire and wet heath on shallower peat, wet valley bog in hollows and soligenous mires where seepage through the peat occurs. The oceanic bogs are characterised by high bog-moss Sphagnum spp. cover and the occurrence of deergrass Trichophorum cespitosum, purple moor-grass Molinia caerulea, cross-leaved heath Erica tetralix, bog asphodel Narthecium ossifragum, bog myrtle Myrica gale, white beak-sedge Rhynchospora alba and great sundew Drosera anglica. The large Atlantic liverwort Pleurozia purpurea, a characteristic species of north-western bogs, is abundant. On the wettest flats the bog is semi-floating with bog-mosses Sphagnum dominating and pools with a rich flora including bog-sedge Carex limosa, many-stalked spike-rush Eleocharis multicaulis and lesser bladderwort Utricularia minor. One such area within M17 forms an outstanding example of oceanic valley mire.

7140 Transition mires and quaking bogs

This extensive and diverse upland site in north west Scotland supports numerous soligenous mires, readily identified within the wider blanket bog communities by their relative species-richness. Particularly characteristic of the site are areas dominated by black bog-rush Schoenus nigricans, the best example of which occurs within a small oceanic valley mire west of Loch Scionscaig. Other species associated with these areas include bogbean Menyanthes trifoliata, slender sedge Carex lasiocarpa, bog sedge Carex limosa and lesser clubmoss Selaginella selaginoides. Wetter areas support intermediate bladderwort Utricularia intermedia.

7150 Depressions on peat substrates of the Rhynchosporion

At this large upland site in north-west Scotland, Depressions on peat substrates of the Rhynchosporion are typically associated with bog pools and other areas of surface patterning within extensive 7130 Blanket bogs and valley mire systems. These areas are typically species-poor and contrast with sites selected in southern Britain.

Annex I habitats present as a qualifying feature, but not a primary reason for selection of this site

4030 European dry heaths

4060 Alpine and Boreal heaths

6150 Siliceous alpine and boreal grasslands

8110 Siliceous scree of the montane to snow levels (Androsacetalia alpinae and Galeopsietalia ladani)

8220 Siliceous rocky slopes with chasmophytic vegetation

91A0 Old sessile oak woods with Ilex and Blechnum in the British Isles

Annex II species that are a primary reason for selection of this site

1355