AECC SITE, BRIDGE OF DON DEVELOPMENT FRAMEWORK DECEMBER 2014

13002G AECC Site, Bridge of Don - Development Framework 1 INTRODUCTION

Henry Boot Developments have recognised that the relocation of the current AECC to the site at Bucksburn has presented the opportunity to regenerate the site at Bridge of Don and create a sustainable ‘‘place’’ with meaningful spaces. There is an opportunity through the creation of a well considered site layout to ensure that the future development of the existing AECC site will deliver an urban environment which creates both a successful space and one which has a distinct identity.

The Former AECC Bridge of Don Development Framework was produced and adopted as Interim Planning Advice prioro t the adoption of the Aberdeen Local Development Plan 2017, with a recomendation to become Supplementary Guidance after the adoption of the 2017 Plan.

As part of the publication of the Local Development Plan 2017, an appraisal of the document has been undertaken and, as part of this process, policy references within the documnt have been reviewed and updated. Any queries concerning the text of the document should be directed to Planning and Sustainable Development (03000 200292 or [email protected]) for clarification.

2 13002G Former AECC Site, Bridge of Don - Development Framework CONTENTS

Section 1 Introduction 05 Section 6 Character Areas 69 1.1 The Process 06 6.1 Defining Character Areas 70 1.2 Planning Context 07 6.2 Arrival Zone 71 1.3 Community Consultation & Engagement 09 6.3 Exploration Drive 72 6.4 Golf Course Edge 73 Section 2 Opportunity & Vision 19 6.5 Mid Square 74 2.1 The Opportunity 20 6.6 Woodland Zone 75 2.2 The Vision 21 6.7 Ellon Road Frontage 76 Section 3 Site Evolution 25 Section 7 Phasing 79 3.1 The Existing Site 26 7.1 Potential Phasing of Development 80 3.2 Development Process 30 7.2 Delivery of Infrastructure 81 3.3 Site Features 38 3.4 Land Use Options & Density 41 Section 8 Summary 85 8.1 Summary 86 Section 4 Access & Connectivity 47 4.1 Transport Assessment & Policy 48 4.2 Pedestrian 49 4.3 Cyclist 50 4.4 Vehicular 51 4.5 Street Design 53

Section 5 Design Principles 57 5.1 Residential Units 58 5.2 Spatial Definition 60 5.3 Landscaping 61 5.4 Architecture 62 5.5 Development Plots 65

Status Revision Date of Revision Checked By Authorised By Planning M 18.11.2015 KW GF

13002G AECC Site, Bridge of Don - Development Framework 3 4 113002G Former AECC Site, Bridge of Don - Development Framework Section 1 Introduction

113002G Former AECC Site, Bridge of Don - Development Framework 5 SECTION 1 INTRODUCTION 1.1 THE PROCESS

1.1.1 Introduction 1.1.3 Purpose The AECC Site, Bridge of Don Development Framework is located on the site of the current Aberdeen City Council have undertaken AECC, to the north of Aberdeen City Centre. It lies adjacent to Royal Aberdeen Golf Course to relocate the Aberdeen Exhibition and is in close proximity to several housing estates to the south and west as well as Aberdeen and Conference Centre to a new site at Science & Energy Park to the north. Bucksburn, Aberdeen where a contemporary new events centre will be provided along with associated uses. Once the new facility 1.1.2 The Team is operational, the existing site will become To ensure that the potential of the site is fully realised Henry Boot Developments employed a redundant and alternative uses must be found multi-discipline Project Team to focus on the design quality, viability and deliverability of the for the site. The purpose of this Development Framework from the outset. The Project Team comprised of the following: Framework document is to provide Supplementary Guidance against which future planning applications can be assessed. Developer Henry Boot Developments Limited It proposes a residential-led development Architect/ Masterplanner Cooper Cromar with the potential for a commercial use to the west, including the retention of the existing Landscape Architect & Ecology Hirst Landscape Architects Park and Ride facility, if required by Aberdeen City Council and the inclusion of a recycling Planning Consultant Ryden facility, depending on demand.

Transport Consultant AECOM During preparation of this document regard has been given to “The Aberdeen M&E Services Engineer DSSR Masterplanning Process. A Guide for Developers”, prepared by Aberdeen City Civil & Structural Engineer Goodson Associates Council, as well as other national and local policies. Project Manager Turner & Townsend

Community Engagement Consultant Streets UK

Communication Consultant Perceptive Communicators

Cost Consultant Thomas & Adamson

Sketch Indicative Imagery - Arrival Square

6 13002G AECC Site, Bridge of Don - Development Framework SECTION 1 INTRODUCTION 1.2 PLANNING CONTEXT

1.2.1 Guidance Documents This Development Framework has been prepared having regard to guidance from a wide variety of sources. At a national level, the revised Scottish Planning Policy, published in June 2014, sets out the overarching aims of Scottish Planning Policy. In conjunction with other national guidance it seeks to achieve the following planning outcomes;

• Outcome 1: A successful, sustainable place – supporting sustainable economic growth and regeneration, and the creation of well designed, sustainable places. • Outcome 2: A low carbon place – reducing our carbon emissions and adapting to climate change. • Outcome 3: A natural, resilient place – helping to protect and enhance our natural and cultural assets, and facilitating their sustainable use. • Outcome 4: A more connected place – supporting better transport and digital connectivity.

In addition to Scottish Planning Policy, consideration has been given to the guidance contained within a number of specific Policy above Local Development Plan Extract Documents, Circulars and Planning Advice Notes (PANs). These documents include: Aberdeen Local Development Plan The The site also falls within the “Energetica AECC site at Bridge of Don (OP3) has Framework” area supported by Aberdeen City • Designing Places & Designing Streets; been identified for mixed use site Council. In this area development is expected • Planning Advice Note 3/2010 – Community to make a contribution to the quality of life, including the expansion of the Engagement; environmental performance and economic Park and Choose to 999 spaces and a • Planning Advice Note 83 – Masterplanning; development targets. The three principle aims • Creating Places; household waste recycling centre. of Energetica are to; • National Planning Framework 3. • Create a new generation energy At a strategic level, guidance is provided The Aberdeen Science and Energy Park community stretching north from by the Aberdeen City & Shire Strategic to the north is designated as specialist Aberdeen’s Bridge of Don area to employment designation where a mix of Development Plan approved by Scottish Peterhead and west to the airport. Class 4 Business and Class 5 General Ministers in May 2014. This sets the strategic • Create a renowned, world class destination Industrial Uses will be considered with context for development throughout the that will attract innovative energy particular emphasis on research, design and north-east, recognising the importance of businesses and highly skilled people. development. Ancillary facilities where they improving links and connections, adding • Feature high quality housing and leisure meet the needs of businesses and to the already enviable quality of life and facilities in an outstanding natural employees in the area is also permissible. providing the opportunities for high quality environment based on low carbon sustainable growth towards which the public principles. and private sectors can work to deliver their To the south and south-west the site is bound vision. It identifies Aberdeen as a Strategic predominantly by residential uses whilst to The Development Framework has Growth Area which, over the period to 2035, the west, beyond Ellon Road, the predominant been prepared in accordance with the should accommodate at least 50% of all use is business and industry. Development Supplementary Guidance which sets out homes built in the north-east. To achieve Plan Policy encourages the retention of these the requirements in terms of sustainable this it allows for the development of 31,500 uses and seeks to ensure compatibility of development; low energy use through design homes in the period to 2035. It further adjoining uses. and innovation; place making and high quality anticipates that 10,500 of these will be landscaping. accommodated on Brownfield Sites within the City. In employment terms it allows for the development of 175 hectares of business and industrial land in the period to 2035.

13002G AECC Site, Bridge of Don - Development Framework 7 SECTION 1 INTRODUCTION 1.2 PLANNING CONTEXT

1.2.2 Proposal of Application 1.2.3 Planning Strategy & 1.2.4 ACC & Technical Notice Process Consultation The redevelopment of the existing Aberdeen The Aberdeen Masterplanning Process: A The Project Team has met on a regular basis Exhibition and Conference Centre at the Guide for Developers has been prepared to address key issues in the evolution of the Bridge of Don will follow the opening of the as Supplementary Guidance by Aberdeen Development Framework. Monthly update new facility at Bucksburn. The redevelopment City Council as a guide for developers for meetings have taken place with Aberdeen constitutes a major development and the delivery of sustainable places. It has City Council Masterplan Team and a series therefore a Proposal of Application Notice been followed by Henry Boot and their team of technical meetings have been held with was lodged on 14 April 2014. This proposed to respond to four key issues for the City various Council departments in an effort to the demolition of the existing buildings and Council: identify and address key issues. These have the erection of a mixed use development included: to include residential, commercial and • Context business uses with park and ride facilities. • Identity • Environment; A Communications Strategy submitted with • Connection • Transport; the Proposal of Application Notice set out the • Communication and engagement • Masterplanning. extent of public consultation and engagement to be undertaken in the preparation of this The aim has been to demonstrate through the The meetings provided a forum for issues Development Framework and an application framework process and design development, to be highlighted and an appropriate scope for Planning Permission in Principle (PPP), that an understanding of these issues and approach to be discussed with key which will follow this process. has been achieved. These key issues have Design Team members. Subsequent specific also informed the structure and format of technical meetings were undertaken by the The uses proposed for the site are acceptable this Development Framework document relevant consultants to establish the required within the planning context set out above and, which follows the content of other adopted detailed submissions regarding roads, importantly, will be compatible with those Supplementary Guidance documents. environment, etc. existing uses in the adjoining areas. They are also in accordance with the emerging ALDP. The draft proposals were also considered by the City and Shire Design Review Panel on 4 August 2014. Discussion focussed mainly on the density of development, open space and landscaping provision and the need to provide scope for local shopping facilities. The finalised site layout has taken cognisance of the issues raised and seeks to provide a mix of house types and densities within an attractive landscaped setting which satisfies the open space requirements of the Aberdeen Local Development Plan. Provision is made for local neighbourhood facilities and market testing will be undertaken as part of the development process to determine the scale and nature of such facilities.

The Panel commended the overall approach and direction of the framework, acknowledging that the working draft was still evolving and much of the detail was still to be worked out.

N

above Submitted PoAN Plan

8 13002G AECC Site, Bridge of Don - Development Framework SECTION 1 INTRODUCTION 1.3 COMMUNITY CONSULTATION & ENGAGEMENT

1.3.1 Process The consultation for the Bridge of Don There were three phases of consultation: Development Framework and Planning Permission in Principle (PPP) application • May 2014 where views were sought on was undertaken at the same time as the concepts and principles. consultation for the Masterplan and PPP • September 2014 where views were application for the new AECC at Bucksburn. sought on more detailed proposals Consultees were given the option of for the Bridge of Don Development commenting on either site or both sites. Framework, Rowett Masterplan and the exterior and interior of the AECC The consultation was undertaken in such building. as way as to ensure that both Aberdeen • March 2015 where final designs for the City Council’s (ACC) communications and Bridge of Don Development Framework, engagement requirements in relation Rowett Masterplan, exterior and interior to Masterplan submissions and PPP of the AECC were consulted on. applications and national requirements are exceeded. 1.3.4 Community Council The development is classified as a major development in the Scottish Government’s Meetings development hierarchy and therefore A pre-consultation meeting was held with requires Pre-Application Consultation (PAC) representatives of Bridge of Don, Bucksburn to be undertaken with both the planning & Newhills and Stoneywood & Dyce authority and the community. The Planning Community Councils in March 2014. As part etc. (Scotland) Act 2006 and the Town and of the wider consultation, all Community County Planning (Development Management Councils were written to in May and Procedure) (Scotland) Regulations 2013, set September 2014 and March 2015 and local out the statutory requirements for pre- Community Councils were offered meetings. application consultation. A meeting with Bridge of Don Community Council was held at Scotstown School on 1.3.2 Pre-consultation 20th August 2014 to discuss the proposals for Meetings the redevelopment of the existing AECC site. Initial pre application consultation Three members of the Community Council commenced in February 2014 and this was and three members of the Project Team followed up in March 2014 when meetings attended the meeting. with Aberdeen City Council Councillors, local Community Councils, MPs, MSPs and The working proposals for the site were representatives from key organisations took presented by Henry Boot Developments, with place. the ensuing discussion mostly reflecting the issues previously raised through the Public The purpose of these meetings was to explain Consultation event held in May. Members the background to the proposed new AECC of the Community Council expressed at Bucksburn and the redevelopment of the concerns over housing numbers on site existing site and also to seek comment on the and traffic generation; roads and education community consultation process. infrastructure and the delivery of affordable housing. However, support was stated for a site for the travelling community; a recycling 1.3.3 Consultation Strategy centre facility and commercial development After the pre consultation meetings a final on site. Consultation Strategy was submitted to Aberdeen City Council with the Proposal of The Project Team emphasised that ACC Application Notice on 14th April 2014. This favour brownfield sites for redevelopment marked the commencement of public and see this site as an opportunity within an consultation which ran for a full year ending area which has seen much greenfield land on 10th April 2015. allocated for residential development, whilst stating that the site would likely be comprised The agreed Consultation Strategy explained of a mix of uses. The Community Council were the scope and the scale of the proposed informed that the proposals made on-site consultation. All consultees had the provision for 25% affordable housing and that opportunity to comment on and influence the any perceived impacts on infrastructure would proposals at various stages. be mitigated through developer contributions in accordance with ACC guidance.

13002G AECC Site, Bridge of Don - Development Framework 9 1.3.5 May 2014 Event The first public consultation events were held • Advertisements were placed in the Press Representatives from the Project Team were on: and Journal and Citizen w/c 19th May. in attendance to provide information and • Letters were issued to 250 individuals and discuss the emerging ideas for the future of • Thursday 29th May 2014, 12pm-8pm at the organisations. the site. Jesmond Centre, Bridge of Don • Posters advertising the events were • Friday 30th May 2014, 12-8pm at the displayed in local libraries, shops and Following the exhibition two unmanned Beacon Centre, Bucksburn community centres. exhibitions took place at Marischal College • Saturday 31st May 2014, 12pm-5pm at • A postcard invite was delivered to Reception from 2nd June 2014 to 13th June Aberdeen Art Gallery approximately 10,000 residents within the and AECC Main Concourse from 14th June Bridge of Don Ward catchment. 2014 to 27th June 2014. Over 1,000 people The May exhibitions were widely publicised • Various press releases and media attended the various events and were given using the following methods:- coverage such as radio and television the opportunity to submit comments. articles. The development website www.aeccevolves. co.uk was set up to allow 24/7 access to the proposals and current information as well as enable comments to be submitted via an online form. A closing date for initial comments of 27th June 2014 was set.

left Public Consultation Boards May 2014

10 13002G AECC Site, Bridge of Don - Development Framework SECTION 1 INTRODUCTION 1.3 COMMUNITY CONSULTATION & ENGAGEMENT

1.3.6 May 2014 Consultee Response Approximately 150 responses were returned in total at the events, via the reply paid postal method and through the website. The consultation provided a mixed response and a summary of the comments are as follows:

Bridge of Don Proposals Yes No Not Sure

Do you agree with the range of uses shown in the evolving proposals for the 45% 45% 10% Bridge of Don site? Are there other uses that should be considered as part of the Bridge of Don More recreation/ open space, football stadium, ideal business proposals? site, retail Are there other issues or opportunities about the Bridge of Don site you’d Too much traffic, no more housing, good site for housing, public like to raise? infrastructure such as new schools

Consultees were given the opportunity to add further comments. The table below summarises the range of comments and views that were expressed and the percentage of total respondents that have raised that particular issue.

Bridge of Don Comments Summary Too much traffic 24% More recreation/ open space 13%

No more residential 12% Good site for housing 9% Football stadium at Bridge of Don 8% More park & ride/ improved public transport 7% Ideal office/ business site 7% Retail would be good 6% Ideal travelling peoples site 4% Need 4th bridge 2% Infrastructure such as new schools required 2% Retain as music venue 2% Waste to energy plant 1%

Needs EIA 1.5% New facility not needed/ waste of money 1.5% Total percentage 100%

13002G AECC Site, Bridge of Don - Development Framework 11 1.3.7 September 2014 Event The second round of consultation events were • Letters were issued to 320 individuals and Exhibition boards summarised the evolution held on: organisations. of the proposals and explained how earlier • Posters advertising the events were feedback had been acted upon. Brochures • Thursday 11th September 2014, 12pm- displayed in local libraries, shops, containing a summary of the boards were also 8pm at the Jesmond Centre, Bridge of Don community centres and health centres. available. • Friday 12th September 2014, 12-8pm at • A postcard invite was delivered to the Beacon Centre, Bucksburn approximately 10,000 residents within the Approximately 600 people attended the • Saturday 13th September 2014, 12pm- Bridge of Don Ward catchment. exhibitions over the 3 days. Questionnaires 5pm at Aberdeen Art Gallery. • Various press releases and media seeking feedback on the proposals were coverage such as radio and television available to either complete at the exhibitions The exhibitions were widely publicised using articles. or take away and return in a reply paid the following methods:- envelope. An unmanned exhibition was also Representatives from the project team were in held at Marischal College reception until 26th • Advertisements were placed in the attendance to provide information and explain September 2014. Press and Journal and Citizen w/c 1st how feedback from the May exhibitions had September. influenced the design of the site layout. Attendees were also made aware of the development website www.aeccevolves. 
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12 13002G AECC Site, Bridge of Don - Development Framework SECTION 1 INTRODUCTION 1.3 COMMUNITY CONSULTATION & ENGAGEMENT

1.3.8 September 2014 Consultee Response As a response to initial comments, two site layout options were displayed at the September consultation events: both remain residentially-led but one incorporates a mixture of retail and commercial accommodation and the other a recycling centre. Consultees were asked if they had a preference for either option and also what development components they found to be acceptable.

Bridge of Don Proposals Option 1 Option 2 Both OK Neither OK

Do you prefer option 1 (residential/ park & ride/ commercial) or option 17% 4% 57% 22% 2 (residential/ park & ride/ recycling facility) Which components are you supportive of? Some Housing 15% Park & Ride 24% Retail 19% Business Use 19% Recycling Centre 16% Other 7% (eg sports centre, school, health centre, gardens) If you are not supportive of housing can you explain why? Too many houses in BoD, not enough schools, roads can't cope, Other comments Public transport links between BoD and Dyce should be improved, traffic is a nightmare

13002G AECC Site, Bridge of Don - Development Framework 13 1.3.9 March 2015 Event The third and final public consultation events • Letters were issued to 320 individuals Representatives from the Project Team were were held on Friday 27th and Saturday 28th and organisations in attendance at the exhibitions to provide March 2015 in the Upper Mall of the Bon • Posters advertising the events were information and discuss the emerging ideas Accord Centre. The decision was made to displayed in local libraries, shops and for the future of the site. host the exhibitions in a city centre venue as community centres previous city centre venues had attracted a • An e-invite was issued to 4,000 recipients Following on from this, an unmanned higher footfall. on the AECC database exhibition took place at Marischal College • A postcard invite was delivered to Reception from 31st March 2015 to 10th April The exhibitions were widely publicised using approximately 24,000 households within and a specific event was held for the existing the following methods: the catchments of the existing and key customers of the AECC - 160 of whom proposed AECC sites were invited. Over 2,250 people attended the • Advertisements were placed in the Press • Various press releases and media various events and were given the opportunity and Journal and the Citizen w/c 16th coverage to submit comments. March The development website www.aeccevolves. com was set up to allow 24/7 access and current information as well as enable

13 comments to be submitted via an online form. A final closing date for comments of 10th April 12 BRIDGE OF DON PP APPLICATION 2015 was set.

BRIDGE OF DON PLANNING SUMMARY & FEEDBACK

PLANNING SUMMARY The site of the current AECC extends to 50 acres. The proposed Local Development Plan (2016), published for consultation by Aberdeen City Council on 20 March 2015, identifies the site as a redevelopment opportunity (Site OP13) suitable for mixed use development. It advises that the site will accommodate an expansion of the Park and Choose to 999 spaces and a household waste recycling centre to replace the existing facility at Scotstown Road. Any residential elements are required to address school capacity issues in the area. It further highlights the requirement for a masterplan for the site. HBD will submit the following to the planning authority:

• A Development Framework • A planning application for Planning Permission in Principle (PPP) for the demolition of existing buildings and erection of a mixed use development to include residential, commercial and business use, a recycling centre and Park and Chooseof the facility. development approved. Further PP

A PPP application seeks to have the principle applications – seeking approval for the detail of these proposals – will be made in due course. TRANSPORT PROPOSALS A range of facilities including schools, a library, parks, banks, a post office and community Previous Option 1 centre can be accessed within a 20 minute walk of the site. Ellon Road provides shared use paths for cyclists connecting to on road cycle and bus lanes and the site is well located for public transport with peak hour services into the City Centre every 5 minutes. As proposals progress, bus operators will be engaged to discuss increased services. The Park and Choose facility will be increased to 999 spaces accompanied by a new bus stance.

The main vehicular access to the site will be from the existing roundabout at Parkway East/ Exploration Drive, with a secondary access on Exploration Drive and a further separate access CHANGES point to the proposed recycling centre. The Transport Assessment is nearing completion and will be submitted as part of the planning application.“YOUR FEEDBACK” Preferred Layout CONSULTATION TO DATE AFTER THE INITIAL RESPONSES FROM THE MAY Previous Option 2 CONSULTATION EVENTS, “GOOD SITE FOR HBD PREPARED TWO HOUSING.” DEVELOPMENT OPTIONS LESS HOUSING IS PROPOSED AND THE DEVELOPMENT FOR BRIDGE OF DON AND FRAMEWORK NOWAND INCORPORATES COMMERCIAL SPACEA RECYCLING CENTRE THESE WERE DEBATED AT THE SEPTEMBER EXHIBITIONS.

OVER 2000 PEOPLE AND ORGANISATIONS INCLUDED IN THE CONSULTATION “BRIDGE OF DON NEEDS MainA Arrival Square NEW STATE OF THE ART RECYCLING FACILITY.” HBD previously consulted on a range of layout options. Feedback from consultees has resulted in a preferred option containing: THE TRANSPORT ASSESSMENTOF PROPOSED REFLECTS USES THE FINAL RANGE • a recycling centre in the north east corner of the site; Mid Square “TOO MANY HOUSES• commercial space fronting onto Ellon Road; 320 HOURS OF PUBLICLY WILL LEAD TO TRAFFIC CONGESTION.” ACCESSIBLE MEETINGS AND EXHIBITIONS • an increased Park and Choose fronting on to Ellon Road and 57% • residential sites providing approximately 500 units depending on final housing types and densities. IN SEPTEMBER, 57% APPROVED OF BOTH “THE HOUSEBUILDERS OPTIONS WITH A FURTHER NEED TO CONSIDER THE PROPOSED LOCAL DEVELOPMENT PLAN REQUIRES THAT ANY 14% PREFERRING THE www.aeccevolves.co.ukRESIDENTIAL ELEMENTS ADDRESS SCHOOL CAPACITY ISSUES AMENITIES AND LEISURE 12 OPTION WITH A RECYCLING FOR THE AREA.” CENTRE AND 4% THE COMMERCIAL FACILITIES. CONSULTATION HAS RUN FOR OVER A YEAR

www.aeccevolves.co.uk

left Public Consultation Boards March 2015

14 13002G AECC Site, Bridge of Don - Development Framework SECTION 1 INTRODUCTION 1.3 COMMUNITY CONSULTATION & ENGAGEMENT

1.3.10 March 2015 Consultee Response The purpose of these exhibitions was to provide feedback to consultees on final changes proposed to the development framework and to explain how previous comments had been considered. The infographic opposite summarises feedback from the 2014 consultations and final proposed changes.

327 written responses have been submitted in relation to this third and final round of consultation. This brings total written responses over the course of the year to just under 500 received from just over 4,000 participants.

As this was the third set of exhibitions, attendees were asked less questions and given the opportunity to comment generally.

Responses are as follows:

Bridge of Don Proposals Yes No Not Sure

Do you support the proposals for Bridge of Don? 57% 25% 18%

The focus of comments made can be summarised as follows:

Issue Percentage Road/ traffic concerns 56% Concern about capacity of local amenities eg 17% schools Too much housing proposed 17% Concern with location of recycling centre 5% Need social housing 5% Total percentage 100%

As with previous exhibitions, adequate roads infrastructure remains the key concern of consultees. The provision of adequate amenities such as schools was also raised as was a concern that the proposals contain too much housing.

13002G AECC Site, Bridge of Don - Development Framework 15 SECTION 1 INTRODUCTION 1.3 COMMUNITY CONSULTATION & ENGAGEMENT

1.3.11 Response to Consultee Comments/ Design Development Following extensive public consultation in Public Transport compatible with those in the adjoining areas May and September 2014 and March 2015, all In raising the above traffic concerns the and developer contributions will be secured feedback was considered by the Design Team perceived lack of frequent and affordable from the development to invest in identified and where appropriate the proposals have public transport was raised by a number of infrastructure requirements including been revised accordingly. Specific responses respondents. Whilst welcoming the enlarged education and health. It is accepted that are summarised below to a number of the key park and ride provision the cost to users the 2012 Local Development Plan allocated issues raised. was raised as a concern. There was also significant areas of housing to the Bridge criticism of the current routes operated and of Don area. The vast majority of this is Too Much Traffic the failure to provide direct connections to on Greenfield sites on the periphery of the Aberdeen City Council and the Project Team key employment destinations such as Dyce. city. The AECC is a previously developed are acutely aware of the challenges that The concerns raised will be brought to site and encouragement is given at national traffic congestion in Aberdeen presents at the attention of public transport operators and strategic level to the redevelopment particular times of the day and in certain but beyond providing enhanced park and of such sites in preference to Greenfield areas. A key element of the Project Team’s ride facilities the scope of the proposals to release. In seeking to achieve this the Local remit has been to deal with the relevant address public transport issues in the wider Development Plan allows for the development authorities and bodies to address traffic area is limited. The provision of business, of over 10,000 homes on Brownfield sites planning in the city and surrounding area commercial and retail uses on part of the within the city. to ensure that the solution for the Bridge of site and business and industrial uses to the Don site is complimentary to other ongoing north at Berryhill will provide employment Recycling Facility initiatives in the area. Redevelopment of opportunities in the immediate vicinity of the The inclusion of a proposed recycling centre the site will occur following the delivery of proposed housing. at the second round of public consultation in the Aberdeen Western Peripheral Route response to earlier feedback was generally and other associated improvements such Residential Use welcomed by Bridge of Don residents. Many as the Third Don Crossing and Haudigan The initial public consultations in May considered the existing site at Scotstown Roundabout. This will free up some capacity provided a mixed response with 45% of Road to be too small and constrained. on the network and the proposals will require Consultees agreeing with the proposed Some residents of the nearby residential to demonstrate that there will be no net uses and 45% disagreeing. Consultees development to the south of the site indicated detriment to the network as a result of the requested that a number of other uses be that it should be located to the north east development. A Transportation Assessment considered such as business use, retail of the site adjacent to the existing business is being prepared, this will identify what and a recycling centre. Following the initial uses. This reflects the view of Planning improvements are required to the road round of public consultation the housing Officers and is also preferable in terms of network as a result of the development. proposals for the site were refined and access. However, some concern remains new uses introduced. Residential use is about the proposed relocation of the recycling facility to the north east of the site.

above Site Development Sketch above Landscape Development Sketch

16 13002G AECC Site, Bridge of Don - Development Framework SECTION 1 INTRODUCTION 1.3 COMMUNITY CONSULTATION & ENGAGEMENT

1.3.11 Response to Consultee Comments/ Design Development (continued) More Recreation / Open Space discounted. The current venue is not fit for Other uses suggested, but not gaining With the exception of a woodland belt to the purpose, is of poor quality and has limited significant support, included a travelling east, the existing site is made up almost capacity. These issues have necessitated the peoples site and a waste to energy plant. entirely of buildings and areas of hard provision of a new facility at Bucksburn. It is Neither are considered appropriate by standing. The redevelopment of the site for unlikely that the city could sustain two major Aberdeen City Council. housing provides an opportunity to create a venues and redevelopment of the existing network of new local and neighbourhood open facility is necessary to help fund the new In terms of education and infrastructure spaces which accommodate a range of uses facility at Bucksburn. provision the site, the site falls within the and will be accessible to residents across catchments of Scotstown Primary School the area. These spaces will incorporate Enhanced Park and Ride facilities formed part and Bridge of Don Academy. The most recent sustainable features such as SUDS, playzones of the brief provided by ACC and drew support school roll forecasts (2013 based) show both for children and event spaces for the whole from a number of respondents. This has been to have spare capacity post 2019, when the community. addressed by the proposal. It allows for the first houses would be occupied. Detailed expansion of the existing Park and Ride site to discussions will be required with ACC to The peripheral tree belts to the east and provide for 1,000 cars either at ground level, ensure that adequate education provision is south of the site are within the ownership or more likely, through a multi-level solution available. of the City Council. The current condition thereby maximising the use of the site. of those tree belts provides an opportunity Any shortfall in education, community for woodland management to create more A number of respondents considered the facilities and / or healthcare provision will useable areas of public space for the site suitable for retail and/or business use. be assessed by the Council’s Planning enjoyment of residents. Given the site’s position in relation to the Obligations team and any mitigation required Aberdeen Science & Energy Park to the as a direct consequence of the proposed Alternative Uses north, business use would be compatible development will require to be addressed A variety of alternative uses were proposed for with adjoining land uses. However, sufficient in accordance with Scottish Government the site with 8% of respondents suggesting it employment land has been allocated to the Circular 3/2012, Planning Obligations and as a potential site for a new football stadium north of the Aberdeen Science & Energy Park Good Neighbour Agreements. for Aberdeen Football Club (AFC). However, to accommodate future employment needs in it is understood that AFC are pursuing other the Bridge of Don area. Retail use to address potential sites. Similarly, the retention of the local need could be accommodated on site existing facility as a music venue has been compatible with adjoining uses.

left Development Street View Sketches

13002G AECC Site, Bridge of Don - Development Framework 17 2 18 13002G Former AECC Site, Bridge of Don - Development Framework Section 2 Opportunity & Vision

2 13002G Former AECC Site, Bridge of Don - Development Framework 19 SECTION 2 OPPORTUNITY & VISION 2.1 THE OPPORTUNITY

2.1.1 The Current Situation The site currently accommodates the Aberdeen Exhibition and Conference Centre. The facility is no longer fit for purpose and is constrained in the type and scale of events it can hold. It is becoming increasingly challenging for the venue to keep up with a growing demand for large-scale events in Aberdeen. Significant investment would be required to maintain the existing facility, and the site presents space restrictions making this option unviable.

2.1.2 The Opportunity The Council entered into a procurement process to select a development partner through a competitive dialogue which required participants to develop a fully-costed and viable detailed development solution for a new venue either on-site or at a new location off-site.

Henry Boot Developments were named as the preferred bidder and the proposed new AECC will be located off-site at Bucksburn. This will be a mixed-use development which includes increased exhibition and conference space and a four-star hotel, as well as car parking facilities.

As part of the agreement with Aberdeen City Council, Henry Boot Developments were required to develop a Supplementary Guidance Document for future developments above Existing AECC at Bridge of Don at theAberdeen AECC site at Bridge of Don. Exhibition & Conference Centre

above Proposed AECC at Bucksburn

20 Stage 3 Report 13002G AECC Site, Bridge of Don - Development Framework Revision 02 October 2015 SECTION 2 OPPORTUNITY & VISION 2.2 THE VISION

2.2.1 The Vision 2.2.2 Green Spaces serve a range of functions and provide an attractive, safe and permeable environment. The relocation of the current AECC to the site The requirement for open space and The aim has been to create a well-connected at Bucksburn has presented the opportunity recreational provision was highlighted sustainable place, both internally and to regenerate the site at Bridge of Don and through the consultation process. As a externally which will prioritise travel mode create a sustainable ‘‘place’’ with meaningful consequence, a network of new local and in accordance with the hierarchy defined spaces. neighbourhood open spaces is proposed by local and national policy. Subsequent which accommodate a range of uses and development of the proposals will be carried There is an opportunity to ensure that the will be accessible to residents across the out in full compliance with the principles of future development of the existing AECC settlement. These spaces incorporate Secured by Design etc. site will deliver an urban environment which sustainable features such as SUDS, play creates both a successful space and one zones for children and event spaces for the which has a distinct identity. whole community. 2.2.4 Core Density Key to the success of the site as a vibrant The opportunity and vision is to create a place community which can support a wide range which is safe, pleasant, easy to move around, 2.2.3 Green Streets The principle of Designing Streets has of services is a core population located within welcoming to visitors and which considers a dense urban heart. In order to achieve this place before movement. The opportunity been adopted to help create safe and vibrant places for the new community. The density, provide the required number of units must be taken to deliver a place where site allocated in the local plan and allow the site planning, urban design, sustainable transport, movement of pedestrians and cyclists has been considered as a priority from the outset to be appropriately populated, certain density ecology, landscaping and community facilities residential typologies are required. These are all successfully and fully integrated. and whilst private cars and service vehicles have been catered for within the proposed may be flats, terraces or other high density layout, the place-making process has been forms and will ensure the required density is driven by a need to create living streets which achieved.

top Creating places of character and meaningful spaces; bottom Shared surfaces and feature landscaping; right Pedestrian connectivity a priority

13002G AECC Site, Bridge of Don - Development Framework 21 SECTION 2 OPPORTUNITY & VISION 2.2 THE VISION

2.2.5 Distinctive Character The existing site features are relatively both in the design of the residential elements limited with the exception of the perimeter of the scheme and the inclusion of other landscaping however these should be taken land uses. This includes an increase the size into account where possible and assist of the park and choose, the inclusion of the in guiding the particular character of the potential recycling centre and the proposed proposed public realm, landscaping and employment land. architectural features. The proposals aim to highlight and utilise existing features The current Aberdeen Local Development where possible but the subsequent Planning Plan 201 , includes policies such as R7 Low Permission in Principle Application and 7 " and Zero Carbon Generating Technologies detail design should respond to the intrinsic , requiring qualities of the site. and water Efficiency" developments to install such technologies to reduce their carbon footprint and requiring 2.2.6 Sustainable Places water saving technology. Other polices such Reducing emissions of greenhouse gasses is as H3 and H4 aim to increase development a key policy at international, national, regional densities and housing mix to make and local levels. The redevelopment of the developments more sustainable. AECC site at Bridge of Don will seek to reduce To support these sustainable principles the above Integration of green spaces and SUDS features the demand for energy; use energy more completion of the Masterplaning process will effectively and provide low and zero carbon be considered through the BREEAM technologies on site. Development will Communities assessment tool and all require to conform with Local Development housing on the site will aim to achieve the Plan policy to ensure that all new buildings, . in meeting low and zero carbon generating Home Quality Mark Level 3 technologies, must install low and zero carbon technology to reduce the predicted carbon dioxide emissions by at least 20% below 2007 building standards. In terms of the “Energetica Framework” it will be necessary for development to demonstrate that energy performance has been carefully District Heating considered in the design process to result in While currently not available in Bridge of Don buildings and layouts which have exemplary the Aberdeen Heat and Power district heating energy performance or introduces innovation network is constantly developing. If at the in this regard. The potential for light pollution time of the development of the site district will be monitored and measures to reduce heating is available the developer will be the impact of this will be introduced where expected to explore the use of the system and required. show why its use is not feasible.

Sustainable Design Any short term impact on the BREEAM rating above Linear landscaping to street Sustainable design principles have been of the houses due to the energy mix within the fundamental in the formation of this district heating network will not preclude the Development Framework. This can be seen use of this network.

above & right Shared surfaces creating a variety of spaces

22 13002G AECC Site, Bridge of Don - Development Framework 13002G Former AECC Site, Bridge of Don - Development Framework 23 3 24 13002G Former AECC Site, Bridge of Don - Development Framework Section 3 Site Evolution

3 13002G Former AECC Site, Bridge of Don - Development Framework 25 SECTION 3 SITE EVOLUTION 3.1 THE EXISTING SITE

3.1.1 Existing Site 3.1.2 Site Ownership The Development Framework area lies to the The site is owned by Aberdeen City Council. north of Aberdeen and is currently the site The land housing the satellite station to of the Aberdeen Exhibition and Conference the south of the site is currently on lease to Centre and Ellon Road park and ride. Ellon Rignet UK Limited and this lease is due to Road (A956) forms a boundary on the west expire in 2018. The hotels lying to the north- side of the site whist Parkway East and west of the site are in separate ownership and Exploration Drive form a boundary to the do not form part of the proposals. However, north. Royal Aberdeen Golf Course lies the Development Framework does not adjacent on the eastern edge whilst Bridge of preclude their future redevelopment should Don housing estate sits to the south. proposals emerge, nor does it prejudice the potential of those sites. The city centre is approximately 5 miles to the south whilst Middleton Park housing estate lies around 1.5 miles to the north west and West Park housing estate lies to the west, across Ellon Road, to the south of Bridge of Don Industrial Estate.

The site falls into the Bridge of Don Community Council catchment area. The nearest neighbourhood centre with retail and community facilities is located in Middleton Park.

ACC legal boundary extent

Rignet UK Ltd lease extent

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above Site Context above Site Ownership

26 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.1 THE EXISTING SITE

3.1.3 Site Analysis Industrial A detailed site analysis study was carried Space Business Business out and the existing adjacent land uses and Space Space primary circulation routes are illustrated opposite.

Proposed land uses will be carefully considered in relation to existing land uses Car Park during the design development process. Industrial Hotels Arrival The site is largely open and therefore has Space a very limited microclimate however this is Auditorium/ Meeting Space Green Space/ likely to increase within the area surrounding Recreational the dense tree belt to the south east corner. Arena Tower The site has little protection from the coast Site and is therefore exposed to the prevailing winds from the east and west. Car Park Car Park

3.1.4 Connectivity Woodland

Woodland The site is bounded by Ellon Road to the west and Parkway East/ Exploration Drive to the Satelite Station north. These routes provide direct access into Res. Aberdeen City Centre and have numerous bus routes. A Transport Assessment will be carried out to determine necessary Residential improvements and junction arrangements to accompany a Planning Application. Traffic Flows/ Ellon Road A90 Sunpath/ Orientation

above Site Analysis Diagram

above Existing Site Photographs

13002G AECC Site, Bridge of Don - Development Framework 27 Bridge of Don, Aberdeen 23rd June 2014 SECTION 3 WS1164/14 Bridge of Don, Aberdeen 23rd June 2014 WS1164/14SITE EVOLUTION 3.1 THE EXISTING SITE

3.1.5 Ecology & Habitat A Phase 1 Habitat Survey of the site has been undertaken. As might be expected the dominant habitat on site is buildings and 3 Hardstandings, with Woodland, Grassland, scrub and tall ruderals. It was found that the habitats offer suitable habitat for otter, birds, bats, reptiles and nesting birds. The report makes recommendations on the need for further survey work in relation to these species, some of which have already been carried out.

2 1

4

above Phase 1 Habitat Survey www.wildsurveys.co.uk

1 2 www.wildsurveys.co.uk

3 4

above Existing Site Photographs

28 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION NOTE TO BE UPDATED - SIMON HIRST? 3.1 THE EXISTING SITE

3.1.6 Landscaping Opportunities & Constraints This section gives design rationale principles that have influenced the future site layout.

Tree Survey Watercourses and SUDS Buffer strips will be introduced where The arboricultural survey indicates that very The integration of a comprehensive SUDS required in accordance with ACC little of the existing woodland resource is of scheme, based upon a series of linked ponds supplementary guidance ‘‘Natural significant value. and water courses, forms the basis of the Heritage’’. development’s open space network. The existing tree belts along the south We acknowledge the comments made by western flank fall outwith the site. The The Silver Burn will be opened up from the SEPA in their letter of the 13th October conifer plantation to the south east, bounding point at which it emerges from beneath the 2014. We are committed to developing the the golf course, offers screening and Hotel which is to be retained in the North proposals for the drainage infrastructure in shelter but is likely to have only a limited life West corner of the site. Anticipated changes accordance with these comments and further expectancy. Provision is made within the in level will allow the creation of a dramatic statutory requirements. In particular, the development for safeguarding this important water feature at this major orientation point SUDS ponds will not be integrated into the landscape feature by promoting a scheme of upon arrival. This arrangement will also be re-opened watercourses that pass through supplementary planting within an adjoining capable of serving the drainage requirements the site. The watercourses traversing the site green corridor. A mixed grouping of elm and of the area to the west. will be isolated from the primary treatment sycamore adjoining the green corridor shall and attenuation of the surface water runoff be retained due to being designated as green A second culvert, which runs beneath the in accordance with the requirements of belt and forming part of the Green Space AECC car park, will also be opened up. This both SEPA and Scottish Water to ensure the Network. will form a central spine around which a quality of the watercourse at all stages. All linear park will be created. This theme of reinstated watercourses will be constructed water permeates the site layout and is closely in accordance with current guidance and in designed with the footpath network. particular the Manual of River Restoration Techniques.

Key

left Landscape Analysis Opportunities/ Constraints Diagram

13002G AECC Site, Bridge of Don - Development Framework 29 SECTION 3 SITE EVOLUTION 3.2 DEVELOPMENT PROCESS

The following section sets out the key stages in the design evolution of the overall development framework proposals.

3.2.1 Initial Land Use Plan Industrial Business Business During the initial dialogue period Park and Ride 9.77 acres with Aberdeen City Council a range of complementary land uses was developed 6 Industrial with residential use being considered as the Existing Possible Business Hotels largest element. Neighbourhood Unit Retail 2.8 acres 5 It was proposed that the Park and Ride Residential 1 facility and possible Business Unit would be Residential located to the north with direct access from 2 Parkway East and that the Neighbourhood 3

Residential Retail Centre would be located adjacent to the Residential Green space/ recreational primary site access on Parkway East. 4

An initial land use plan was prepared for the site. Residential

Education N 0 100m

above Initial Land Use Plan

3.2.2 Site Features Line of the Silver Burn Development Plan Initial site analysis was then carried out and the site was assessed in detail. Physical Existing water course features were identified such as the line of the Silver Burn and this and the other site Silver Burn Drainage falls features informed the next stage of the design to be exposed Topography - development process. change in level

In order to maximise the ecology and bio- Existing water course diverstiy of the site and comply with relevant Possible culvert - Topography - to be clarified guidance the decision was made to open the change in level culvert of the Silver Burn.

These physical features were significant factors in the ongoing design development. N

above Site Features Development Plan

3.2.3 Land Use Development

Plan Residential Following the detailed analysis described 6 above the development zones were Residential redesigned as illustrated opposite. Potential 5 development packages were identified to take 7 4 Potential Residential account of the predominant features identified commercial/ during the site analysis. residential 1 Residential 3 The park and ride and commercial zones Possible were relocated to the Ellon Road frontage to Park & Ride Residential maximise the potential of the views from the 8 residential development over the golf course. 2

This relocation also creates a buffer between Residential the proposed residential areas of the layout and the noise of the busy A90/ Ellon Road. N

above Land Use Development Plan

30 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.2 DEVELOPMENT PROCESS

N N

above Routes and Spaces Development Plan above Initial Site Layout

3.2.4 Routes & Spaces Development Plan An overlay of streets, routes and spaces were then developed within the layout taking account of design principles set out in Designing Streets and Designing Places. The strategy for SUDS and open space provision was also further developed.

Initial detailed site layouts were then produced for further review and consideration.

3.2.5 Revised Site Layout The next iteration of the proposed site plan was then produced. Routes, spaces and places were assessed in greater detail and developed accordingly. Detailed consideration of densities, urban scale and form was also undertaken to allow the next iteration of the proposals to be produced. Options for the frontage portion of the site to Ellon Road were also been further considered.

N

above Revised Site Layout

13002G AECC Site, Bridge of Don - Development Framework 31 SECTION 3 SITE EVOLUTION 3.2 DEVELOPMENT PROCESS

N

above Landscape Development Plan above Arrival Zone Design Development

3.2.6 Arrival Zone Design Development Following the further detailed design described above, specific zones such as the arrival area was redesigned to take account of existing road geometry, site levels and embankments.

Examples of these specific area studies are shown above and these illustrate the way in which the layout evolved.

3.2.7 Ongoing Design Development Ongoing design development was then carried out to convert the sketch site layout into a detailed drawing enabling more accurate calculations and layouts to be assessed. Achievable densities, open space requirements, car parking standards and plot ratios were developed and factored into the overall design proposals.

N

above Ongoing Design Development

32 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.2 DEVELOPMENT PROCESS

3.2.8 Option Appraisal Further to the ongoing design development exercise described above, an options appraisal was carried for the Ellon Road frontage. Both options retain the park and ride facility as requested by ACC.

• Option 1 has the ability to include an element of commercial development adjacent to the existing hotels.

• Option 2 illustrates the possibility of including a neighbourhood recycling facility in the southern corner.

• Option 3 illustrates the possibility of including a neighbourhood recycling facility in the north east corner of the site as well as including an element of commercial space to the Ellon Road frontage as illustrated in Option 1. N N N

The inclusion of the recycling facility follows above Option Appraisal 1 above Option Appraisal 2 above Option Appraisal 3 extensive discussion with ACC and their request to investigate it as an option.

N

above Open Space Design Development above Developed Site Layout 3.2.9 Open Space Design Development The developed layout was then reviewed within the Design Team to establish the detailed principles as to how the open space should be developed within the overall proposals.

The sketch proposals have further evolved to take into account the above development and comments issued by ACC following the last submission and the design review panel.

A neighbourhood centre/ business space element has been proposed in the north west corner adjacent to the existing hotels and small scale neighbourhood shops will be incorporated into the ground floor of key blocks throughout the development to enhance the vitality and activity.

The existing woodland will be enhanced and fully utilised as part of the proposals to provide adequate open space.

13002G AECC Site, Bridge of Don - Development Framework 33 SECTION 3 SITE EVOLUTION 3.2 DEVELOPMENT PROCESS

The proposals for the future redevelopment of the existing AECC site at Bridge of Don will deliver an urban environment which creates both a highly successful space and one which has a distinct identity.

The proposals embrace the opportunity and vision to create a place which is safe, pleasant, easy to move around, welcoming to visitors and which considers place before movement. It is believed that the proposals will deliver a place where site planning, urban design, sustainable transport, ecology, landscaping and community facilities are all successfully and fully integrated.

34 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.2 DEVELOPMENT PROCESS

Ellon Road Existing Arrival Primary Secondary Exploration SUDS Hotels Square Development Development Drive Feature Parkway Access Neighbourhood Access East Centre

N

Park & Ride Commercial/ Silver SUDS Mid SUDS Existing Business Burn Feature Square Feature Woodland Space

above Proposed Site Plan

13002G AECC Site, Bridge of Don - Development Framework 35 SECTION 3 SITE EVOLUTION 3.2 DEVELOPMENT PROCESS

Proposed Site Plan The proposals for the future redevelopment of the existing AECC site at Bridge of Don will deliver an urban environment which creates both a highly successful space and one which has a distinct identity.

The proposals embrace the opportunity Central Landscaped Zone and vision to create a place which is safe, pleasant, easy to move around, welcoming to visitors and which considers place before movement. It is believed that the proposals will deliver a place where site planning, urban design, sustainable transport, ecology, landscaping and community facilities are all successfully and fully integrated.

SUDS Feature

Exploration Drive Parkway East

Secondary Access

above Aerial View of Proposed Site Layout

36 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.2 DEVELOPMENT PROCESS

Existing Woodland

Neighbourhood Centre

Existing Woodland

Mid Square

Silver Burn

Ellon Road

Park & Ride

Existing Commercial/ Hotels Business Space

Primary Access Arrival Square Commercial/ Business Space

13002G AECC Site, Bridge of Don - Development Framework 37 SECTION 3 SITE EVOLUTION 3.3 SITE FEATURES

3.3.1 Landform and Orientation The site is bounded by Parkway East and Exploration Drive to the north and Royal Aberdeen Golf Course to the east. This portion of the site is predominantly flat.

The western edge banks up towards Ellon Predominately flat area of site Road and the north west corner towards the existing hotels. Embankment slopes In the south of the site the land slopes up towards north upwards towards the existing satellite station. west corner Predominately flat area of site Embankment slopes up to Ellon Road

Predominately flat area of site Satellite station sits on higher ground

N

above Landform and Orientation Diagram

3.3.2 Landscape Features & Ecology The site is bounded on the south east and west by existing mature trees which form part of the Green Space Network.

There are two open watercourses running through the site, one along the eastern Existing open boundary and one along the southern half of watercourse the west boundary.

The Silver Burn runs in a culvert from the Silver Burn Existing surface south west of the site. This will be opened culvert to be water drainage during the development works to form a new opened culvert to be opened feature area and enhance ecological and wildlife linkages through the site to connect with the Green Space Network Existing tree belt

Existing tree belt and open watercourse

N

above Existing Features

38 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.3 SITE FEATURES

3.3.3 Views Primary inward Several key views have been identified for views from Primary inward retention and these have influenced the layout north views from of the development blocks. The views along north west the north east edge of the site, adjacent to Primary inward views from Royal Aberdeen Golf Course, are considered north to be the most important and that these are retained and maximised within the proposals. Views along the existing water courses, and water courses to be opened up, are considered important as these provide Primary outward a link to the open spaces throughout the views to east development.

Primary inward views from south west

N

above Primary Views

3.3.4 Spatial Experience The spatial experience of the site is Hard Urban determined by a softer woodland edge to the Edge Primary south of the development with lower density Open Space housing allowing the landscape to filter into the development with the key views retained. Secondary More urban and civic spaces will be located Hard Urban Edge Arrival Zone around the Primary Street and facing onto Primary Exploration Drive. Open Space Primary The alignment of the key primary street Possible Arrival Zone Primary Road running through the settlement and the Commercial civic areas associated with it have been Land Use Primary carefully considered in order to provide a Primary Open Space/ Open Space/ diverse and attractive spatial experience. A SUDS SUDS hierarchy of secondary and tertiary streets Primary feed off this primary circulation route and Civic Space allows a permeable urban form to develop. Primary Different scales of urban form and grain Possible Open Space/ Park & Ride SUDS Primary Road provide opportunities for different characters Primary to develop and key corner buildings and Open Space landmarks have been identified.

N

above Spatial Experience

13002G AECC Site, Bridge of Don - Development Framework 39 SECTION 3 SITE EVOLUTION 3.3 SITE FEATURES

3.3.5 Connections & Integration Access to the site is primarily from Parkway East, with additional access from Exploration Drive. Existing vehicle Key connections are being investigated to: access

• Provide linkages to the surrounding communities and existing networks for cyclists and pedestrians; • Allow for access to the Ellon Road park and ride facility without passing through the heart of the residential development; • Ensure a permeable block structure; and • Ensure passive surveillance and Existing vehicle route overlooking is considered for development to park and ride facing onto open space areas.

Further detail of the key connections will be included within any future masterplan for the site.

Existing pedestrian access to site

N

above Existing Connections

Pedestrian access improved

New primary access point Existing vehicle created access enhanced

Pedestrian access improved

Vehicle route to park and ride enhanced

Pedestrian access Permeability throughout site improved Key Pedestrian connections

Site permeability Existing pedestrian access enhanced Primary access points N Park & Ride access

above Proposed Connections

40 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.4 LAND USE OPTIONS & DENSITY

3.4.1 Land Use Options It is proposed that the development at Bridge of Don will be a residential led mixed use development of up to 600 residential units in association with commercial units and a park and ride.

A number of mixed use development options have been considered for the site. These options are illustrated below.

Key Residential Recycling Commercial Buffer zone Park & Ride

Plot 6 Plot 6

Plot 5 Plot 5

Plot 4 Plot 4 Plot 7 Plot 7

Plot 1 Plot 1 Plot 3 Plot 3

Plot 8 Plot 8 Plot 2 Plot 2

N N above Land Use Option 1 - Mixed Use above Land Use Option 2 - Mixed Use

Plot 6 Plot 6

Plot 5 Plot 5

Plot 4 Plot 4 Plot 7 Plot 7

Plot 1 Plot 1 Plot 3 Plot 3 Plot 8 Plot 8

Plot 2 Plot 2

N N above Land Use Option 3 - Mixed Use above Land Use Option 4 - Mixed Use

13002G AECC Site, Bridge of Don - Development Framework 41 SECTION 3 SITE EVOLUTION 3.4 LAND USE OPTIONS & DENSITY

3.4.2 Density The tables below set out the potential residential units that may be achieved in each development plot, based on a range of residential densities as follows:

• High - 55 units per Hectare • Mid - 45 units per Hectare • Low - 35 units per Hectare

The location of these residential densities, as shown in the proposals, are illustrated in the diagram opposite.

Key High Mid Low 3.4.3 Potential Densities Land Use Option 1 - Mixed Use - Residential/ Park & Ride/ Commercial

Plot Plot Area (hectares) Land use Proposed Density Approximate Approximate Range Density Number of Residential Units 1 2.07 Residential Mid 45 85-95 2 2.49 Residential Low 35 75-85

3 0.89 Residential Low 35 25-35

4 2.95 Residential High 55 155-165 5 1.40 Residential Mid 45 58-68 6 2.61 Residential Mid 35 85-95 TOTAL 12.41 Residential Varies 42 521 Non-Residential Uses 7 1.70 Commercial n/a n/a n/a 8 2.20 Park & Ride n/a n/a n/a

Land Use Option 2 - Mixed Use - Residential/ Park & Ride/ Recycling Facility

Plot Plot Area (hectares) Land use Proposed Density Approximate Approximate Number Range Density of Residential Units

1 2.07 Residential Mid 45 85-95 2 2.49 Residential Low 35 75-85

3 0.89 Residential Low 35 25-35

4 2.95 Residential High 55 155-165 5 1.40 Residential Mid 45 58-68 6 2.61 Residential Mid 35 85-95 TOTAL 12.41 Residential Varies 42 521 Non-Residential Uses 7 1.70 Recycling Facility n/a n/a n/a 8 2.20 Park & Ride n/a n/a n/a

42 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.4 LAND USE OPTIONS & DENSITY

Land Use Option 3 - Mixed Use - Residential/ Park & Ride/ Commercial/ Recycling Facility

Plot Plot Area (hectares) Land use Proposed Approximate Approximate Density Range Density Number of Residential Units 1 2.07 Residential Mid 45 85-95 2 2.49 Residential Low 35 75-85

3 0.89 Residential Low 35 25-35

4 2.95 Residential High 55 155-165 5 1.89 Residential Mid 45 80-90 TOTAL 10.29 Residential Varies 46 478 Non-Residential Uses 6 2.46 Recycling Facility n/a n/a n/a 7 1.70 Commercial n/a n/a n/a 8 2.20 Park & Ride n/a n/a n/a

Land Use Option 4 - Mixed Use - Residential/ Park & Ride

Plot Plot Area (hectares) Land use Proposed Density Approximate Approximate Range Density Number of Residential Units 1 2.07 Residential Mid 45 85-95 2 2.49 Residential Low 35 75-85

3 0.89 Residential Low 35 25-35

4 2.95 Residential High 55 155-165 5 1.40 Residential Mid 45 58-68 6 2.61 Residential Mid 35 85-95 TOTAL 12.41 Residential Varies 42 521 Non-Residential Uses 7 1.70 Park & Ride n/a n/a n/a 8 2.20 Park & Ride n/a n/a n/a

13002G AECC Site, Bridge of Don - Development Framework 43 SECTION 3 SITE EVOLUTION 3.4 LAND USE OPTIONS & DENSITY

3.4.4 Option Development Following initial public consultation and discussion with Aberdeen City Council it was agreed that three of the afore mentioned mixed use development options would be brought forward for consideration and inclusion in the Development Framework.

These options are: • Option 1 (Residential/ Park & Ride/ Commercial) • Option 2 (Residential/ Park & Ride/ Recycling Facility) • Option 3 (Residential/ Park & Ride/ Commercial/ Recycling Facility) 3.4.5 Option 1 3.4.6 Option 2 The park and ride facility is retained in the current location in the As outlined in Option 1, this option also proposes to include an south west corner of the site adjacent to Ellon Road. This facility upgraded park and ride facility, in the current location, with 999 spaces will be upgraded to accommodate 999 cars over a two storey deck. over two storeys. The introduction of a deck solution enables the park and ride to be accommodated on a smaller portion of the site, freeing up the area the Through discussions with ACC, a neighbourhood recycling centre north west for another use. has been located in the north west corner. Any impact on the existing hotels will be minimised through the inclusion of a landscape buffer It is proposed that this area to the north west could be redeveloped to zone. include commercial office space.

Landscape buffer zone approximately 40m Existing pedestrian crossing to be relocated to suit P&R. Location TBC Existing pedestrian crossing to be relocated to suit P&R. Location TBC Access to commercial/ business space Bus Bus stop stop

Bus layby Bus layby

Access for Access for buses to bus buses to bus stance only stance only

Access to Access to park & ride park & ride

above Option 1 - Ellon Road Frontage above Option 2 - Ellon Road Frontage

44 13002G AECC Site, Bridge of Don - Development Framework SECTION 3 SITE EVOLUTION 3.4 LAND USE OPTIONS & DENSITY

3.4.7 Option 3 3.4.8 Option Appraisal As outlined in Option 1 and 2, this option also proposes to include an Discussions are ongoing with ACC to determine the most suitable use upgraded park and ride facility, in the current location, with 999 spaces for the site. Further surveys will require to be carried out to determine over two storeys. As with Option A it also proposes that the north west the best site for the new recycling centre and to ensure that any corner could be redeveloped to include commercial office space. mitigation and licensing requirements are met.

The three mixed use options are being considered and have been As with Option 2 a neighbourhood recycling facility has also been appraised as follows: proposed. Following discussions with ACC this is shown in the north east corner of the site. A buffer zone of approximately 75m will Option Pros Cons be incorporated between the facility and the proposed residential layout to minimise the impact on the adjacent housing. A buffer zone/ landscaping should also be provided to the northern and 1 • Non-residential • Limited range of uses eastern edges. The extent of this to be confirmed following further use separated from • No opportunity for assessment. residential layout recycling facility • Comprehensive Access to residential layout recycling facility only created • Residential development densities Access to maximised across site residential 2 • Non-residential • Recycling facility highly development use separated from visible and in close residential layout proximity to existing Landscape buffer zone approximately • Comprehensive hotels and proposed 75m Landscape buffer residential layout residential layout zone - Distance to be created • Buffer zone required confirmed following further assessment • Residential at recycling facility development densities to minimise noise maximised across site (acoustician report should be considered) • Recycling use shares site access with residential development 3 • Recycling facility has • Recycling facility in dedicated access/ close proximity to egress point proposed residential • Non-residential use at layout and Royal Ellon Road separated Aberdeen Golf Course from residential layout • Buffer zone required at recycling facility to minimise noise (acoustician report should be considered) • Recycling facility proposed in the prime residential area

Note: Ellon Road frontage for this option as illustrated in Option 1 above Option 3 - North East Corner

13002G AECC Site, Bridge of Don - Development Framework 45 4 46 13002G Former AECC Site, Bridge of Don - Development Framework Section 4 Access & Connectivity

4 13002G Former AECC Site, Bridge of Don - Development Framework 47 SECTION 4 ACCESS & CONNECTIVITY 4.1 TRANSPORT ASSESSMENT & POLICY

4.1.1 Transport Assessment 4.1.2 Local & National Policy 4.1.3 Transport Assessment and Transport Policy The Transport Assessment has been prepared Scope A full Transport Assessment process has with regard to Scottish Planning Policy (SPP), The scope for the Transport Assessment was been undertaken to inform the proposed Planning Advice Note (PAN) 75 Planning agreed with ACC and Transport Scotland redevelopment of the AECC site. This for Transport, Transport Assessment prior to the commencement of assessment. considers transportation issues in terms of Guidance (2012) Cognisance has also been It considers the impact on the surrounding capacity and operation in the context of the taken of regional and local transport policy transport network as a result of the trips local and national transportation agenda. This documents; particularly supplementary associated with the proposed development. includes an appraisal of sustainable transport documentation contained within the Sustainable transport infrastructure has been infrastructure and the recommendation 2012 Aberdeen Local Development Plan, appraised and improvements recommended of improvements where necessary and a “Transport and Accessibility”. where necessary. The number of multi-modal detailed examination of the operation of the trips associated with all land uses has been road network, in conjunction with Aberdeen The AECC redevelopment site meets many calculated for the opening year of 2019 and City Council and Transport Scotland. The of the aspirations contained within Scottish the future year of 2023. The traffic impact completed Transport Assessment will Planning Policy (SPP), which provides specific study considers the impact on the network be submitted in support of any planning guidance on a wide range of topics including peak hours for key junctions within the study application. transportation. The need to cater for, and network. prioritise the needs of, more sustainable modes of travel has been satisfied from Aberdeen is experiencing a period of a very early stage within the design of rapid expansion. Numerous committed the redevelopment of the site. This has developments have been considered as part been delivered by ensuring the site layout of the Transport Assessment, these include complies with the new road user hierarchy the proposed Aberdeen Science & Energy contained within SPP and Designing Streets Park Extension, Berryhill Business Park which prioritises walking, cycling and public Balgownie College redevelopment, Davidsons transport ahead of the private car. This is Mills redevelopment, the Dubford residential complimented by the development of a draft development and the Grandhome residential Travel Plan to further incentivise sustainable allocation. The Aberdeen Sub Area Model modes of travel as well as by ensuring has been used to consider trip distribution compliance with maximum car parking and take account of major future transport standards. infrastructure projects such as the AWPR and the Third Don Crossing. Planning Advice Note 75 – Planning for Transport (PAN75) identifies acceptable walking distances to ensure that new developments have a high level of accessibility to important local facilities without the need to use the private car. The AECC site satisfies these maximum travel distance thresholds given that there are three existing bus stops within the required 400m vicinity and a primary school, a library, a post office, shops and several banks with the required 1600m proximity.

Transport Scotland’s “Transport Assessment Guidance” (TAG) details the importance of establishing the existing transport infrastructure and travel characteristics as well as the development proposal itself and the measures which will be included to improve infrastructure and services to encourage sustainable travel to the site. Proposed transport improvement measures at the AECC site are detailed below and will be further expanded upon following the completion of the TA process.

48 13002G AECC Site, Bridge of Don - Development Framework 4.2.1 Existing Links The adjacent Ellon Road is well served for pedestrian infrastructure with wide footpaths some of which are segregated from the road. Puffin crossings exist to assist in the crossing of Ellon Road. Good links exist to the closed bus stops on Ellon Road. The nearby businesses adjacent to Claymore Drive are within easy walking distance. To the east of the proposed development residents will be able to make use of the core path that offers walks along the North Sea coastline. Existing pedestrian infrastructure provides access to a number of facilities within a 20 minute walk including schools, a community library, parks, a bank, a post office, a newsagent and a combined sports and community centre.

4.2.2 Proposed Upgrades Seamless integration between the existing pedestrian links surrounding the site and the pedestrian infrastructure internal to the site will be paramount in the design process. Particular attention to desire lines and pedestrian facilities at junctions will be taken account of.

As part of the Park and Ride expansion and public transport access to the site, the existing pedestrian crossing on Ellon Road will be relocated to provide safe and appropriate linkage with the car park and public transport facilities on northbound on Ellon Road

Further pedestrian upgrades will be known after the conclusion of the Transport Assessment process.

SECTION 4 ACCESS & CONNECTIVITY 4.2 PEDESTRIANS

4.2.1 Existing Links The adjacent Ellon Road is well served for pedestrian infrastructure with wide footpaths some of which are segregated from the road. Puffin crossings exist to assist in the crossing of Ellon Road. Good links exist to the closed bus stops on Ellon Road. The nearby businesses adjacent to Claymore Drive are within easy walking distance. To the east of the proposed development residents will be able to make use of the core path that offers walks along the North Sea coastline. Existing pedestrian infrastructure provides access to a number of facilities within a 20 minute walk including schools, a community library, parks, a bank, a post office, a newsagent and a combined sports and community centre

4.2.2 Proposed Upgrades Seamless integration between the existing pedestrian links surrounding the site and the pedestrian infrastructure internal to the site will be paramount in the design process. Particular attention to desire lines and pedestrian facilities at junctions will be taken account of.

As part of the Park and Ride expansion and public transport access to the site, the existing puffin crossing facility on Ellon Road will be relocated to provide safe and above Pedestrian Walking Distances Diagram appropriate linkage with the car park and public transport facilities located on the northbound carriageway of Ellon Road. The existing footpath, located to the south westerly extremity of the redevelopment site, which presently serves as an important pedestrian access connection to King Robert’s Way and North Donside Road, will be retained and integrated with internal footways.

There will be footways provided alongside the upgraded Exhibition Drive access road and the proposed new access road from Exploration Drive within the site, providing a good level of pedestrian connectivity to the extensive industrial estates, located to the north of the redevelopment site.

Proposed upgrades will be delivered by the developer through the build out of the site. Further pedestrian upgrades will be known after the conclusion of the Transport Assessment.

above Pedestrian Facilities Access Diagram

13002G AECC Site, Bridge of Don - Development Framework 49 SECTION 4 ACCESS & CONNECTIVITY 4.3 CYCLISTS

4.3.1 Existing Links Dual use (pedestrian and cycle) paths are located adjacent to Ellon Road (A90(T)) in both directions north of the proposed site. An on road cycle route also exists within the bus lane on Ellon Road and on Parkway East. To the west of the site there is a recommended on road cycle route, as suggested by the Aberdeen Cycle Forum, which extends from the Denmore industrial estate to the city centre, connecting with National Cycle Route 1 in Seaton Park.

4.3.2 Proposed Upgrades Seamless integration between the existing cycle links surrounding the site and the infrastructure internal to the site will be paramount in the design process. Particular attention to desire lines and parking facilities for cyclists will be taken account of.

The internal road network will connect with the cycle lane located on Parkway East and Ellon Road and with the shared pedestrian and cycleway on the Ellon Road (A90 (T)). The potential to upgrade the footway along the site frontage on Ellon Road to incorporate a 3m shared pedestrian / cycleway will be considered as part of the redevelopment of the AECC site.

Further cycling upgrades will be known after the conclusion of the Transport Assessment and delivered as part of the buildout.

above Cycle Distances Diagram left and below Shared Pedestrian/ Cycle Routes

50 13002G AECC Site, Bridge of Don - Development Framework SECTION 4 ACCESS & CONNECTIVITY 4.4 VEHICULAR

4.4.1 Public Transport First rate public bus services are available on Ellon Road. During peak hours there are services to and from Aberdeen City Centre with a 5 minute frequency.

The existing Park and Ride site is well utilised with between 4 and 6 services per hour during peak times. The Park and Ride site is popular with commuters who live to the north of Aberdeen in settlements close to the A90(T).

4.4.2 Proposed Upgrades The Transport Assessment will carry out a detailed study of the existing public transport facilities and investigate measures to ensure the residential area benefits from good public transport connectivity.

The bus stops on Ellon Road along the site frontage may be relocated to better serve the Park and Ride site; this would include upgrading the facilities including supporting real time bus information. The relocation of any bus stops would be undertaken with consideration of pedestrian crossing facilities to ensure safe pedestrian access to the northbound bus stop,

Additional collaboration will be sought with surrounding proposed developments, including ASEP and the proposed Berryhill development to explore the possibility of the above Bus Facilities Diagram re-diversion of bus routes and incorporation of facilities on Exploration Drive.

Further public transport upgrades will be known after the conclusion of the Transport Assessment.

4.4.3 Extended Park & Ride An expanded Park & Ride facility will be provided as part of the proposals with approximately 350 additional spaces to create a 999 space multi-storey facility. Facilities will be accompanied by the construction of a new bus stance and upgraded stop facilities on Ellon Road. These will be connected to the car park through associated footways, stairs and above Existing Northbound Ellon Road Bus Stop ramped access routes. The improvements will be funded by the developer.

above Proposed Park & Ride Facility above Existing Park & Ride

13002G AECC Site, Bridge of Don - Development Framework 51 SECTION 4 ACCESS & CONNECTIVITY 4.4 VEHICULAR

4.4.4 Private Vehicle Proposed access to the site will be taken from Exploration Drive and Claymore Drive. The A90(T) provides excellent access from the north along Ellon Road and from the west along Parkway. The city centre is accessible to the south along the A956.

4.4.5 Parking It is the aspiration of the AECC site to prioritise sustainable modes of travel over and above that of vehicles. In keeping with this, the level of parking provided on the above Exhibition Avenue Access Roundabout site will pay due regard to ACC’s parking standards, so as to provide sufficient parking so on street parking does not become a nuisance to future residents, pedestrians and cyclists, but not to over cater so as to attract additional vehicles to the site.

The site has been designed to enable compliance with Aberdeen City Council development parking standards. The site is located within the ‘outer city’ classification and parking provision for each land use will comply accordingly. A detailed assessment of the levels of parking provision will be considered within the proposals. above Indicative Roundabout Access above Indicative Priority Access 4.4.6 Travel Plan & Sustainable Point Junction Future A Travel Plan is an internationally recognised tool for reducing the impact of single occupancy car trips associated with new developments. The AECC site will, through the planning process, develop a comprehensive Travel Plan, aimed at mitigating the vehicular impact of the development and encouraging and incentivising sustainable modes of travel such as walking and cycling.

Through developing this sustainable travel strategy for the AECC site, consideration will be given to all alternatives to single occupancy car trips in private vehicles. As part of this, the potential role for Car Clubs at the AECC site will be considered further through the Travel Plan process. Car Clubs offer the convenience of owning a car without the associated costs of maintenance and repairs.

There are currently numerous Co-wheels Car Club vehicles located across the City and its surroundings. The availability of Car Club vehicles can support sustainable travel through providing access to a vehicle when needed but allowing more sustainable modes of travel to be used on a day to day basis. The electric car charging point that is currently above Car Club housed within the Park and Ride facility will be retained and its use actively encouraged within the Travel Plan.

52 13002G AECC Site, Bridge of Don - Development Framework SECTION 4 ACCESS & CONNECTIVITY 4.5 STREET DESIGN

4.5.1 Street Structure The previous access diagrams indicatively illustrate a clear structure of streets which have been designed in response to 2 the existing site conditions and to ensure appropriate connections are forged with the existing network. A hierarchy of scaled streets has been defined, which have different 3 parameters and deal with various pedestrian, cyclist and vehicle parameters. In generally decreasing volume of vehicular traffic these are described as: 1 • Primary entrance streets • Secondary neighbourhood streets • Feature streets

above Aerial View

4.5.2 Primary Streets 3 storey The primary street is design to accommodate 2 storey pedestrians, cyclists and cars, and form the key access through the site. Two primary streets have been identified, one leading from the access at Parkway East and the other from the access from Exploration Drive.

Boulevard

1 Primary Street Sketch Section

4.5.3 Secondary Streets 2 storey 2 storey The secondary streets connect both primary roads creating a through loop and also give access to the main development blocks. They are designed to give priority to pedestrians and cyclists through the use of shared surfaces whilst still allowing cars to move throughout the site.

2 Secondary Street Sketch Section

4.5.4 Feature Streets 3 storey 3 storey These streets are located in and around special features within the site creating meaningful spaces and places of character.

SUDS Feature

3 Feature Street Sketch Section

13002G AECC Site, Bridge of Don - Development Framework 53 SECTION 4

ACCESS & CONNECTIVITY When designing streets, it is important to consider the relevant Guidance in support of the considerations in the preceding table issues in a hierarchical way, working from issues of structure is now ordered hierarchically, providing information on street 4.5 STREET DESIGN through to layout and geometry and on to matters of detail. The design from macro to micro scales. The hierarchy is a guide to guidance in Designing Streets is structured in this way to help inform understanding and addressing relevant issues, however there will be the understanding and approach of those involved in street design. overlaps between issues dependant on specific circumstances.

4.5.5 Designing Streets A key aspiration of the Development Street design hierarchy Framework is to ensure permeability and accessibility for active modes of travel, Street structure placing, walking and cycling at the top of Pedestrians and cyclists pg 15 the agenda. This is supported by local and Connections to wider networks pg 19 national policy; as such the layout of the site Connections within a place pg 20 has been designed in accordance with the Block structure pg 22 Scottish Government Designing Streets policy Walkable neighbourhoods pg 26 statement. Public transport pg 28 Context and character pg 29 Street design follows the principle that issues Orientation pg 31 associated with both ‘movement’ and ‘a sense of place’ should be considered early in the design process. A safe and pleasant Street layout environment that promotes sustainable forms Achieving appropriate traffic speed pg 32 of transport is a key consideration of the Junction types and arrangements pg 36 policy. Streets for people pg 38 Integrating parking pg 40 Emergency and service vehicles pg 44 The residential streets will be mindful of Detail the street user hierarchy which considers pedestrians first and private motor vehicles Street detail last. The site has been designed to ensure Drainage pg 46 both connectivity and permeability with the Utilities pg 48 surrounding pedestrian and cycling network. Planting pg 49 This will be achieved through the inclusion Materials pg 50 of shared space, junctions with small corner Reducing clutter pg 51 radii to minimise the need for pedestrians to divert from desire lines and layout such that an average speed of 20mph is achieved. The result is a development which is permeable for all modes, and provides for a safe and attractive multi modal environment catering for the needs of all users.

above Road User Hierarchy Diagram

4.5.6 Traffic Calming As well as utilising careful street design to encourage road users to slow down, traffic 14 calming measures will be introduced to the longer areas of road.

above Example Measure - Staggered Islands

54 13002G AECC Site, Bridge of Don - Development Framework SECTION 4 ACCESS & CONNECTIVITY 4.5 STREET DESIGN

4.5.7 Streetscape & Quality The hard and soft landscaping proposed It is envisaged that streetscape materials throughout the site is a key component within adoptable areas will be sourced Audit to the creation of open spaces, which from Marshalls or a similar bulk supplier, It is considered that it is beyond the scope of encourage movement throughout. Low so as to be consistent with the Council’s this report to provide for a Designing Streets level planting streetscape planting is seen maintenance strategy. The main development compliant Quality Audit, as the proposals are as a key component to the success of access thoroughfares will be constructed an outline development guide, and do not the proposals, softening the spaces and from natural stone materials or similar, with contain sufficient detail to make assumptions allowing the landscape to become part of pedestrian, vehicle, and shared surface areas on appropriate materials and detailed design the development. The material choice will discretely defined in accordance with the criteria. However, it is important to introduce look to local materials to inform the design, concepts contained within Designing Streets. the concept of this document, and identify the developing a high quality, aspirational scheme inputs which will form the basis of a Stage that responds to the wider context. In addition to the considerations of 1 future submission to accompany detailed maintenance and surface definition, material planning applications. Shared space streets are often constructed choice will also be influenced by the need from paviours or other materials rather to reflect the character of the surrounding A future Stage 1 Quality Audit will encompass than asphalt, which helps emphasise area, and compliment the proposed building the following inputs: their difference from conventional streets. materials and cladding. The images below • Streetscape / Visual Review; Research for Manual for Streets shows provide an example of natural stone materials • Walk / Cycle Audit; that block paving reduces traffic speeds by that could be considered for carriageway and • Non-Motorised Audit; between 2.5 mph and 4.5 mph, compared with footway construction over short areas. • Equality Audit; speeds on asphalt surfaces. The use of block • Road Safety Audit; paving can also provide permeable surfaces Other areas within the development, such • Servicing & Deliveries Audit; and for drainage. as those fronting residential properties, and • Parking Audit; parking areas in front of garages are likely It is proposed that all materials:- to be constructed from standard permeable It is considered that the proposed site • will be easy to maintain; paving types in order to provide integral concept has fully embraced the principles of • will be safe for purpose; surface water management. The images the Scottish Government’s policy document • will be durable; below illustrate material examples that could ‘Designing Streets’, and aims to establish a • will be sustainable (including the be considered for the aforementioned areas. streetscape which considers both movement manufacturing process and energy use); and sense-of-place. The guidance promotes • will be appropriate to the context; and Through careful consideration of materials good street design and quality of place, by • will provide clear street definition and through the planning and design process, way of a design led approach through the use hierarchy. and in consultation with Aberdeen City of natural traffic calming measures such as Council, the proposals can be taken forward reduced visibility envelopes and irregular road The proposed layout has been produced through future detailed planning applications layouts to reduce average speeds. so as to maximise permeability from the to provide for a high quality streetscape surrounding road network whilst discouraging environment. This document has set out Through future planning applications, it through-movements, and utilises the key the future requirements for a Stage 1 Quality will be possible to further develop the site’s concepts introduced in ‘Designing Streets.’ Audit, which will form a key component of design and start to consider development The guidance promotes good street design future supporting design documentation streetscape in detail. At this point, it will and quality of place, by way of a design led accompanying a detailed planning be important to consider the inclusion of approach through the use of natural traffic submission. local design references within the Bridge calming measures such as reduced visibility of Don area of Aberdeen which can be envelopes and irregular road layouts to accommodated into the place and street reduce average speeds. formation.

above Natural Stone Road Surfacing above Natural Stone Footway Surfacing above & right Permeable Surfacing

13002G AECC Site, Bridge of Don - Development Framework 55 5 56 13002G Former AECC Site, Bridge of Don - Development Framework Section 5 Design Principles

5 13002G Former AECC Site, Bridge of Don - Development Framework 57 SECTION 5 DESIGN PRINCIPLES 5.1 RESIDENTIAL UNITS

5.1.1 Building Types A mix of building typologies and tenures will ensure that Bridge of Don can develop as a diverse and coherent community. By providing a range of accommodation, a broad variety of residents will be able to find a form of residence that works for them, regardless of their position in the housing lifecycle. The scale of the proposed development and the N opportunities inherent in the site relating to access to open space and surrounding facilities allows a range of market sectors and densities to be proposed. The range includes:

• Apartments and flats • Terraced units • Townhouses • Semi-detached • Detached • Business/ retail space Key The final mix will be developed in response to Townhouse market demand and detailed layout design, to ensure that an appropriate development Flats can emerge which makes the most of the Terrace unique site. The aim is to appeal to a variety Semi-detached/ of residents and provide them with a choice of Detached types of places for them to live and work. Possible retail Business space

above Building Types Diagram

above Mid Density Terrace Housing

above High Density Flats

58 13002G AECC Site, Bridge of Don - Development Framework SECTION 5 DESIGN PRINCIPLES 5.1 RESIDENTIAL UNITS

5.1.2 Building Heights Indicative building storey heights have been assigned to each development block, however during detail design a variety of heights should be used to ensure that a varied roofscape and associated streetscape can be created. These storey heights are generally allied to the respective residential densities and also ensure that the land identified for employment uses can be flexibly developed for various uses. Areas which are potentially visually sensitive have been assigned low storey heights to help mitigate development. It is anticipated that future detailed design studies will provide a range of housing types from single storey to 4 storey.

Key N 2 storey (possible single storey) 3 storey 4 storey above Building Heights Diagram

above Range of Building Heights

13002G AECC Site, Bridge of Don - Development Framework 59 SECTION 5 DESIGN PRINCIPLES 5.2 SPATIAL DEFINITION

5.2.1 Urban Edges 5.2.2 Soft Edges An urban edge is created along the north of The southern and eastern edges of the 5.2.3 Corner Blocks & Civic the development, facing on to Exploration development are lower density opening out Squares Drive, to create a barrier between the onto the views of Royal Aberdeen Golf Course Civic squares and key gateway routes are development and the main road. and the surrounding tree belt which forms defined by higher density blocks. part of the Green Space Network.

left Strong urban edge with feature corner detail

Key Soft Edge Urban Edge Corner Blocks/ Squares

N

left Spatial Definition Diagram

60 13002G AECC Site, Bridge of Don - Development Framework SECTION 5 DESIGN PRINCIPLES 5.3 LANDSCAPING

N N above Open Space Calculation Diagram above Flooding, SUDS & Drainage Diagram 5.3.1 Requirements & Guidance The development is required to provide 2.8 Hectares of open space per 1000 people. Whilst a lesser amount may be accepted on a brownfield site the current layout exceeds the minimum requirement by some margin. In total provision is made for 7HA.

In accordance with the Council’s supplementary guidance on Green Space Network and Open Space, the provision comprises a mixture of soft and hard landscaping including; • wooded areas • well designed SUDS features • civic squares • courtyards • Private gardens, front and rear • Feature landscape and tree planting where appropriate within the overall strategy

A detailed open space and landscape strategy outlining the function of each space will be provided following the grant of Planning Permission in Principle. This will be prepared in accordance with the above supplementary guidance and address Matters Specified N in Conditions pertaining to the Planning Permission in Principle. above Landscaping Diagram Key The development should also be designed to SUDS comply with the 1:200 year flood standards 5.3.2 SUDS and a full flood risk assessment and drainage Each development plot will have a self-contained SuDS Green Space assessment will require to be undertaken. system that will attenuate and have two levels of cleansing Linear Tree Route for hardstanding areas and a single level of treatment for roof Tree Belt surfaces. This storm water system is a completely separate system from the foul drainage system. The SuDs will not be incorporated Squares into the un-culverted burn. Courtyards

13002G AECC Site, Bridge of Don - Development Framework 61 SECTION 5 DESIGN PRINCIPLES 5.4 ARCHITECTURE

5.4.1 Introduction 5.4.2 Street Elevations It is recognised that it is important to define a Street elevations have been defined generic approach to the specification and use generically elsewhere in this document of materials in the Development Framework in terms of scale, massing, continuity and document to ensure that a coherent and rhythm. As future developer teams develop consistent identity is developed through the individual street and block elevations, proposed development. consideration should be given to the following: In order to ensure an appropriate sense of place is inherent in any future on-going • Blank facades should not be presented architectural designs, the definition of on key street, nodes or gable elevations appropriate building materials and details is particularly where they address open important. feature spaces. • Where terraces, townhouse and flatted This section aims to provide a commentary building types are proposed within the on a specific architectural appearance as layout a continuous elevation should be guidance, rather than as a strict design code. designed. • Corners and key urban nodes should be The following section defines a palette celebrated through the individual design of of materials which are considered to be these elements. appropriate within the overall development • Where detached and semi-detached without being overly prescriptive. Further units are indicated by the proposals an detail on architecture will be provided in any appropriate rhythm of setbacks and future masterplan for the site. access points should be designed. The use of interlinking garages and boundary The Bridge of Don site is not considered as walls will contribute to a sense of greater a typical suburban development and the urbanity and provide a more continuous proposals clearly establish a vision for an urban edge. urban area which will have a range of urban • While referencing the overall Development forms and house types. Elsewhere in this Framework guidance on storey heights document, block structure and street layout and principle frontages, consideration principles are clearly set out: these principles should be given to the appropriate scale lend themselves to connected urban built and form of buildings in relation to forms and typologies which should be adjacent public realm and open space. adopted as far as possible.

The future developers and their design teams will be required to produce detailed architectural designs which establish a above Example images illustrating feature elements on dialogue and continuity with identified corners & elevations to break up facade qualities of Aberdeen urban vernacular such as windows on gables, and elevated corner buildings which are key characteristics of the Aberdeen townscape. These elements should be interpreted if possible in a contemporary architectural form and language and such an approach should be welcomed and encouraged.

above Example image illustrating a simple elevational approach with set backs

62 13002G AECC Site, Bridge of Don - Development Framework SECTION 5 DESIGN PRINCIPLES 5.4 ARCHITECTURE

above Example image illustrating a flat roof elevation with proportional feature elements 5.4.3 Building Proportions & Elements 5.4.4 Roofs 5.4.5 Walls • Building proportions should follow the • The pitch and height of roofs should be A simple palette of wall materials is required. guidance in the Development Framework carefully considered in relation to the Render, wet dash finish and brick walling are on scale and massing. In general terms overall elevation and proportion in order acceptable. Timber and cladding solutions a higher urban scale is required to the to avoid a top-heavy appearance. In may be considered in limited locations. north on street frontages and around the general roofs should display a horizontal Render colour should generally be white, key urban spaces within the proposed proportion. contrasting colours should be used sparingly development such as the arrival square • Detached, semi-detached and townhouses and brickwork where utilised should be drawn and the mid square. In general terms the should generally utilise pitched roofs. from the brick palette of buffs and greys. scale is then reduced to 2 and 3 storey Flat roofs may be considered for flatted elements elsewhere in the proposed site accommodation or terraced units. Green Lime based or pre-mix renders are preferred. layout. roofs may be appropriate. Finishes should be precise and brickwork • Principles of windows and doors within • Roof coverings should be natural or plinths should be encouraged at low level. frontages should be designed with reconstituted slate, grey or dark roof regard to the overall rhythm and order tiles. Standing seam roof finishes such as Natural stone or reconstituted stone of individual elevations. Windows should zinc or copper may be considered where elements may also be used in conjunction and relate to the overall composition of appropriate to emphasis special conditions to contrast with the overall render treatment. the façade and generally be vertical in or key buildings. emphasis. Boundary treatments will be consistent • Window sizes and proportions should throughout the entire site and should reflect orientation and uses of rooms in comprise timber fencing for rear and side order to reflect a legibility of internal uses boundaries with masonry walls to front and arrangement of spaces. boundaries where appropriate. • Openings should reflect the orientation and aspect of the individual buildings and contribute to the overall thermal performance of the buildings.

above Example image illustrating varied window proportions to break up facade above Example image illustrating a white render finish with dark grey pitch roof

13002G AECC Site, Bridge of Don - Development Framework 63 SECTION 5 DESIGN PRINCIPLES 5.4 ARCHITECTURE

5.4.6 Render Appropriate precedent examples illustrating the use of render are illustrated opposite.

5.4.7 Bricks Appropriate precedent examples illustrating the use of brickwork are illustrated opposite.

Bricks should generally be drawn from a buff/ grey or black/ blue colour palette. External brick should not be drawn from a red, cream or yellow palette.

Both solid and multi colours may be used although care should be taken to ensure consistency across the development. Wire cut or engineered brick should be utilised to ensure an exact and precise finish. Mortar colour should match the brick colour at all above Example image illustrating a white render facade with feature timber panels times.

5.4.8 Timber Timber may only be considered in limited areas and only in sheltered locations where it will weather appropriately.

5.4.9 Cladding Fibre-cement cladding may only be considered in limited areas as an accent material and should be carefully proportioned. Panels should be through coloured with a matt finish and colours should be drawn from a natural palette. (Such as Eternit Eter-colour range). Cladding should be secret fixed. Corrugated profiles should not be utilised.

Zinc, copper, rainscreen systems and other metal walling products should again only be used sparingly as accent elements where above Example images illustrating a simple use of brickwork for terrace housing and flatted developments appropriate.

BRICKWORK EXAMPLES Buff/ grey palette

above Example image illustrating the use of Eternit BRICKWORK EXAMPLES Black/ blue palette cladding to base course & feature timber to balconies

64 13002G AECC Site, Bridge of Don - Development Framework SECTION 5 DESIGN PRINCIPLES 5.5 DEVELOPMENT PLOTS

5.5.1 Plot Breakdown The site has been subdivided into developments plots, as illustrated opposite. These plots are exclusive of the primary road into the site but inclusive of secondary roads, car parking, open space and SUDS features.

5.5.2 Development Density The proposed density of the development varies across the site in response to the existing and proposed site features.

The boundary to Exploration Drive/ Parkway East is proposed to be more urban in scale and thus be of a higher density.

Further into the development, towards the south, a more suburban environment is proposed and therefore a lower density is more appropriate.

The areas in and around the proposed civic squares and primary access routes are proposed to be mid density.

N

above Plot Diagram

The densities across the site are as follows:

Plot Plot Area (hectares) Land use Proposed Density Approximate Number Approximate Range of Residential Units Density

1 2.07 Residential High 84 40.5 2 2.49 Residential Mid 74 29.7

3 0.89 Residential Low 25 28.0 4 2.95 Residential High 141 47.7 5 1.40 Residential High 70 48.9 6 2.61 Residential Mid 104 39.8 TOTAL 12.75 Residential Varies 518 41.8 Non-residential Use 7 1.70 Commercial n/a n/a n/a 8 2.20 Park & Ride n/a n/a n/a

13002G AECC Site, Bridge of Don - Development Framework 65 SECTION 5 DESIGN PRINCIPLES 5.5 DEVELOPMENT PLOTS

5.5.3 Affordable Housing 5.5.4 Education, Healthcare & Affordable housing will be provided in Community Facilities accordance with Aberdeen City Council’s In redeveloping the site there will be a need to Local Development Plan Policy H5 which ensure that there is adequate infrastructure requires that housing developments of 5 units provision to accommodate the nature and or more contribute 25% of the total number scale of development proposed. The site falls of units as affordable housing. The Council’s within the catchments of Scotstown Primary preference is for on-site provision either in the School and Bridge of Don Academy. The most form of social rented or intermediate housing. recent school roll forecasts (2013 based) show As required by Supplementary Guidance, it both to have spare capacity post 2019 when will be designed and built to a good standard the first houses would be occupied. Detailed and built as part of the development. It will discussions will be required with Aberdeen follow the same design codes as the rest of City Council to ensure that adequate the development site and there will be no education provision is made. Any mitigation discernible difference between affordable and considered necessary will require to be market housing. addressed through developer contributions.

Similarly, any mitigation required to address shortfalls in community and healthcare provision arising directly as a consequence of the development proposed will require to be met. In this regard, discussions are ongoing with the Council’s Planning Obligations Team and any contributions will require to accord with the guidance set out in Scottish Government Circular 3/2012; Planning Obligations and Good Neighbour Agreements and in particular meet the policy tests set out therein.

66 13002G AECC Site, Bridge of Don - Development Framework 13002G Former AECC Site, Bridge of Don - Development Framework 67 6 68 13002G Former AECC Site, Bridge of Don - Development Framework Section 6 Character Areas

6 13002G Former AECC Site, Bridge of Don - Development Framework 69 SECTION 6 CHARACTER AREAS 6.1 DEFINING CHARACTER AREAS

Five character areas have been identified Arrival Zone Exploration Drive Golf Course Edge based on existing features and landscape areas. This layout is based on Option 1 as identified in section 3.4.5. Should the recycling facility be included further consideration of these areas will be required.

6.1.1 Arrival Zone The arrival zone is located at the entrance of the development. The civic square is bounded by a higher density urban edge with the remainder of the area comprising of a mid density layout.

The tree lined primary access road splits in two directions, east leading into the heart of the residential development and west into the potential business space and park and ride facility.

6.1.2 Exploration Drive This area is directly adjacent to Exploration Drive and as such it forms a strong urban edge to the development in a three storey urban form.

6.1.3 Golf Course Edge The zone is adjacent to Royal Aberdeen Golf Course and in order to maximise the views available it is considered to be a low density area with gables abutting the watercourse. N A linear civic space has been created adjacent to the watercourse to encourage interaction with the space.

6.1.4 Mid Square This area is located at the heart of the development and contains the largest civic Ellon Road Frontage Mid Square Woodland Zone space. This space is bounded by mid density development with lower density towards the edges, facing on to the SUDS feature. above Character Areas Diagram 6.1.5 Woodland Zone This zone abuts the existing tree belt and watercourse to the west. In response to this the development area is low density with a variety of small civic spaces that interact with the adjacent green space.

6.1.6 Ellon Road Frontage This zone runs along the length of the Ellon Road frontage and is considered suitable for both commercial use and the Park and Ride Facility.

A significant shared landscape area to the east of this zone provides spatial separation from the remainder of the site area.

The zone is highly visible along its entire frontage.

70 13002G AECC Site, Bridge of Don - Development Framework SECTION 6 CHARACTER AREAS 6.2 ARRIVAL ZONE

6.2.1 Key Characteristics The Arrival Zone is mid to high density in character and forms the predominant gateway into the overall development area. A higher density urban edge frames a major arrival space which creates a clear definition between the business and park and ride uses to the west and the predominantly housing led development to the east.

6.2.2 Constraints • Primary roads infrastructure • The Silver Burn

6.2.3 Movement/ Connection • Primary vehicular access to site • Primary pedestrian access to site

6.2.4 Height/ Density • 3 storey/ 2 storey • Flatted/ terraced/ semi detached N 6.2.5 Landscape • Major SUDS/ landscape feature/ Silver above Arrival Zone Plan Burn • Major urban space

6.2.6 Architecture • Higher density urban edge framing major arrival space • The architectural design principles have been described in section 5.4 of this document.

above Arrival Zone Aerial View

above Arrival Zone Sketch View

13002G AECC Site, Bridge of Don - Development Framework 71 SECTION 6 CHARACTER AREAS 6.3 EXPLORATION DRIVE

N

above Exploration Drive Plan

above Exploration Drive Sketch Aerial

6.3.1 Key Characteristics 6.3.4 Height/ Density 6.3.6 Architecture This area is adjacent to Exploration Drive and • 4 storey/ 3 storey/ 2 storey • Higher density urban edge to site as such it is intended to form a strong urban • Flatted/ terraced/ semi detached • Secondary gateway to site edge to the overall development area. • The architectural design principles have been described in section 5.4 of this 6.3.2 Constraints 6.3.5 Landscape document. • Urban frontage requirement • Major landscaped frontage to Exploration Drive 6.3.3 Movement/ Connection • Tree lined boulevard • Secondary vehicular access to site • Secondary pedestrian access to site

72 13002G AECC Site, Bridge of Don - Development Framework SECTION 6 CHARACTER AREAS 6.4 GOLF COURSE EDGE

6.4.1 Key Characteristics Lying adjacent to Aberdeen Golf Course and with sea views to the east, this area is considered to be a low density zone with visual permeability through the built form to maximise the views.

A linear landscaped zone running the length of the existing watercourse forms connects the various housing courtyards which are proposed. Feature walls and gables to the housing further strengthen this visual connection.

6.4.2 Constraints • Existing water course

6.4.3 Movement/ Connection • Secondary vehicular routes • Linking landscaped zone

6.4.4 Height/ Density • 3 storey/ 2 storey N • Terraced/ semi detached

6.4.5 Landscape above Golf Course Edge Plan • Linear landscaped zone running the length of the existing watercourse

6.4.6 Architecture • Feature walls and gables to the housing further strengthen the linear landscaped zone. • The architectural design principles have been described in section 5.4 of this document.

above Golf Course Edge Sketch View

above Golf Course Edge Sketch Aerial

13002G AECC Site, Bridge of Don - Development Framework 73 SECTION 6 CHARACTER AREAS 6.5 MID SQUARE

6.5.1 Key Characteristics This zone is located at the heart of the proposed development area and contains the largest civic and urban spaces. The space is bounded by mid density development with lower density towards the edges, and facing onto the major linear SUDS and landscaped feature.

6.5.2 Constraints • Existing water course forming new SUDS feature

6.5.3 Movement/ Connection • Primary vehicular routes • Primary pedestrian routes

6.5.4 Height/ Density • 3 storey/ 2 storey • Flatted/ terraced/ semi detached N 6.5.5 Landscape • Major linear SUDS and landscaped feature • Major urban space above Mid Square Plan

6.5.6 Architecture • The gateways created by the urban space are defined by higher density corner blocks of 3 storeys in height • Neighbourhood retail provision is located around urban space strengthening the legibility of this space • The architectural design principles have been described in section 5.4 of this document.

above Mid Square Aerial View

above Mid Square Sketch View

74 13002G AECC Site, Bridge of Don - Development Framework SECTION 6 CHARACTER AREAS 6.6 WOODLAND ZONE

6.6.1 Key Characteristics This zone abuts the existing tree belt and watercourse to the south and west. In response this zone is predominantly lower density in character with a variety of urban spaces which make connections to a series of linked landscaped amenity spaces adjacent to the existing woodland.

6.6.2 Constraints • Existing water course to west edge and existing tree belt

6.6.3 Movement/ Connection • Secondary vehicular routes • Linking landscaped amenity zone along woodland edges

6.6.4 Height/ Density • 3 storey/ 2 storey • Flatted/ terraced/ semi detached N 6.6.5 Landscape • Linked landscaped amenity spaces adjacent to the existing woodland. • Existing area of sycamore and elm plantation retained as part of green belt and Green Space Network.

6.6.6 Architecture • Lower density development – forming spaces linking to open space amenity areas • The architectural design principles have been described in section 5.4 of this document.

above Woodland Zone Plan right Woodland Zone Sketch Aerial

13002G AECC Site, Bridge of Don - Development Framework 75 SECTION 6 CHARACTER AREAS 6.7 ELLON ROAD FRONTAGE

6.7.1 Key Characteristics This zone runs along the length of the Ellon Road frontage and is considered suitable for both commercial use and the Park and Ride Facility.

A significant shared landscape area to the east of this zone provides spatial separation from the remainder of the site area.

The zone is highly visible along its entire frontage.

6.7.2 Constraints • Change in level along Ellon Road frontage • Existing watercourse to east of zone – Silver Burn

6.7.3 Movement/ Connection • Primary vehicular route • Primary access to Park and Ride facility

6.7.4 Height/ Density • 3 storey business space • 2 storey Park and Ride facility

6.7.5 Landscape •A significant shared landscape area/ SUDS feature to the east of this zone provides spatial separation from the remainder of the site area.

6.7.6 Architecture • 3 storey campus style business development • Architectural palette of materials similar to proposed residential element • The architectural design principles have been described in section 5.4 of this document.

above Ellon Road Frontage Plan below Ellon Road Frontage Sketch Aerial

76 13002G AECC Site, Bridge of Don - Development Framework 13002G Former AECC Site, Bridge of Don - Development Framework 77 7 78 13002G Former AECC Site, Bridge of Don - Development Framework Section 7 Phasing

7 13002G Former AECC Site, Bridge of Don - Development Framework 79 SECTION 7 PHASING 7.1 POTENTIAL PHASING OF DEVELOPMENT

7.1.1 Development Strategy Following extensive discussions with Henry Boot Developments, it is proposed that initial enabling works will be carried out during which time the residential portions will be split into three phases.

The enabling works will include the following:

• clearing of the site following the AECC relocation to the new facility • construction of new park and ride facility • installation of primary roads and services

Construction of the commercial/ business space or recycling facility will take place when appropriate following the enabling works.

7.1.2 Residential Phasing The residential plots will be spilt into three phases for development as follows:

Option A

Phase Plots Approximate Key Number of Units Phase 1 N 1 1 & 2 158 Phase 2 2 3 & 4 166 Phase 3 3 5 & 6 174 above Phasing Strategy Option A

Option B

Phase Plots Approximate Number of Units 1 1 & 4 225 2 2 & 3 99 3 5 & 6 210

Key Phase 1 N Phase 2 Phase 3 above Phasing Strategy Option B

80 13002G AECC Site, Bridge of Don - Development Framework SECTION 7 PHASING 7.2 DELIVERY OF INFRASTRUCTURE

7.2.1 Roads 7.2.2 Utilities The two primary roads into the site will be In appropriate cases, proportionate Existing Context constructed by Henry Boot Developments in contributions may be sought to support The existing AECC facility is served by all advance of Phase 1 commencing. strategic projects that are related to the Public Utility connections (Electricity, Gas, developments concerned and that are Water and Telecoms) and the associated The remainder of the roads are to be installed necessary to make those developments Capacities will be available for the as part of each associated phase. acceptable in planning terms. redevelopment of the site as set out in the Development Framework. The Transport Assessment is ongoing A legal challenge was lodged at the Court of Session (Inner House) in August and the result of this will determine if any Redevelopment Context infrastructure upgrades are required and the 2015 by the Elsick Development timing of these. Company Ltd and Goodgrun Ltd, against Applications in respect of the proposed the adoption by the Strategic redevelopment (for Residential, Office In considering the impact of development Development Planning Authority (SDPA) and related uses) have been made to the on the strategic transport network, of Supplementary Guidance entitled respective PU companies and responses are currently awaited. applicants shall comply with Local “Delivering Identified Projects through a Development Plan Policy I1 – Strategic Transport Fund”. The Inner Infrastructure Delivery and Planning However, on the basis of the scale of the House issued its decision on 29 April existing AECC facility on the site, there is a Obligations and Policy T2 – Managing the 2016 which allowed the appeal. The Transport Impact of Development, as well high degree of confidence that there will be SDPA has sought leave to appeal that as any other relevant policy/guidance. In adequate available capacity to support the decision from the Supreme Court and, at considering the acceptability of full redevelopment proposals without the the time of writing, awaits requirement for infrastructure reinforcement. proposals, the impact of development on the outcome of this process. Should the the strategic transport network will need appeal be upheld then the Council Existing Routing to be assessed. Applicants must retains the right to apply the Strategic demonstrate (e.g. via a Transport Transport Fund policy as per the Primary PU Services are routed along the main roads which are routed around the Assessment) how they might mitigate any arrangements set Western (Ellon Road) and Northern (Parkway such impact. out in the SDPA’s East) edges of the existing site. Supplementary Guidance. From these arterial PU services, local PU services connections are currently routed into the site, providing connections for the AECC.

PU Disconnections - Post AECC When the AECC is de-commissioned, the existing PU Service connections will be disconnected / diverted back to the site boundary so that the demolition and redevelopment of the site can be safely undertaken.

Redevelopment Strategy As indicated the redevelopment of the site will be undertaken in Phases and so the PU Services infrastructure will be Planned and laid-in in line with the Phasing Plan.

The diagram above indicates the notional phased development of the PU services infrastructure. 7.2.3 Waste Management The proposed development will require a waste management plan as part of any future planning submission. This will be carried out Key as required. Phase 1 Phase 2 Phase 3

above PU Infrastructure Phasing Diagram

13002G AECC Site, Bridge of Don - Development Framework 81 SECTION 7 PHASING 7.2 DELIVERY OF INFRASTRUCTURE

450 CO at 1 in ??? Sub Sta DO NOT SCALE, IF IN DOUBT ASK. DO NOT INTERROGATE CAD BASE

225 VC at 1 in ???

7.2.4 Drainage 450 CO at 1 in ??? EXPLORATION DRIVE

CLAYMORE DRIVE

29.8m F El Sub 3S

Silverburn House 225 VC at 1 in ??? 225 VC at 1 in ??? Sta F 3S F 3S F 3S F 3S F 3S

450 CO at 1 in ??? Co Const Bdy F

3S F 3S Burgh Const Bdy DRAINAGE LEGEND F F 3S 3S 225 VC at 1 in ??? F F 3S

ELLON ROAD Silver 3S F

3S

2S SURFACE WATER DRAINAGE Foul Drainage T2

F

3S 2S 28 spaces 300 CO at 1 in ??? T F

225 VC at 1 in ??? 3S 2S

Burn The Hub 25 spaces T FOUL WATER DRAINAGE THE PARKWAY 10 spaces

F 2S

3S T2

2S

T WATER COURSES 8 spaces F 2S

3S T 6 spaces

F T 3S 2S 600 CO at 1 in ??? SCOTTISH WATER EASEMENT T F T2 2S

Existing foul drainage sewers cross the 3S 2S 7 spaces

2S T T2

CR 2S F

2S T

2S 3S T T F 2S

3S 2S T T 2S

300 VC at 1 in ??? 15 spaces T F 7 spaces 2S 3S

29.6m T2

2S

2S T

2S

2S

T S-D

S-D

2S

2S

2S F T

northern edge of the site. This includes Co Const Bdy 3S S-D S-D

2S

2S T

El Sub Sta 600 CO at 1 in ???

Burgh Const Bdy 2S

T

300 VC at 1 in ??? 16 spaces 2S

S-D

2S

T 18 spaces

2S

TH S-D

2S PARKWAY EAST T 3S CR

TH 2S

the return raising main from the Scottish 3S T

The Enterprise Centre TH 2S

T

3S 2S CR 6 spaces T

750 CO at 1 in 66 F S-D

1 2S 3S 2S

El Sub Sta T S-D F TH 2S

3S 3S

F 2S 225 VC at 1 in 19 T 28.4m 1050 CO at 1 in ??? 3S TH F 3S F

EXPLORATION DRIVE 3S

3S 2S El Sub Sta T

F 2S T Water pumping station situated beyond 3S 18 spaces

Ramp F 8 spaces

3S 3S TH 2S T F

3S F 3S

3S TH 2S T

F 3S

30 spaces

2S T

3S TH 2S T

F T

97522 CO spaces at 1 in ??? 3S 3S Tank F 2S 300 XX at 1 in ??? 2S T 300 VC at 1 in ??? T F 675 CO at 1 in ??? 2S the most northern boundary of the site. 3S T2 2S T 2S F 9 spaces 975 CO at 1 in ??? 3S

15 spaces 3S

F F 10 spaces 2S T

Hotel 3S T F 3S

Hotel 2S 8 spaces 4S F F T F 4S 6 spaces 2S 4S 300 VC at 1 in ??? 1200 CO at 1 in ???

3 spaces F T 3S

3S F 2S F

4S T 3S

F F 2S F

4S 2S T 3S

4S 11 spaces TH

10 spaces 3S The development foul sewage systems will F TH T

4S 2S

T

3S

2S S-D

2S TH

F 4S T 150 VC at 1 in 17 9 spaces 2S S-D 300 VC at 1 in ???

T 2S

S-D 2S

2S

3S TH

S-D 2S T

2S 3S 12 spaces TH

T2

3S 2S

3S

TH TH 2S T S-D

2S 1200 CO at 1 in ??? 3S TH

3S T TH S-D 2S T connect to this existing system. Scottish 2S 2S 48,900 sqft office (3st) T2 8 spaces

2S 8 spaces

3S F 2S T T

2S

T

INTOWN ROAD 2S 2S

3S

S-D T TH F 2S 3S 300 VC at 1 in ???

150 VC at 1 in ??? 44 spaces 2S T INTOWN ROAD 2S

T2 2S S-D 2S T 7 spaces

6 spaces 22 spaces

3S TH

F T

3S 2S 2S

26.4m T

3S T

TH 2S T

2S

2S

T

2S Water are currently assessing the implication S-D

2S T

2S T 1200 CO at 1 in ???

225 VC at 1 in 48 T S-D 2S

2S 2S T

2S T 2S T

T2

2S 3S 152 spaces F 2S T

5 spaces

7 spaces 2S SIGNIFICANT DEVIATION OF DRAINAGE SHOWN S-D 2S T F IN THIS AREA MAY OCCUR DUE TO DISCREPANCY

3S 15 spaces

2S of the site on the network. S-D F BETWEEN SCOTTISH WATER AND TOPOGRAPHIC 3S F F S-D 300 VC at 1 in ??? F 2S 3S 3S 3S 3 spaces SURVEY INFORMATION.

S-D 6 spaces 2S F 8 spaces 3S 300 VC at 1 in 11 300 VC at 1 in 113 F 3S 675 CO at 1 in ??? 675 CO at 1 in 167 F

675 CO at 1 in 132 3S

2S S-D S-D F 2S S-D 2S 3S

F F 2S 3S S-D

3S S-D S-D 2S F 10 spaces 2S 225 VC at 1 in ??? 3S 150 VC at 1 in ??? F 3S

F F 3S S-D 3S 2S

F

3S 20 spaces

675 CO at 1 in 10 2S S-D 109 spaces S-D 2S F

3S

2S

S-D

3S F

F 3S 3S TH 3S

3S F F

9 spaces F 3S 3S

F 300 VC at 1 in ??? Tank

3S

3S 9 spaces 7 spaces TH

Storm Drainage F 6 spaces 675 CO at 1 in ??? Links Farm Cottage

2S T

3S

3S

TH Neighborhood Retail Centre F F

1050 CO at 1 in ??? 3S 3S

F

2S

150 VC at 1 in 10 T

3S TH

4-5K

2S

T2

F 2S

300 VC at 1 in 133 3S T2

S-D 2S 3S

TH

2S

T2 29 spaces 2S

675 CO at 1 in 117 F 11,700sqft office (3st) T

3S

3S

2S

S-D 2S TH T

2S 10spaces

T 3S

TH 6 spaces

9 spaces 675 CO at 1 in ???

2S

T The existing large diameter storm sewer 3S

38 spaces TH

S-D 2S 300 VC at 1 in ??? TH

3S TH S-D 2S Pond 2S

3S TH T2 REV. DATE. REVISION. CHK.BY.

3S TH S-D 2S 3S S-D

3S TH 2S

INTOWN ROAD

3S 2S

T F TH

3S FIRST ISSUE. JF KM

3S S-D BROADFOLD ROAD TH 2S 10 spaces

Layby 2S T A 16-10-2015 REVISED TO ARCHITECTS LATEST LAYOUT JF KM F 13 spaces S-D

2S

CR BS 3S 3S crossing the site will in general terms TH

T 11 spaces Bus stance 2S 3S

T F 2S TH T 3S

10 spaces 2S T 3S

at lower 2S 5 spaces TH 2S

T2 S-D Telephone deck 2S 7 spaces S-D Exchange 2S

2S S-D

T 2S 2S T

S-D S-D 2S TH

be opened up to allow amenity and the 2S 2S

3S

T

2S 7 spaces T S-D 2S 4 spaces

TH

3S

2S

3 spaces T 3S TH

S-D TH

2S 3S 2S

T

3S S-D TH 2S

F

3S 2S T2

F 3S TH

3S 6 spaces Co Const Bdy 2S

F T 3S

2S

connection of plot SuDS drainage systems to 3S TH

6 spaces

T

3S

TH

2S Burgh Const Bdy T2

150 XX at 1 in 100

2S Balgownie Links

T

2S 51 T Und 8 spaces 10 spaces

be connected into the existing storm water Sinks

2S S-D

Silver Burn

S-D 2S

2S S-D

2S T

2S DRAINAGE LINES BASED ON SCOTTISH WATER

CS 14 spaces S-D

Path (um) Upper Deck D 2S

2S T

2S

S-D

2S RECORDS. FURTHER INVESTIGATION REQUIRED

S-D

2S 2S T

connection. Each development plot will 23.1m 45 S-D

6 spaces 2S

48

S-D TO DETERMINE ACTUAL POSITIONS ON SITE.

2S T

2S

2S 6 spaces T

S-D 7 spaces

S-D 21 T 2S

2S

2S T

2S

S-D T 2S S-D 2S T 20

2S

T 2S

2S T have a self-contained SuDS system that will 44 T 2S

2S 2S

S-D S-D S-D

2S 2S 2S S-D

39 S-D S-D 2S

4 spaces

KING ROBERT'S WAY 2S S-D

40 attenuate and have two levels of cleansing 2S

6 spaces S-D

35 HENRY BOOT DEVELOPMENTS LTD Drain 2S S-D

2S S-D 20 spaces Sinks

S-D 2S

for hardstanding areas and a single level of 2S S-D

2S Playground S-D

127 AECC BRIDGE OF DON MASTERPLAN 129

2S

34 S-D

S-D

115 to 125 2S 2S 143 S-D 145

S-D 2S S-D BRIDGE OF DON, ABERDEEN 2S Stone

111

113

2S

S-D treatment for roof surfaces. This storm water 2S

S-D

S-D

2S 2S S-D

S-D 2S

12 Drain 2S S-D LAYOUT PLAN

28 2S S-D EXISTING DRAINAGE CONSTRAINTS

S-D

2S 2S S-D

91

93

S-D system is a completely separate system from 2S

18 spaces 2S

El Sub Sta S-D Tel: +44 (0)1224 624 749

2S S-D 6 Goodson Fax: +44 (0)1224 624 748 PLACE 19 ELLON ROAD Email: [email protected]

the foul drainage system. Bank 50 2S 15 spaces T Web: www.goodsons.com 79

ROBERT'S Associates 2S T

15

2S Key T

2S T

2S KING

11 T

2S

2S

T Consulting Civil, Structural & Transportation Engineers

T

18 2S T Leadside House, 62 Leadside Road, 7 Aberdeen, AB25 1TW KING ROBERT'S WAY

Surface water drainage Also at Edinburgh, Glasgow and Leeds.

1 41 The drainage discharge point for both the INFORMATION 38

4 Foul water drainage DATE CREATED: SEP 2014 SCALE: 1:1250 @ A1

Storm and the Foul Drainage is in the NorthNORTH DONSIDE ROAD

CONTRACT No: DRAWING No: REV:

2 35

Gas Gov East corner of the site. To provide this 21 Water coursed 12233 203 A above Existing Drainage Constraints Diagram connection, a significant proportion of the Scottish Water easement storm and foul main drainage will be installed during the first phase of the development. This will allow future phases to connect into these main sewer lines at the appropriate time. The main drainage line will be designed during phase 1 for the full requirements of the completed development.

Sub Sta Sub Sta DO NOT SCALE, IF IN DOUBT ASK. DO NOT INTERROGATE CAD BASE DO NOT SCALE, IF IN DOUBT ASK. DO NOT INTERROGATE CAD BASE

15.50 15.50

15.50 15.50 EXISTING SEWER

25.00 EXPLORATION DRIVE 25.00 EXPLORATION DRIVE DRAINAGE LEGEND

CLAYMORE DRIVE CLAYMORE DRIVE

15.00 15.00 25.00 DRAINAGE LEGEND 25.00

16.00 16.00

29.8m 20.00 29.8m 20.00 GRAVITY FOUL DRAIN F 14.50 F 14.50 El Sub 3S El Sub 3S EXISTING PUMPING

35.50 Silverburn House 35.50 Silverburn House 25.00 14.00 SURFACE WATER COURSE - 25.00 14.00 STATION Sta F Sta F PUMPED FOUL MAIN 16.50 3S F 16.50 3S F

19.00 19.00 18.50 3S 18.50 3S 19.50 OPEN DITCH 19.50 F 13.00 F 13.00

13.50 13.50

13.00 13.00 29.50 3S 29.50 3S

F 12.50 F 12.50 3S 3S 35.00 F 35.00 F 3S 3S

29.50 13.00 29.50 13.00 19.50 Co Const Bdy 19.50 Co Const Bdy

34.50 F 34.50 SURFACE WATER COURSE F 17.00 17.00

3S F 3S F

19.00 19.00

3S 3S

18.50 Burgh Const Bdy 18.50 Burgh Const Bdy 13.00 CULVERT 13.00 F F F F 34.00 3S 3S 34.00 3S 3S

18.00 F 18.00 F 24.50 24.50 F 3S F 3S 17.50 17.50

ELLON ROAD ELLON ROAD Silver 3S 12.00 Silver 3S 12.00 F F

11.50 11.50 3S 3S

33.50 33.50

11.50 11.50

12.00 12.00 2S

12.50 2S 12.50

13.00 13.00 T2 13.50 T2 13.50 F F

19.00 19.00

2S

3S 28 spaces 3S 2S 28 spaces

T T

F F

2S

33.00 3S 33.00 3S 2S T

Burn The Hub 25 spaces Burn The Hub 25 spaces T 24.00 10 spaces 24.00 10 spaces THE PARKWAY 18.00 16.50 THE PARKWAY 18.00 16.50

F F 2S

32.50 32.50 2S T2

3S 3S T2 PUMPING MAINS TO

2S 16.00 16.00 2S

T 8 spaces T 8 spaces

32.00 F 32.00 F 2S

3S 3S 2S

T 18.50 18.50 T ELLON ROAD

15.50 6 spaces 15.50 6 spaces

23.50 23.50

31.50 F T 31.50 F T 3S 2S 3S 2S 29.00 29.00 T T F F T2 2S T2 2S

12.50 12.00 12.50 12.00 7 spaces 12.00 7 spaces 12.00 2S 12.50 13.00 2S 12.50 13.00

3S 13.00 3S 13.00

30.50 30.50 2S 2S

T 31.00 31.00 T 15.00 15.00 T2 T2

CR 2S CR 2S 23.00 23.00 30.00 F 30.00 F

2S T 2S T

2S 2S

T 3S 3S T T T

29.50 29.50

F 2S CONNECTION F 2S

3S 2S T 3S 2S T

2S T T 2S

T 15 spaces 15 spaces T F 7 spaces 2S F 7 spaces 2S 3S 3S

14.50 T2 14.50 T2

29.6m 22.50 29.6m 22.50

2S 2S

T 2S FROM EXISTING 2S T

2S 2S

2S

18.50 18.50 2S

T T S-D S-D

S-D S-D 17.50 2S 17.50 2S

28.50 28.50

2S 2S

2S 2S

T F F T

S-D Co Const Bdy 3S Co Const Bdy 3S S-D

28.00 28.00 S-D S-D

22.00 2S 22.00 2S

29.00 27.50 29.00 27.50

17.00 17.00

2S 2S

T 13.00 T 13.00

14.00 14.00 27.00 27.00 El Sub Sta El Sub Sta

26.50 26.50

13.00 13.00

2S Burgh Const Bdy Burgh Const Bdy 2S

T

13.50 13.50 T 26.00 26.00

2S 16 spaces 16 spaces 2S

S-D S-D

25.50 25.50 2S 2S

T 18 spaces T 18 spaces 16.50 16.50

25.00 25.00

28.50 28.50

18.00 18.00 13.00 13.00 2S 24.50 24.50 2S

S-D

TH TH S-D

24.00 24.00 2S 2S

T PARKWAY EAST PARKWAY EAST T 3S 3S

23.50 12.50 23.50 12.50 CR 12.00 CR 12.00 12.00 12.00 23.00 23.00 16.00 16.00 22.00 12.50 22.00 12.50

TH TH

2S 2S

T 21.50 21.50 T 22.50 3S 22.50 3S 28.50 28.50

28.00 28.00 28.50 28.50 27.50 27.50

27.00 27.00

26.50 The Enterprise Centre 26.50 The Enterprise Centre 2S

TH TH 2S T 26.00 26.00 T

2S

3S 3S 2S T CR 6 spaces CR 6 spaces T

15.50 15.50

S-D S-D F 2S F 2S

25.50 25.50

24.50 1 24.50 1

2S

3S 3S 2S T 21.00 21.00 T 18.50 18.50 25.00 25.00 El Sub Sta 17.00 El Sub Sta 17.00 25.00 S-D 25.00 S-D 24.50 24.50 F TH 2S F TH 2S 24.50 18.00 24.50 18.00 24.00 3S 3S 24.00 3S 3S

20.50 17.50 20.50 17.50

24.50 24.50

2S

F F 2S T 15.00 15.00 T 28.4m 3S 28.4m 3S

20.00 20.00 TH TH

19.50 F 3S 19.50 F 3S 23.50 F 23.50 F

EXPLORATION DRIVE 3S EXPLORATION DRIVE 3S

16.50 16.50

2S

19.00 3S 19.00 3S 2S

T El Sub Sta El Sub Sta CONNECTION T

24.00 24.00 2S T 2S T 23.00 18.50 F 23.00 18.50 F 18.00 18.00 17.50 3S 18 spaces 17.50 3S 18 spaces 8 spaces 8 spaces 28.00 Ramp 21.50 F 28.00 Ramp 21.50 F

22.50 22.50

3S FROM EXISTING 3S 3S 3S

TH 14.50 2S T TH 14.50 2S T 23.50 23.50

F 16.00 F 16.00

23.50 3S 23.50 3S

3S F F 3S TH

3S 2S T 3S TH 2S T

F F 3S 3S

20.00 30 spaces 20.00 30 spaces

22.00 2S T 22.00 2S T

3S

PICK UP EXISTING 3S

28.50 28.50

TH T TH T 21.50 2S 21.50 2S 21.50 21.50 28.00 25.00 13.00 28.00 25.00 13.00 19.50 13.50 19.50 13.50 21.00 21.00

27.50 27.50 20.50 T 13.00 20.50 T 13.00 F 14.00 F 14.00

22 spaces 3S 12.50 22 spaces 3S 12.50 3S

27.00 19.00 27.00 19.00 3S

F Tank 2S Tank F 2S T CONNECTIONS T 2S 13.00 2S 13.00 26.50 12.50 26.50 12.50 23.00 12.00 23.00 12.00 18.50 T 18.50 T

26.00 26.00 24.50 F 2S 24.50 F 2S

25.50 25.50 18.00 3S 18.00 3S 27.50 27.50 24.00 T2 24.00 T2 2S T 2S T

23.50 23.50 FROM HOTEL 21.00 2S 21.00 2S F 9 spaces F 9 spaces 3S 3S

25.00 15 spaces 25.00 15 spaces 3S

21.50 21.50 3S F

F 10 spaces 2S T F F 10 spaces 2S T

Hotel 3S T Hotel 3S T

3S F F 3S

Hotel 2S 8 spaces Hotel 2S 8 spaces F 4S 4S F F T F T 20.50 4S 6 spaces 20.50 4S 6 spaces F 2S F 2S 4S 4S

3 spaces 3 spaces

3S F T F T 3S

3S 3S

F 17.50 2S 17.50 2S F 24.50 F 24.50 F

4S T 4S T

3S 3S

F 20.00 20.00 F

F F 2S F F 2S

3S

4S 2S T 4S 2S T 3S

TH 4S 11 spaces 4S 11 spaces TH

14.00 14.00

15.50 15.50

3S 10 spaces 10 spaces 3S

TH F F TH 27.00 17.00 27.00 17.00 2S T 2S T 4S 14.00 4S 14.00

19.50 T 19.50 T

2S 2S 3S 3S S-D S-D

2S 2S

TH 24.50 24.50 TH

F F 4S 2S T 4S 2S T 25.00 24.00 25.00 24.00 16.50 9 spaces 16.50 9 spaces 25.00 25.00

S-D 15.00 13.50 S-D 15.00 13.50

24.50 23.50 24.50 23.50

T T

2S 2S S-D

2S 13.50 S-D 2S 13.50 2S 2S

19.00 19.00 3S

23.00 23.00 3S TH TH 13.00 13.00

12.50 12.50

24.50 S-D 2S T 24.50 S-D 2S T

3S 2S 2S 3S

12 spaces 12.50 12 spaces 12.50

27.00 27.00 TH 13.00 TH 13.00

13.50 13.50

T2 T2

2S 14.50 2S 14.50 3S

24.50 24.50 3S

3S 3S

TH TH

TH 18.50 18.50 TH 2S T 2S T

S-D S-D

3S

2S 2S 3S

TH TH

26.50 26.00 26.50 26.00

25.50 25.50

3S

S-D 3S S-D

T T

TH T TH T 18.00 2S 18.00 2S 2S 2S 2S 2S 48,900 sqft office (3st) 18.50 48,900 sqft office (3st) 18.50 T2 8 spaces T2 8 spaces

2S 8 spaces 2S 8 spaces

3S 3S

F 2S T F 2S T T T

26.50 2S 26.50 2S

INTOWN ROAD 17.50 T INTOWN ROAD 17.50 T 2S 2S 2S 2S

3S 3S

S-D

T S-D T TH F TH F 17.50 2S 17.50 2S 20.50 3S 20.50 3S 18.00 18.00 20.00 20.00

44 spaces 44 spaces

19.50 19.50 2S T 2S T

INTOWN ROAD 2S INTOWN ROAD 2S

19.00 19.00

T2 T2 S-D 2S 2S S-D 18.50 2S T 7 spaces 18.50 2S T 7 spaces 18.00 18.00

17.50 6 spaces 22 spaces 17.50 6 spaces 22 spaces

3S 3S

TH TH

25.00 25.00

F T F T

24.50 3S 2S 24.50 3S 2S

2S 2S

T 17.00 17.00 T

26.4m 24.50 26.4m 24.50 3S

T 3S T TH

2S T TH 2S T

2S 14.50 2S 14.50

2S

14.00 2S 14.00

T 13.50 T 13.50

13.00 13.00 2S 2S

13.00 13.00 S-D 13.50 S-D 13.50 14.00 14.00

25.00 14.50 25.00 14.50

2S T 2S T

2S

T 2S T

T 2S T 2S S-D S-D

2S 2S

T 2S 16.00 2S T 16.00

15.50 15.50

14.50 14.50

26.00 17.00 2S T 26.00 17.00 2S T 2S 2S

T T

T2 T2

17.00 2S 17.00 2S

3S 3S F 152 spaces 2S T 152 spaces F 2S T 17.50 17.50

26.00 5 spaces 26.00 5 spaces

2S 7 spaces 7 spaces 2S

24.50 24.50

S-D 2S T S-D 2S T

25.50 15.00 25.50 15.00

25.00 17.50 F 14.50 25.00 17.50 F 14.50 21.50 21.50 21.00 14.00 21.00 14.00 20.50 20.00 20.50 20.00 19.50 19.50 19.00 13.50 19.00 13.50

18.50 18.00 3S 15 spaces 18.50 18.00 3S 15 spaces

13.50 13.50

2S 14.00 2S 14.00

14.50 14.50 S-D

F F S-D

17.50 3S 17.50 3S F F S-D F F S-D F F 24.00 2S 15.00 24.00 2S 15.00 3S 3S 3S 3 spaces 3S 3S 3S 3 spaces

18.00 18.00

16.50 16.50 S-D 6 spaces S-D 6 spaces 18.00 18.00 2S 2S F 8 spaces F 8 spaces 24.50 24.50

24.00 23.50 3S 24.00 23.50 3S 23.50 F 23.50 F 25.50 25.50 23.00 3S 23.00 3S

22.50 23.00 22.50 23.00 22.00 18.50 22.00 18.50 F 15.50 F 15.50 21.50 21.50 3S 3S

21.50 21.50

2S 2S

S-D 22.50 S-D 22.50 S-D S-D 16.50 S-D 16.50 S-D F 2S F 2S 22.00 2S 22.00 2S 3S 3S

19.00 19.00

22.00 F 22.00 F

2S F F 2S

3S S-D 3S S-D

S-D 21.00 3S S-D 2S 21.00 3S S-D S-D 2S 2S 2S F 10 spaces 16.50 F 10 spaces 16.50 21.50 3S 21.50 3S 20.50 F 20.50 F 18.00 3S 18.00 3S

21.00 21.00

19.50 F 19.50 F F S-D F S-D 21.00 3S 2S 21.00 3S 2S 3S 3S

F F

3S 20 spaces 3S 20 spaces 2S S-D 2S S-D

16.50 16.50

S-D 109 spaces 20.50 109 spaces 20.50 S-D 2S 2S 16.00 16.00 F F 25.00 25.00

3S 3S

2S 2S

S-D S-D

3S F 3S F

F 3S F 3S 3S 3S TH

3S TH 3S

20.00 20.00

3S

F 3S F

F F F

9 spaces 3S 9 spaces F 3S

3S 3S F

Tank F Tank

3S 3S

3S 9 spaces 3S 9 spaces

20.50 7 spaces 20.50 7 spaces

F F TH 17.50 TH 17.50

6 spaces Links Farm Cottage 6 spaces Links Farm Cottage

2S 2S

T 20.00 20.00 T

19.50 19.50

19.00 19.00

3S

18.50 18.50 3S

3S 3S TH

Neighborhood Retail Centre TH Neighborhood Retail Centre

F

F F F 3S

3S 3S 3S

F F

2S 15.50 2S 15.50 T T

20.00 20.00 3S 3S

TH TH

4-5K 4-5K

2S 2S

T2 T2

2S

F F 2S

T2 3S 3S T2

3S 19.50 16.00 19.50 3S 16.00 S-D 2S S-D 2S

TH TH

2S 24.50 24.50 2S

T2

29 spaces 29 spaces T2 2S

F F 2S

T 11,700sqft office (3st) 11,700sqft office (3st) T

3S 3S

16.50 16.50

3S 3S

2S 2S

TH 19.00 19.00 TH S-D 2S S-D 2S

T T 2S

10spaces 2S 10spaces

T T

17.00 17.00

18.50 18.50

3S 3S TH

6 spaces TH 6 spaces

18.00 9 spaces 18.00 9 spaces

2S 2S

T T

3S

20.50 20.50 3S TH

21.00 38 spaces 21.00 38 spaces TH

S-D 2S S-D 2S TH TH 19.50 19.50

20.00 3S TH 17.50 S-D 20.00 3S TH 17.50 S-D

2S Pond 2S Pond 2S 2S T2

3S TH REV. DATE. REVISION. CHK.BY. 3S TH T2 REV. DATE. REVISION. CHK.BY.

3S TH S-D 2S 3S TH S-D 2S

3S S-D 3S S-D

19.00 3S 2S 19.00 3S 2S TH INTOWN ROAD INTOWN ROAD TH

16.00 16.00

2S 2S 3S

18.50 18.50 3S

T T TH F F TH 3S FIRST ISSUE. JF KM 3S FIRST ISSUE. JF KM

20.50 20.50

3S 24.00 S-D 24.00 3S S-D

TH 19.50 2S 19.50 TH 2S BROADFOLD ROAD 19.50 BROADFOLD ROAD 19.50

10 spaces 10 spaces 2S

Layby Layby 2S

T S-D A 16-10-2015 REVISED TO ARCHITECTS LATEST LAYOUT JF KM T S-D A 16-10-2015 REVISED TO ARCHITECTS LATEST LAYOUT JF KM F 13 spaces F 13 spaces 2S 2S

3S 3S 3S

CR BS CR BS 3S 17.50 17.50

TH TH

T T

20.00 11 spaces 20.00 11 spaces

3S

Bus stance 2S Bus stance 2S 3S

T F T F

TH 2S 2S TH T 3S T 3S

10 spaces 2S T 10 spaces 2S T 3S

2S 16.50 2S 16.50 3S TH

at lower 5 spaces at lower 5 spaces TH

2S 2S T2

S-D T2 S-D Telephone 2S Telephone 2S 15.50 15.50 16.00 16.50 16.00 16.50 deck 16.50 deck 16.50 17.00 17.00 7 spaces S-D 7 spaces S-D Exchange 2S Exchange 2S

15.50 15.50

16.50 16.50 2S 2S

16.00 S-D 16.00 S-D

T 15.50 15.50 T

2S 2S 2S

15.50 15.50 2S T 16.00 16.00 T 16.50 16.50 S-D S-D 17.00 17.00 17.00 S-D 2S 17.00 S-D 2S 20.00 20.00

19.50 TH 19.50 TH 2S

2S 3S 2S 2S 3S

T T 2S 2S

T 7 spaces 7 spaces T 17.50 17.50 18.00 S-D 16.50 18.00 S-D 16.50 18.50 18.50 19.00 2S 4 spaces 19.00 2S 4 spaces 23.50 19.50 23.50 19.50 20.00 TH 20.00 TH 20.50 20.50

21.00 3S 21.00 3S 2S 16.50 2S 16.50 T

3 spaces 3 spaces T 3S 3S

TH TH

S-D TH S-D TH

2S 3S 2S 3S 2S 2S

T T

3S 3S

TH S-D S-D TH 2S 2S 19.50 F 19.50 F

16.50 16.50 2S 19.00 3S 19.00 3S 2S

T2 20.50 20.50 T2

3S

F F 3S TH

3S 6 spaces 3S TH 6 spaces

2S Co Const Bdy Co Const Bdy 2S T

F F T

3S 3S

2S 3S 3S 2S TH

6 spaces 6 spaces TH

T T

3S 19.00 19.00 3S

TH TH

16.50 16.50

2S 16.00 16.00 2S

15.50 15.50

T2 Burgh Const Bdy Burgh Const Bdy T2

15.50 15.50

16.00 16.00

2S

Balgownie Links 2S Balgownie Links

T T

23.00 20.00 23.00 20.00

2S 16.00 2S 16.00

19.50 19.50

19.00 19.00

T 51 51 T 19.00 19.00 Und 8 spaces Und 8 spaces

19.00 10 spaces 19.00 10 spaces

Sinks 20.50 Sinks 20.50

20.00 20.00 17.00 17.00 19.50 19.50 17.50 17.50

19.00 18.00 19.00 18.00

2S 18.50 18.50 2S

18.50 18.50 S-D 19.00 19.00 S-D

19.50 19.50 18.00 18.00 Silver Burn 20.00 Silver Burn 20.00

20.50 20.50 17.00 17.00

2S S-D S-D 2S

17.50 17.50 S-D 2S 17.50 2S S-D 17.50

2S 2S

T 18.00 T 18.00

2S 17.00 17.00 2S

CS 14 spaces S-D CS 14 spaces S-D

Path (um) 19.00 Path (um) 19.00 D

Upper Deck 18.50 Upper Deck D 18.50 2S 2S

2S 19.00 2S 19.00 T T

2S

19.50 2S 19.50

2S 2S S-D S-D

S-D S-D

20.00 20.00

2S 2S

2S 2S T T

S-D 45 45 S-D 19.00 19.00

23.1m 6 spaces 20.50 23.1m 6 spaces 20.50 2S

19.50 19.50 2S 48 48

S-D S-D

21.00 21.00

2S 2S

T T

18.50 18.50

2S 2S

2S

6 spaces 2S 6 spaces

15.50 15.50 S-D S-D

T 7 spaces 7 spaces T

S-D T S-D T 2S 21 21 2S 2S 2S

2S 19.50 2S 19.50 T T

2S 2S

S-D T S-D T 2S 2S

2S 2S T S-D S-D T 20 19.00 20 19.00 2S 2S

18.00 18.00 2S T 21.00 T 21.00 2S

17.50 17.50

17.00 17.00

16.50 16.50

T 19.50 2S 19.50 2S T

16.50 16.50

17.00 17.00 44 20.50 44 20.50 17.50 T 17.50 T

22.50 22.50

2S 20.00 2S 20.00

2S

2S 2S 2S S-D

S-D S-D S-D

17.50 S-D 17.50 S-D

18.00 2S 2S 18.00 2S 2S

2S S-D 2S S-D S-D

39 39 S-D S-D S-D 2S 2S

18.50 18.50 4 spaces 4 spaces

19.50 19.50 19.00 19.00 18.50 18.50

17.50 18.00 17.50 18.00

2S

KING ROBERT'S WAY KING ROBERT'S WAY 2S

S-D S-D

40 40

2S 2S

S-D S-D

16.50 16.50 17.00 17.50 6 spaces 17.00 17.50 6 spaces

16.00 16.00

18.50 35 18.50 35 19.50 19.00 Henry Boot 19.50 19.00 Henry Boot 18.00 18.00

17.50 17.50

17.50 17.50 2S Drain Drain 2S 17.00 17.00

17.00 17.00

16.50 S-D 16.50 S-D S-D

2S 20 spaces 2S S-D 20 spaces

16.50 16.50 16.50 16.50 22.00 22.00

17.00 Sinks 16.50 17.00 Sinks 16.50

2S 16.00 16.00 2S

S-D S-D S-D

2S 2S S-D

15.50 15.50 15.00 15.00 15.00 15.00

15.50 15.50

17.00 17.00

2S 16.00 16.00 2S

S-D Playground Playground S-D 127 127 AECC Bridge Of Don AECC Bridge Of Don 129 129

16.50 16.50

2S 2S 34

S-D 34 S-D S-D S-D

2S

115 to 125 2S 115 to 125 2S 2S

S-D

143 143 S-D

145 145

2S Key 2S

S-D S-D

S-D Aberdeen S-D Aberdeen 2S 2S

Stone 17.50 Stone 17.50

111 111

113 113

2S 2S

S-D S-D 2S

S-D S-D 2S S-D S-D

2S

2S 18.00 2S 2S 18.00

S-D S-D 2S

S-D S-D 2S S-D

12 Drain 2S 12 Drain 2S S-D

18.50 18.50

18.00 18.00

17.50 17.50

17.00 17.00

19.00 19.00

16.50 16.50 NEW PUMPING 28

28 PS

2S 2S S-D 17.50 Proposed Surface Drainage S-D 17.50 STATION ProposedFoulDrainage

S-D S-D

2S

2S 2S 2S

S-D S-D

91 91

93 93

S-D S-D 2S 2S

18 spaces 17.00 18 spaces 17.00

18.50 18.50

2S

21.50 21.50 2S S-D

El Sub Sta Surface water - Tel: +44 (0)1224 624 749 El Sub Sta S-D Tel: +44 (0)1224 624 749

2S 2S

S-D S-D

6 6

18.00 Goodson Fax: +44 (0)1224 624 748 18.00 Goodson Fax: +44 (0)1224 624 748 PLACE 19 PLACE 19

ELLON ROAD ELLON ROAD

17.50 17.50

17.00 Email: [email protected] 17.00 Email: [email protected]

Bank 50 16.50 Bank 50 16.50

16.00 16.00

2S 15 spaces 2S 15 spaces T Web: www.goodsons.com T Web: www.goodsons.com 79 79

ROBERT'S Associates ROBERT'S Associates 2S 2S T T Key

15 15

2S

16.50 2S 16.50

T T

2S 2S

T T

2S 2S

KING KING

T T

11 16.00 11 16.00

2S 2S 2S 2S

T

Consulting Civil, Structural & Transportation Engineers T Consulting Civil, Structural & Transportation Engineers

T open ditch T

18 18

2S 2S

21.00 21.00 T Leadside House, 62 Leadside Road, T Leadside House, 62 Leadside Road, 16.00 16.00

7 7 21.00 21.00

21.50 21.50 Aberdeen, AB25 1TW Aberdeen, AB25 1TW KING ROBERT'S WAY KING ROBERT'S WAY

Also at Edinburgh, Glasgow and Leeds. Also at Edinburgh, Glasgow and Leeds.

1 1

16.50 16.50 41 41 Gravity foul drain INFORMATION INFORMATION 38 Surface water - 38

21.50 21.50

4 4 19.50 DATE CREATED: Sep 2014 19.50 SCALE: 1:1250 @ A1 DATE CREATED: Sep 2014 SCALE: 1:1250 @ A1

20.00 20.00

21.00 21.00

21.00 21.00

20.50 20.50

NORTH DONSIDE ROAD NORTH DONSIDE ROAD CONTRACT No: DRAWING No: REV: CONTRACT No: DRAWING No: REV: 2 2

16.00 16.00

35 35

Gas Gas Gov Gov 20.50 20.50 21 culvert 12233 205 A 21 Pumped foul main 12233 204 A above above Proposed Surface Water Drainage Strategy Proposed Foul Drainage Strategy

82 13002G AECC Site, Bridge of Don - Development Framework 13002G Former AECC Site, Bridge of Don - Development Framework 83 8 84 13002G Former AECC Site, Bridge of Don - Development Framework Section 8 Summary

8 13002G Former AECC Site, Bridge of Don - Development Framework 85 SECTION 8 SUMMARY 8.1 SUMMARY

N

Bridge of Don Site Layout The proposals for the future redevelopment of the existing AECC site at Bridge of Don will deliver an urban environment which creates both a highly successful space and one which has a distinct identity.

The proposals embrace the opportunity and vision to create a place which is safe, pleasant, easy to move around, welcoming to visitors and which considers place before movement. It is believed that the proposals will deliver a place where site planning, urban design, sustainable transport, ecology, landscaping and community facilities are all successfully and fully integrated.

86 13002G AECC Site, Bridge of Don - Development Framework SECTION 8 SUMMARY 8.1 SUMMARY

above Aerial View of Proposed Site Layout

above Arrival Zone

13002G AECC Site, Bridge of Don - Development Framework 87 The Eagle Building 215 Bothwell St Glasgow G2 7ED

T: +44 (0) 141 332 2570 F: +44 (0) 141 332 2580 E: [email protected] www.coopercromar.com

88 13002G AECC Site, Bridge of Don - Development Framework