Big money plans lined up to replace former homeless hostel in Aviemore
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Long-delayed plans to overhaul a social housing block in Aviemore which has ‘endemic problems’ are finally on the move again – more than three years after major changes were first mooted.
Tenants at Morlich Court – still better known to many as Torr Lodge – are being consulted by owners Cairn Housing Association over its future.
There are two proposals for the former homeless hostel:
* Retain the existing building and refurbish it to bring it up to Cairn property standards.
* Demolition of the site and build 22 homes.
A third option for internal reconfiguration and refurbishment plus five new homes was considered but ruled out by the social landlord.
The Strathy was contacted by one ex-tenant earlier this week raising his concern that “nothing has happened” since housing association chiefs visited the complex in 2018 and pledged improvements.
Calum Graham said: “In May 2018 Cairn Housing Association seemed to promise new houses where the old Torr Lodge building is. Chief executive Jason McGilp and senior officers came to Aviemore to meet tenants, and readily agreed that the old building had endemic problems and an unusual roof not worth spending money on.
“They presented drawings of possible new houses but nothing has happened. Now there is much concern about the affordability of housing here and the availability of labour, it might be time to ask what happened?”
Cairn Housing Association told the Strathy it has just provided an update on exciting plans for the site and current accommodation – nearly half of it vacant – does not meet expected standards.
A spokesperson said: “We wrote to all tenants on July 9 to consult with them on the future of the development that could include a full refurbishment of the existing building to achieve a higher standard of accommodation, or a demolition which would then be replaced by a mix of new high quality, modern and affordable homes on the site.
“These proposals present an exciting opportunity to better meet local housing needs in Aviemore.
“We are encouraging our tenants to give feedback in writing, by email, by way of an online survey and we are calling each tenant individually this week to discuss the proposals.
“This consultation is on-going and we are inviting feedback from tenants by August 9.
“Tenants’ views and ideas will be fully considered by the Cairn board before any final decision is made.”
Local Highland councillor Muriel Cockburn, (SNP) who chaired past meetings, was just as curious as to why no progress had been made.
Updated by the Strathy, she said: “I am very pleased the residents have been contacted now and their views are going to be taken into consideration.
Councillor Cockburn added: “It’s good to hear that communication is now happening.”
Residents should by now all have received an update on proposals under consideration from Cairn.
Option one involves upgrading kitchens, bathrooms, electrics, heating systems, insulation, redecoration, work to address dampness and mould, asbestos, improvements to paths and landscaping, general repairs and other energy efficiency standards.
The layout and number of flats would stay the same but tenants would need to be moved to alternative accommodation for around six to nine months.
Cairn anticipate that works costing £882,565 or £29,377 per flat could be carried out over a two to three year period on a property-by-property basis starting in 2022/23.
Option two with the demolition of Morlich Court would cost £3,270,000 or £148,636 per home.
The scheme would receive around 60 per cent funding from the Scottish Government, with the remaining £1,308,000, or £59,454 per home, paid for by Cairn.
A mix of semi-detached alongside smaller cottages and flats would be created including on the Highland Council owned play park ‘which they are likely to gift us if option two goes ahead’.
It appears to be the frontrunner for the housing association: “This option is the most expensive for Cairn but may be the only option that will significantly improve the standard of homes available, address concerns over the long-term viability of the existing homes, and help meet the Highland Council’s identified housing needs for Aviemore.”
Option three would still have 'undesirable layouts due to the need to work around load bearing walls’.
Cairn put in place a new policy in 2019 for reviewing developments where there were concerns over future planned maintenance costs, structural problems, homes that were not fit for purpose or that remained empty long term.
The spokesperson said: “Many of the homes at Morlich Court are strange shapes and sizes and we have great difficulty renting flats when they become available for let...
“Morlich Court is stigmatised by some in the community for its previous use as a hostel for homeless people, and unfortunately there continues to be incidents of antisocial behaviour which has harmed the building’s reputation.
“Tenants and their representatives have complained to Cairn about the condition of homes, high energy costs and the value for money they receive.”
