CONTENTS page

Stages in Production of a Local Plan 1

Introduction 3

Part 1

A Sustainable Development Strategy for Dundee 5

Part 2

Living in Dundee 17

Working in Dundee 49

Shopping in Dundee 69

The Environment of Dundee 95

Accessibility in Dundee 135

Appendices

1 Design of New Housing 153

2 Brownfield Housing Development Proposals 155

3 Greenfield Housing Development Proposals 157

4 Guidelines for New Private Nurseries 167

5 District Centres and Core Frontages 169

6 Natural Heritage Designations 173

7 Supplementary Planning Guidance 175

8 Glossary 177 STAGES IN PRODUCTION OF A LOCAL PLAN

PRELIMINARY VIEWS Council publish a notice of intention to prepare a local plan.

Council seek to involve people in the draft plan preparation and actively seek views from interested parties such as community councils

38

CONSULTATION ON DRAFT Council consult widely on draft proposals.

Public may comment (four weeks minimum)

Council answer comments and finalise draft plan. 70

Council put finalised draft plan on deposit.

DEPOSIT OF FINALISED PLAN Public may object (six weeks).

Council consider objections.

100

PUBLIC LOCAL INQUIRY Local Plan Inquiry looks at objections.

REPORT Reporter sends report to Council.

125

MODIFICATIONS Council consider report and suggest modifications. a full local plan, in weeks Likely timescale to prepare

FINAL STAGES Council consult on modifications (six weeks) which may mean a further inquiry if people object.

152 ADOPTION Council adopt Plan.

MONITOR AND REVIEW Council monitor and review the adopted local plan. This will indicate when a plan requires to be altered or replaced.

back to contents page Dundee Local Plan Review 2005 1 2 Dundee Local Plan Review 2005 back to contents page INTRODUCTION

The Finalised Dundee Local Plan Review seeks to take forward and build on the strengths and successes pioneered by the Dundee Local Plan adopted in 1998. The Finalised Plan sets out detailed policies and proposals for land use and development in the City for the period to 2011.

The new arrangement of joint working introduced after the reorganisation of local government in 1996 has resulted in co-operation with Angus Council to produce a new Structure Plan for the combined areas. Scottish Ministers approved the Dundee and Angus Structure Plan in October 2002.

Dundee, as the major City and Regional Centre for this part of North East Scotland, extends an influence even wider than the Structure Plan area. The City’s catchment area has a major influence on travel to work and shopping decisions, and the housing market area extends well into the boundaries of Fife and Perth and Kinross. This influence is recognised in the Scottish Executive’s Review of Strategic Planning which proposes that a strategic development plan be prepared for the Dundee City Region.

Through the Development Strategy outlined in the Structure Plan, the problems of declining population and stimulating economic growth continue to be tackled head on and it is incumbent on this Plan to take forward these issues and detail positive measures to combat them. While underlying trends may reflect a national picture and cannot be countered by land use policies alone in the short term, there have been significant achievements that point to the areas in which back to contents page Dundee Local Plan Review 2005 3 planning plays a significant role in improving the everyday lives of the citizens of the City.

It is that area of added value that this Plan seeks to promote, concentrating on the areas where planning can be most effective. It is the intention of this Plan to continue to progress these themes, to stress the positive and to encourage the future development of the City in an attractive and sustainable manner.

In keeping with present Scottish Executive advice, this new Plan is much shorter and more concise than its predecessor. The previous Plan was an extremely comprehensive and, as a result, lengthy document. In achieving this conciseness much more dependence will be placed on Supplementary Guidance, both that already available and some which will be produced subsequent to the Plan’s adoption.

The additional benefit of this approach is that particular areas of advice on specific issues will be able to be kept much more up to date on a regular basis without having to go through the lengthy statutory processes necessary for Local Plan preparation or alteration.

However, there should be no doubt regarding the status of such Guidance. It will be subject to public consultation prior to being approved by Dundee City Council, and will be given substantial weight in dealing with planning applications as a Material Consideration.

This Plan now also incorporates and updates the main policies and principles of the Urban Nature Conservation Subject Local Plan 1995 (UNCSLP). While the original UNCSLP was a unique method of taking this subject matter forward, it is felt that it will be best serviced in future by inclusion in a single Local Plan.

HOW TO USE THIS PLAN

Part 1 of this Plan sets the Development Strategy, describing the general issues and outlining the approach the Plan will take in addressing these. Part 2 looks at specific issues and puts forward detailed policies and proposals that will be applied in the implementation of the Plan’s Strategy.

Finally, it should be noted that, in keeping the written statement of the Plan as brief as possible, background material has been compiled and this forms the Technical Appendices which, while a separate document, also forms part of this Plan.

4 Dundee Local Plan Review 2005 back to contents page PART 1 1 A SUSTAINABLE DEVELOPMENT STRATEGY FOR DUNDEE

“Through our Partnership, Dundee:

· will be a vibrant and attractive city with an excellent quality of life where people choose to live, learn, work and visit; · will offer real choice and opportunity in a city that has tackled the root causes of social and economic exclusion, creating a community which is healthy, safe, confident, educated and empowered; · will have a strong and sustainable city economy that will provide jobs for the people of Dundee, retain more of the universities’ graduates and make the city a magnet for new talent.”

The Community Plan for Dundee 2001-2006

1.1 Achievement of the Community Plan’s vision for Dundee demands the advancement of a sustainable development strategy that: · recognises that action is required to build on economic progress in the City and improve employment prospects for its citizens; · understands the positive impact that the use and development of land can have on tackling social exclusion and improving the quality of life for Dundee’s residents; and · recognises that the actions of today will shape the environment enjoyed by citizens of today and tomorrow.

1.2 The Local Plan Review promotes the sustainable development of Dundee, not only in terms of the environment, but also the social and economic sustainability of the City.

1.3 In many respects the future for Dundee is positive, as the image and environment of the City improves, employment opportunities increase and the City embraces with enhanced confidence the role of Regional Centre for the surrounding area. However, it is also recognised that the City continues to face serious threats from depopulation whilst parts of Dundee remain characterised by high levels of deprivation.

1.4 As well as an overall decline in population, changes in the structure of the population challenge sustainability within the City. In particular, the proportion of the population that is economically active is decreasing (see Figure 1). This is coupled with a relative increase in socially excluded groups and those likely to need a high level of service provision. If the City is to retain and attract a higher number of young people and young families, it needs to improve its housing quality and choice, better its schooling achievements and reduce crime levels.

1.5 In implementing a sustainable development strategy, it is important to adopt an approach that focuses on the land use implications of social, economic and environmental considerations. It is striking the correct balance between these considerations that is the key. An approach that does not sufficiently recognise the importance of the City’s back to contents page Dundee Local Plan Review 2005 5 environment will be to the long term detriment of Dundee. However, different, but no less adverse consequences would result from a strategy that affords complete priority to the protection of the environment from development that may bring economic or social gain. Achieving a balanced approach to sustainable development is therefore a key challenge.

Figure 1

Source : GROS 1998 based Population Projections

1.6 This Local Plan Review sets a land use context within which opportunities to further enhance the City can be grasped and initiatives to tackle depopulation and social exclusion can be positively advanced. The task is to make Dundee a place where people want to stay; a place where businesses will want to invest; a place people will be happy to visit; a place where people will be comfortable and safe.

1.7 As a result of past strategies to address population decline, Dundee already has many of the key ingredients of a successful City. It has a strong and improving City Centre that is a focus for accessing goods and services for Dundee and the wider region. There are a range of well located, good quality business locations that provide employment opportunities for residents of Dundee and the surrounding area. The City has a number of attractive residential areas that provide good quality houses accessible to a range of local services and facilities. It has a diversity of open spaces that offer excellent opportunities for relaxation and recreation, as well as enhancing the appearance of the City and sustaining wildlife.

1.8 However, to be successful cities must be dynamic. They must respond positively and flexibly to emerging opportunities. They must tackle issues and threats as they arise and combat undesirable trends.

1.9 The remainder of Part 1 of the Local Plan Review proposes a strategy for the principal land use issues in the City aimed at bringing long term benefit to Dundee; a strategy for sustainable development in the City.

6 Dundee Local Plan Review 2005 back to contents page 2 LIVING IN DUNDEE

2.1 Enhancing Dundee’s role as a strong Regional Centre demands the availability of quality living environments that can attract and retain people in the City. In seeking to achieve this it is important to ask what makes a good quality residential environment? Is it simply a matter of location or is it the form and quality of the houses themselves? Is it the layout, the landscaping and boundary treatments? Is it its accessibility and permeability? Is it the quality of facilities nearby including shops, schools and open space?

2.2 The reality is that, in physical terms at least, a good quality residential environment requires the successful combination of all of these factors. Moreover, the successful residential environment is one that engenders a strong sense of community, one that is stable, and one that is above all, sustainable. In short, it is an area in which people wish to live and can prosper.

2.3 Housing is the dominant land use within the City. However, there are marked variations in the quality of living environments. This Local Plan must meet the challenges of maintaining the quality of the best residential neighbourhoods whilst also encouraging improvements in less attractive neighbourhoods.

2.4 New housing development makes an important contribution to the quality and choice of living opportunities that exist in the City. Therefore a key element of the Dundee Local Plan Review is to set out appropriate policies and proposals that provide for the development of the right type of housing in the right place at the right time.

2.5 In this regard, the Local Plan identifies Housing Investment Focus Areas in Central Dundee; Stobswell/Baxter Park; the Caird suburb/north west; and Dundee Western Gateway. Within these areas, additional new housing will be encouraged, together with investment in social and physical infrastructure to improve the quality and choice of living opportunities in the City. To maximise the benefits of investment in these locations it is necessary to manage the release of land for housing in other parts of Dundee.

2.6 Decline in the population of the City over the last 30 years has created issues, stresses and substantive problems in the housing stock. Initially this stress has been focused in the least attractive parts of the Council’s own housing stock where a housing surplus has resulted in significant levels of demolition in parts of the City. In turn this has brought significant benefit to the City in terms of improving the quality and profile of its housing stock. In the absence of any projected growth in the number of households in the City, new development will continue to fuel this housing surplus across all tenures. To address this surplus, as a last resort further demolitions of the least popular house types in the least popular locations will be necessary. The type, size and quality of new development needs to reflect more popular sections of the housing market in order that continued demolition of the housing stock remains back to contents page Dundee Local Plan Review 2005 7 justified. In particular, there is a need to address the mismatch between the preponderance of flats in Dundee’s housing stock and the increasing proportion of households that aspire to live in a house.

2.7 Residential areas are where the majority of the City’s population live. Their quality is key to the retention of people in Dundee and the attraction of new households to the City. This Local Plan seeks to provide a land use planning context that preserves or enhances the quality of residential areas whilst recognising the complementary action is necessary, for example, through management of stock in the private sector.

2.8 It is the strategy of the Local Plan to: · enhance the range and quality of housing opportunities available as part of an integrated strategy to tackle population decline; · strike an appropriate balance between the priority given to brownfield release and the demand for greenfield housing to satisfy varying household aspirations; · manage the supply of brownfield housing land to ensure that new development is targeted to maximise benefit; · focus additional greenfield housing land release in the Dundee Western Gateway area, with modest allowance for further release elsewhere in Dundee; and · improve the choice of housing available in Dundee through encouragement, where appropriate, of the development of houses as opposed to flats.

3 WORKING IN DUNDEE

3.1 A diverse and buoyant local economy generates wealth and jobs within the area. Access to a range of jobs is important to people’s quality of life and overall well being. However, the vitality of economic activity is equally dependent on the integration of all in society into the formal economic system. The Plan must focus on removing the barriers to economic and social integration. A reduction in poverty in Dundee is desirable from an equity perspective and is fundamental to the strength of the economy itself.

3.2 It is a primary concern of the Local Plan Review to foster conditions in which industry and commerce can flourish and employment opportunities in Dundee can increase. The Local Plan has a key role to play in this by ensuring the availability of land and buildings to meet the diverse current and future needs of industry and business. It also requires to establish appropriate policies for the consideration of employment generating developments. Such policies must be relevant and up to date with a degree of flexibility to take advantage of opportunities, whilst at the same time safeguarding investment and meeting future demand.

3.3 The edges of economic activity are becoming more and more blurred, with traditional manufacturing industry in a further round of restructuring

8 Dundee Local Plan Review 2005 back to contents page and the emergent service industries taking on ever changing incarnations. The pattern of employment has also changed with more smaller businesses and fewer larger businesses. Cumulatively, these small businesses employ a significant number of people and are an essential component in promoting economic growth.

3.4 Business and industry is now much more mobile and investment decisions are often based on the availability of skills, facilities, transport and the quality of the environment. Economic expansion is the universal goal. Scotland in general and Dundee in particular faces very strong competition to be successful in this respect. If Dundee is to succeed then it has to be able to offer attractive opportunities across a wide range of considerations, land use being only one of these.

3.5 Dundee has a network of industrial and business sites ranging from prestigious greenfield sites that can be marketed at an international level, through to brownfield sites that can accommodate a number of mixed uses and are readily accessible to local communities. It is crucial to recognise that the needs of businesses differ and that if Dundee is to respond positively to opportunities that arise, a choice of sites which can be developed for employment purposes must be available at all times. Therefore the Local Plan must ensure that economic development opportunities exist in a wide range of sites, locations and market positions across the City.

3.6 The service industry is currently the fastest growing employment sector. This is a very diverse and evolving sector whose demands require an appropriately flexible land use planning framework. Dundee is well placed to attract service sector employment given the skills of the available workforce and the quality of the environment. However, the Local Plan must complement these advantages by establishing an appropriate policy framework and allocating suitable sites to meet the demands of this sector.

3.7 Universities and colleges make a significant contribution to the local economy, particularly in terms of job creation, research and development. Harnessing the scientific and technological knowledge gained in our universities and research organisations can create commercial success. In addition, cluster development can contribute to Scotland’s competitiveness by promoting innovation and improved business practices.

3.8 Tourism is an important economic activity for the City that generates employment opportunities across Dundee and supports a growing number of jobs and businesses. Maintaining and enhancing the environment is important to the quality of life and the local economy. The long-term objective of establishing Dundee as a significant tourist or visitor destination is being progressed with the award winning improvements to the City Centre.

3.9 These improvements have been complemented by the redevelopment of the Overgate shopping centre. The increased appeal of the City for back to contents page Dundee Local Plan Review 2005 9 visitors and residents has been further assisted with the addition of the Dundee Contemporary Arts Centre, the Science Centre (Sensation) and the City Quay Factory Shopping development. The City Council is also actively involved in promoting business tourism by enhancing Dundee’s role as a major conference centre. This will be further improved by the increase in hotel provision in the City Centre.

3.10 It is the strategy of the Local Plan to: · facilitate employment growth in Dundee by identifying and promoting a diverse range of economic development sites that encourage inward investment and assist the establishment and growth of indigenous business; · promote new business development in Dundee Western Gateway; · encourage the redevelopment of existing well located industrial and business sites for employment generating development; · support and encourage appropriate developments that will enhance Dundee’s attractiveness as a destination for a wide range of tourists and visitors; and · work with the business community to provide land use requirements for economic development.

4 SHOPPING IN DUNDEE

4.1 Dundee operates as one of the key Regional Centres in the east of Scotland. Its role includes the provision of shopping facilities and services for a population extending far beyond the City itself to include Angus together with much of Fife and Perth and Kinross. The main aim is to support and enhance the City’s Regional Centre role by a range of retailing and related measures.

4.2 Shopping is something which involves most of us on a regular basis and can be undertaken for day to day necessities, for major household requirements like furniture and washing machines and for personal purchases like clothes and other fashion items. It can also involve goods like books, CDs and electronic games bought purely for leisure and enjoyment. It follows from this that convenient access to a good range of shops meeting the full spectrum of shopping needs can make a significant contribution to our quality of life. Ensuring that the community as a whole has the benefit of a good range and quality of accessible shopping can contribute to social inclusion and help promote communities as desirable places to live.

4.3 Town centres have particular advantages as shopping destinations. In addition to providing an array of retail outlets offering choice and convenience, they tend to be highly accessible to the community as a whole by public transport and a natural focus for shopping trips. They have the added benefit of providing a variety of other services, leisure facilities, and employment opportunities which are of benefit to the wider community and to visitors. Given these strengths they are sustainable and convenient locations for a range of activities some of which, like shopping, can be linked with visits to other facilities and attractions. 10 Dundee Local Plan Review 2005 back to contents page 4.4 In Dundee the term ‘town centre’ covers the City Centre and the five District Centres – Albert Street, Broughty Ferry, Hilltown, Lochee and Perth Road. Together these form the traditional nucleus of shopping provision in the City. They are supported by a network of smaller local shopping centres, shopping parades and individual shops geared to meeting more localised needs in the inner city and the outer suburbs. Major out of centre retailing is provided by the Kingsway East and West Retail Parks and by a number of mainly freestanding foodstores and retail warehouses.

4.5 Over the past 10-15 years, major retail investment in the City has been heavily focused on out of centre developments like the retail parks and on food superstore developments. In the case of non-food retailing, this has been fuelled by steady long term growth in comparison goods expenditure (broadly speaking – non-food). Food shopping expenditure, by contrast, has been relatively static and new developments have been largely driven by the efforts of the national supermarket chains to increase their market share and enhance their sales of non-food items. More recently, major investment in the redevelopment and refurbishment of the Overgate shopping centre has provided a major boost to the image and attraction of the City Centre. There is now a need to capitalise on this situation by progressing measures to further enhance perceptions of the City Centre and strengthen its shopper and visitor appeal. Dundee’s District Centres, by contrast, have not attracted significant new investment in recent years and Albert Street and Hilltown have been the subject of separate studies to identify measures to tackle decline in their retail provision and in the overall shopping environment. There is a need to attract more investment to the District Centres and to progress the improvement measures identified for Albert Street and Hilltown.

4.6 In late 2003 retail consultants were appointed by the City Council to undertake an assessment of future comparison goods (non-food) expenditure within Dundee’s retail catchment and to indicate the implications for future retail floorspace provision in the City. The study highlighted the potential for significant additions to Dundee’s comparison floorspace provision. This was against the background of future increases in the levels of consumer retail expenditure available to support this type of retailing. The Local Plan identifies how the new floorspace requirements can be accommodated by a combination of development opportunities within the City Centre and by sites in other suitably accessible locations within the City.

4.7 In addition to these developments, the opportunity has been identified for the development of two new food superstores in the north and west of the City as part of a wider rationalisation of major food shopping provision.

4.8 It is the strategy of the Local Plan to: · consolidate and enhance Dundee’s regional role by progressing an integrated package of retailing and related measures with back to contents page Dundee Local Plan Review 2005 11 particular emphasis on the City Centre and District Centres; · consolidate the existing retail parks at Kingsway East and West in their predominant roles as a focus for household goods retailing and also support the committed proposals for the expansion and redevelopment of Kingsway West retail park and for the new edge of centre retail park at Dock Street; · meet projected comparison goods retail floorspace requirements through a combination of options available within the City Centre and through development opportunities in accessible locations adjacent to existing shopping destinations within the City. · improve the quality and distribution of major food shopping by supporting major new foodstore provision in the north and west of the City; · enhance the accessibility of out of centre retailing by measures to assist visits by travel modes other than the car and seeking to relocate poorly located retail warehouse units; and · ensure convenient access to local shopping by providing appropriate support for existing shops and encouraging new provision in areas of need.

5 THE ENVIRONMENT OF DUNDEE

5.1 Dundee has a varied built, historic and natural environment, with a diversity of features of local, regional, national and international importance. The quality of the environment is a major factor contributing to people’s well being and quality of life. Visitors, tourists, local people and investors judge cities on the “sense of place” created by the environment. It is essential that the Local Plan promotes, conserves and enhances the townscape, heritage and environmental qualities of the area.

5.2 A key task for this Local Plan is to reconcile the pressures of development with environmental stewardship. New buildings and changes in land use will be essential to sustain the local economy to promote the on- going regeneration of the City and to address population change. However, to achieve this at the expense of the environmental quality of the City would be irresponsible. The maintenance and enhancement of Dundee’s high quality environment is fundamental to the long term prosperity of the City.

5.3 Dundee’s urban character displays a wide variety of building types, styles and historic features linked by a mosaic of open space. The area has a number of designated Conservation Areas and various buildings or features that are listed because of their historic and architectural interest. Dundee also has a rich archaeological heritage, including Scheduled Monuments and archaeological sites of national importance.

5.4 The siting, scale, design, layout and use of materials in new and existing developments has a strong bearing on the quality and vitality of the built and historic environment. All developments will be expected to

12 Dundee Local Plan Review 2005 back to contents page enhance the townscape or street scene. Development proposals will require to mitigate loss or damage to mature trees and should include new planting where appropriate. Urban renewal and regeneration projects present significant opportunities in which to revitalise and improve the quality of the environment, not least in the City Centre, the Central Waterfront and along Major Routes. The Council’s Urban Design Guide will be a key point of reference for developers in shaping their design proposals for both large and small scale projects.

5.5 Open spaces are also an important part of our public realm, and add to the City’s character and local distinctiveness. They are essential to the health and well being of the people of Dundee by providing extensive opportunities for sport, recreation and play, and offering citizens an escape from the demands of modern life. The environmental benefits of open space are also extensive. For these reasons, the way that we plan, manage and maintain our open space influences the way that communities and visitors perceive the City and how they connect and interact with its urban form.

5.6 The amount of open space for outdoor sports, recreation and play in Dundee far exceeds the long-established National Playing Fields Association Six Acre Standard. In response to Planning Advice Note 65: Planning and Open Space (2003), the Council wishes to move away from nationally applied standards for outdoor sport and play towards higher aspirational standards that generate quality open spaces which meet current and future needs.

5.7 As a matter of priority, the Council will audit and rigorously assess open space in Dundee as a basis for establishing future provision levels and preparing Supplementary Guidance. The assessment will have regard to a range of factors including the function of each space, it’s quality and fitness for purpose, it’s sporting, recreational, amenity and environmental value as well as local demographics. The assessment will help identify parts of the city that have a deficiency in the supply and/or quality of open space, and conversely, areas that have any over- concentration of a particular type of space. Opportunities to improve the supply and quality of the existing network will be identified in Supplementary Guidance to encourage appropriate action via development proposals and in partnership with other organisations.

5.8 In the period leading up to the preparation of Supplementary Guidance, developers will still be required to provide open space in accordance with the National Playing Fields Association Six Acre Standard. Likewise, in support of the Council’s long-term, strategic approach to the provision, use and management of open space, there will be a presumption in favour of proposals that enhance the existing open space network and a general presumption against the loss of open space, particularly the redevelopment of playing fields and sports pitches. Any significant change to this policy approach arising from the Council’s audit and assessment or changes to national policy guidance will require an alteration to the Local Plan. back to contents page Dundee Local Plan Review 2005 13 5.9 In order to safeguard the natural environment from inappropriate development, proposals that adversely affect the conservation interest of designated natural heritage sites will only be permitted where there is an overriding need and according to their international, national, regional or local status.

5.10 In terms of wildlife sites of local significance, the Council commissioned ecological surveys that provide baseline information to enable determination of the appropriate future conservation status of sites in Dundee in the Local Plan. In this respect, the formal review of the Urban Nature Conservation Subject Local Plan 1995 is being rolled forward as part of the Dundee Local Plan Review. This will promote greater consistency and ensure integration with wider issues such as biodiversity, flood alleviation and open space planning and management.

5.11 Whilst the Council affords priority to the reuse of previously developed sites, it is recognised that not all derelict and/or vacant sites lend themselves at this time to redevelopment. Urban woodland and other types of open space with low intensity maintenance such as wildflower meadows, green access corridors and complementary recreational facilities are identified as possible permanent and temporary treatments for such sites.

5.12 The Council continues to support the principles of renewable energy, although there are relatively few opportunities for such developments within the City at the present time. Once harvested, temporary urban woodland has the potential to contribute to renewable energy development in the form of biomass, albeit on a relatively small scale initially. The Council will monitor and respond to technological advancements in the renewable energy sector where they are appropriate to Dundee, such as wind or tidal power associated with the Estuary.

5.13 The National Waste Strategy and the Tay Area Waste Plan provide a focus for waste management activity in the City. The Council will support development proposals that promote waste minimisation, reduction and recycling. The development of waste management facilities will be controlled and directed through the Local Plan to safeguard key environmental assets and the quality of life of residents.

5.14 In support of the Development Strategies of the Dundee and Angus Structure Plan and this Local Plan, there will be a general presumption against development in the open countryside outwith allocated sites, so that any expansion of the urban area can be carefully managed and controlled.

5.15 It is the strategy of the Local Plan to: · ensure that new and existing developments achieve high standards of design whilst supporting the sustainable use and management of natural resources; · protect and enhance the natural setting of Dundee and its environment by ensuring that new development respects 14 Dundee Local Plan Review 2005 back to contents page landscape character, promotes biodiversity and facilitates public enjoyment and understanding of the outdoors; · enhance environmental quality within the Housing Investment Focus Areas, District centres, Principal Economic Development Areas and General Economic Development Areas in particular; · conserve the built and historic environment by protecting and enhancing listed buildings, buildings of townscape importance and other elements of the City’s built heritage; · achieve a network of open space for formal and informal recreation needs, coupled with indoor sporting and recreational facilities that meet the needs of residents, tourists and visitors alike; · encourage urban woodland and open spaces with low cost maintenance regimes as attractive and sustainable treatments for brownfield sites which are unsuitable for development in the Plan period; · provide a framework for renewable energy development and waste management; and · restrain new developments in the open countryside outwith allocated sites.

6 ACCESSIBILITY IN DUNDEE

6.1 A successful City is one where movement between services and facilities by a range of transport modes is possible, thereby ensuring that accessibility is maximised and none in society are excluded. The transportation network is a key element in maintaining Dundee’s position as an important economic and social centre, not only for its resident population, but also the wider community that Dundee supports. To serve this diverse base it is necessary to put in place policies and proposals which both maintain Dundee’s current level of service and improve transport provision for future generations.

6.2 The location of development is a key factor influencing the need for travel. All developments will generate travel needs. The challenge is to locate development with efficiency and sustainable practices in mind. This includes measures such as careful design to permit accessibility by a range of transport modes and providing housing in locations that relate well to employment and service options, together with mixed use developments and small scale local facilities.

6.3 Whilst Dundee has an efficient road network, there remains a need to promote public transport, walking and cycling as options to the private car. Significant delays on the road network are uncommon and far below the scale expected of the other cities in Scotland, but complacency could easily erode that enviable position as the City has a low level of car ownership and congestion hotspots can be identified. The long term aim is to redress the balance between modes and reduce the dominance of the private car when planning for transportation provision to benefit the whole of the City’s population. back to contents page Dundee Local Plan Review 2005 15 6.4 As well as promoting alternatives, exercising an appropriate degree of regulation over car use must be considered. Whilst the private car has provided a greater freedom for many in Dundee, it has brought a cost in terms of localised congestion, safety, noise and air pollution concerns. It is not the ownership of cars that requires to be controlled but principally their use in particular locations and at certain times of day. Dundee services a wide community with many living outwith the City boundaries and the car remains an essential element in meeting their transport needs. Positive but balanced provision is accordingly required.

6.5 In association with the Structure Plan and the Local Transport Strategy, it is the strategy of the Local Plan to: · encourage development in the right location so to reduce the need for travel; · address accessibility issues by promoting alternative choice in the range of transport modes available for any particular journey; and · control car use in a manner that is balanced with other modes. · encourage an improvement in air quality through the promotion of appropriate transport choice and promotion of sustainable transport modes. Consider Air Quality impacts when undertaking construction or management of the transport network.

16 Dundee Local Plan Review 2005 back to contents page PART 2 LIVING IN DUNDEE

SECTION POLICY/PROPOSAL page

7 Vibrant and Sustainable Communities Policy 1 : Vibrant and Sustainable 17 Communities 8 Housing Land Release Policy 2 : Housing Land Release 19 9 Housing Proposals Policy 3A : Housing Proposals 21 10 Housing Investment Focus Areas Policy 3 : Housing Investment Focus Areas 24 11 Design of New Housing Policy 4 : Design of New Housing 27 12 Open Space Provision as Part of New Policy 5 : Open Space Provision as Part of 29 Housing Developments New Housing Developments Policy 6 : Open Space Provision within the 29 Inner City Policy 6A : Open Space Improvements 29 within Blackness Policy 7 : New Village Recreation Park 30 within the Western Gateway 13 Local Facilities Provision in Major New Policy 8 : Local Facilities Provision in 31 Housing Developments Major New Housing Developments 14 Student Housing Policy 9 : Student Housing 33 15 Non-Mainstream Residential Uses Policy 10 : Non-Mainstream Residential 34 Uses 16 Houses in Multiple Occupation Policy 11 : Houses in Multiple Occupation 36 17 Sub-Division of Houses Policy 12 : Sub-Division of Houses 37 18 Roofspace and Basement Development Policy 13 : Roofspace and Basement 38 Development 19 Alterations and Extensions to Houses Policy 14 : Alterations and Extensions to 39 Houses 20 Development in Garden Ground Policy 15 : Development in Garden Ground 40 21 Central Waterfront Policy 16 : Central Waterfront 42 21A City Quay Policy 16A : City Quay 43 22 Cultural Quarter Policy 17 : Cultural Quarter 44 23 Major Leisure Uses Policy 18 : Major Leisure Uses 45 24 Private Day Nurseries Policy 19 : Private Day Nurseries 46 25 Funding of On and Off Site Policy 20 : Funding of On and Off Site 48 Infrastructure Provision Infrastructure Provision 7 VIBRANT AND SUSTAINABLE COMMUNITIES

7.1 A high quality and popular residential area is the sum of much more than simply houses in a neighbourhood. Of equal importance is the availability of a range of facilities nearby including shops, open spaces, good schools, leisure facilities, public transport and other social infrastructure. Other commercial uses are important too, providing local employment and services to the surrounding area.

7.2 Residential areas in Dundee display great diversity. This is necessary to satisfy the different aspirations and available choices of individual households. It is also important in giving the City a vibrant urban fabric and each neighbourhood a varying character, much of which is the result of the varied mix of uses that exists.

7.3 This mix of uses and the availability of a range of services and facilities locally helps to create strong, stable and sustainable communities. It is also an important means of providing opportunities to reduce the need for people to travel to meet their everyday needs and therefore makes an important contribution to the promotion of sustainable development.

7.4 Whilst within existing residential areas housing will remain the largest land use, this Local Plan supports a broad diversity of uses in these locations and in principle will seek to encourage additional non- residential uses as appropriate and beneficial to the achievement of sustainable communities.

7.5 In new residential developments there is a need to encourage proposals that include an appropriate range of facilities to serve the needs of the communities that will emerge. New housing development can also be a catalyst for the introduction of facilities into existing neighbourhoods where there is currently a lack of provision. Whilst this can be contentious, with the requirement for provision being known early in the planning process and sensitive design, the long term benefits of such provision can be achieved.

7.6 The creation of large areas in the City where housing is the sole use is to be avoided. However, we need to ensure that the amenity of existing and proposed residential areas is not adversely affected by inappropriate development. What constitutes inappropriate development will vary depending on the existing nature and character of the area. For example, the standard of residential amenity that might be expected in the City Centre will differ from that in the inner city which in turn will differ from that in a suburban residential estate.

POLICY 1: VIBRANT AND SUSTAINABLE COMMUNITIES

The City Council will promote vibrant communities, encouraging the development of an appropriate range of services and facilities close to and within housing areas. New development should be in accordance with other policies in the Plan and seek to minimise any affect on the environmental quality enjoyed by local residents by virtue of design, layout, parking and traffic movement issues, noise or smell. back to contents page Dundee Local Plan Review 2005 17 8 HOUSING LAND RELEASE

8.1 The Dundee and Angus Structure Plan sets the strategic context for the release of housing land and offers broad guidance on the scale and location of development. It is the purpose of this Local Plan Review to interpret this strategic guidance and allocate specific sites for housing development. In addition the Local Plan is required to set an appropriate policy framework for the consideration of housing development proposals on sites not allocated for this use. The Dundee and Angus Structure Plan, once again, sets a strategic context for this.

8.2 The improvement of the housing stock in the City is important. Better housing conditions will improve the quality of life of the City’s residents. The availability of quality living opportunities is an important means by which more people can be encouraged to live in Dundee, and is therefore a key element of the approach to tackling population out migration. Investment in new housing is also important in area regeneration initiatives in the City.

8.3 Against the background of population decline and no projected growth in the number of households demand for housing is limited. It is the strategy of the Local Plan to focus investment in new housing towards locations where maximum benefit for the City can be achieved. In accordance with national and strategic guidance, the Local Plan affords priority to the reuse of brownfield sites. In particular, under the direction of the Structure Plan attention is focused on investment to create popular mixed tenure communities in Central Dundee, the Stobswell/Baxter Park area and the Caird suburb in the north west of the City. In order to improve the range and choice of housing opportunity that exists in the City, the Dundee and Angus Structure Plan also advocates modest greenfield land release. Dundee Western Gateway is a focus for this investment, linked to the bringing forward of land for economic development purposes. Complementary to the strategy is the release of greenfield land in other parts of the City. However, in order to support the regeneration of brownfield sites in the City and development proposals in Dundee Western Gateway, greenfield release elsewhere requires to be controlled.

Effective Supply at Dundee & Angus Structure June 2001 Plan Allowance to 2011

Dundee City* 2,520 2495** Dundee Western Gateway - 750

* Excluding Dundee Western Gateway ** Greenfield additions limited to a maximum of 390

8.4 The approval of proposals to develop housing on sites not allocated in the Local Plan has the potential to deflect investment away from allocated sites. Whilst it is acknowledged that windfall sites will make an additional contribution to the brownfield supply, there is a need to manage the release of such land to ensure that housing investment is targeted towards areas to achieve maximum benefit. 18 Dundee Local Plan Review 2005 back to contents page 8.5 Development by Registered Social Landlords should not divert grant assistance away from land allocated for housing development or windfall sites within the Housing Investment Focus Areas identified in the Local Plan. Development outwith these priorities should be justified within the context of the Strategic Agreement between Communities Scotland and Dundee City Council that sets a framework for public investment in housing. During the Local Plan period, the Council will prepare a Local Housing Strategy that will provide further direction on priorities for investment in housing in the City.

8.6 Where planning permission for residential development is granted outwith the Housing Investment Focus Areas a condition may be imposed requiring that development commence within two years. Such a condition is appropriate to ensure that the supply of housing land is managed and that demand is focused on areas that will benefit most, in strategic terms, from new development.

8.7 In order to ensure that an appropriate effective supply of housing land in the City is maintained, the Council undertakes an annual audit of housing land in consultation with Communities Scotland and Homes for Scotland. Should this demonstrate any shortfall in the effective land supply it is important that further land release fully accords with the strategy of the Dundee and Angus Structure Plan and preference is given to the reuse of previously developed land. Proposals to develop greenfield land for housing purposes on sites not allocated in the Local Plan will only be supported where allocated sites are agreed not to be effective. Such land release should be of a scale and in locations consistent with strategic guidance contained in the Structure Plan.

POLICY 2: HOUSING LAND RELEASE

Proposals for housing land release additional to the Finalised Local Plan allocations will be acceptable where: a housing development is in accordance with all other policies in the Local Plan; and b it will make a positive contribution to quality and choice of housing available in the local area; and c it satisfies all of the housing standards contained in Appendix 1 of the Local Plan or those in any site planning brief approved by the City Council; and d it will improve tenure mix in areas where there is limited choice and contribute to wider community regeneration objectives.

Outwith the Housing Investment Focus Areas identified in the Local Plan, a condition may be imposed requiring that development commences within two years.

Proposals for additional greenfield land release will only be supported where allocated greenfield sites are agreed not to be effective and where the scale and location of development is in accordance with the strategy of the Structure Plan. back to contents page Dundee Local Plan Review 2005 19 9 HOUSING PROPOSALS

9.1 The Local Plan allocates land for housing development, the scale and location of which accords with the Dundee and Angus Structure Plan.

9.2 The allocation of brownfield sites for housing development in the Local Plan creates opportunities for improving the quality and choice of the housing available in many parts of the City. In the early part of the Plan period investment, particularly by the public sector, will be concentrated in the identified Housing Investment Focus Areas. It is also important that investment by the private sector is encouraged to secure the regeneration and improvement of communities throughout Dundee and the Local Plan allocates a range of sites of different sizes in diverse locations as a means of achieving this. A list of brownfield housing proposals is contained in Appendix 2.

9.3 Greenfield housing land allocations in the Local Plan are focused on sites in Dundee Western Gateway where the opportunity exists to create a high quality, village type residential environment. This accords with strategic guidance contained in the Dundee and Angus Structure Plan. The Council will give priority to the development of sites within this area to ensure that these are brought forward in the early part of the Plan period.

9.4 In support of development in Dundee Western Gateway the Structure Plan does not permit major greenfield proposals elsewhere in the Local Plan area that would seriously prejudice its implementation. Therefore, whilst the Local Plan proposes greenfield development in the north and east of the City in order to provide choice, the scale of allocations is strictly limited and is considered to be subsidiary to the development of the Western Gateway. The Council will therefore require to be satisfied that progress is being made on the implementation of the Western Gateway before consenting to additional greenfield development elsewhere. More detail on greenfield housing proposals is contained in Appendix 3.

9.5 The Council fully expects the allocations in the Local Plan to fulfil the housing land allowances in the Dundee and Angus Structure Plan of 750 houses in Dundee Western Gateway and 2,495 houses in the remaining Dundee City area, of which greenfield release is limited to 390 houses. Furthermore, there is an expectation that over the Plan period, brownfield sites will continue to emerge, for example former school sites created through advancement of the Council’s Public Private Partnership proposals for education; further demolition of surplus housing in the City; and through the advancement of more detailed strategies for the Stobswell and Central Waterfront areas of the City. However, in light of the need to manage the supply of land for housing in the City, it is important that proposals for windfall sites are considered within the context set by the Dundee and Angus Structure Plan and the policies of this Local Plan.

9.6 Sites proposed for brownfield and greenfield housing development are

20 Dundee Local Plan Review 2005 back to contents page indicated on the Proposals Map and listed in Appendices 2 and 3 respectively. There is a need to secure high quality in new housing development. In allocating land for development, the Local Plan offers guidance on layout and design in Appendix 1 that will be augmented, as appropriate.

9.7 The Local Plan sets out further details of the village housing proposals to the west and east of the City in Appendix 3. In addition, maximum site capacities are stated in respect of all greenfield allocations to ensure that the limits on land release contained in the Structure Plan are not exceeded.

9.8 In respect of brownfield development proposals, site capacities are not specified in the Local Plan as the achievement of good design is more important than fitting a particular number of dwellings into a site. However, the Council will prepare supplementary guidance on the issue of housing land. One of the purposes of this guidance will be to indicate all sites that contribute to meeting the housing land allowances in the Dundee and Angus Structure Plan, together with an assessment of their effectiveness. It is intended that this supplementary guidance together with the Housing Land Audit will be regularly reviewed to ensure that a minimum five year effective housing land supply is maintained at all times.

9.9 Appropriately detailed further guidance on the development of allocated sites will be provided in site planning briefs that the Council intends to prepare in consultation with local communities and other interested parties. In all instances, unless an exception is made in a site planning brief, housing development will be expected to comply with the standards for the Design of New Housing contained in Appendix 1.

POLICY 3A HOUSING PROPOSALS

Sites identified in Appendix 2 and 3 are reserved for housing and should not be developed for other uses. The Council will ensure the maintenance of a five year effective land supply at all times, to be monitored through the annual Housing Land Audit Process.

back to contents page Dundee Local Plan Review 2005 21 10 HOUSING INVESTMENT FOCUS AREAS

10.1 The Dundee and Angus Structure Plan identifies the necessity for a residential response to Dundee’s population decline, involving intervention strategies at community level. The constraints, opportunities and needs of different parts of the City vary and the strategy of the Local Plan for development in each requires to reflect this. It is recognised that the scale of issues to be addressed in Dundee means that all neighbourhoods cannot be targeted at the same time. There is a need therefore, to target investment in new housing towards specific areas where strong opportunities exist to consolidate existing communities, mitigate further deterioration, and begin to lay the basis for addressing the wider problems in the City. The Structure Plan advocates that resources are focused to create popular, mixed tenure communities in locations that will increase choice for house purchasers in the City. This approach reflects the Strategic Agreement between Communities Scotland and Dundee City Council that promotes co- ordinated investment to achieve jointly identified priorities. During the Local Plan period the Strategic Agreement will be replaced by the Council’s first Local Housing Strategy, identifying housing priorities across all tenures and sectors of the market.

10.2 Central Dundee: “putting the heart back into the City” was the vision of the former City of Dundee District Council and a key influence of the land use approach taken in the Dundee Local Plan 1998. As part of the implementation of this vision, significant levels of new housing have been developed in and around the City Centre.

10.3 Increasing opportunities to live in the City Centre adds to the vitality of the area; increases security; and makes positive use of the upper floors of buildings. Increasing opportunities to live, work and play in a single location also reduces the need to travel. A vibrant, mixed use City Centre helps to create a positive impression of the City in the minds of residents and visitors alike, reinforcing the Regional role of Dundee.

22 Dundee Local Plan Review 2005 back to contents page 10.4 For the purpose of encouraging investment in housing in support of the role of the City Centre, it is appropriate that sites close to the central area are considered, the development of which will add to the quality and vitality of the City Centre. The current development of housing at City Quay successfully illustrates this point. Amongst other initiatives, this Local Plan seeks to extend residential development opportunities in appropriate parts of Blackness. Associated with the increasing amount of housing in Blackness is the need to secure complementary community facilities, including appropriate open space provision.

10.5 However, encouragement of residential use has to be balanced with the full range of other uses that are desirable and appropriate within the City Centre. In particular, it requires to be acknowledged that there is potential for conflict between City Centre uses such as pubs, restaurants and nightclubs and residential accommodation. Where such potential exists, it may not be appropriate to support the introduction of residential use.

10.6 Stobswell/Baxter Park: the vision for this area is to build on the established character and attributes of this traditional Victorian neighbourhood, adjacent to the City Centre, that will be suited to the demands of the 21st Century. It will be an area that can sustain the needs of its present community and can attract new residents and investors into Stobswell and prosper.

10.7 The character of this area is mainly formed by the predominance of pre- 1919 tenement flats. In order to provide greater housing choice for existing residents, to attract newcomers and to address the environmental quality and image of the area, the strategy will include proposals for remodelling, integrating and selective demolition of the existing built forms. This strategy will have a direct effect on the residential and commercial amenities of the area such as better parking provision and domestic bin facilities as well as consideration of management initiatives such as factoring. There is a need to consider how the traditional tenement can be better interpreted to satisfy modern living requirements. A study to consider this issue has been commissioned by the Dundee Partnership. The Scottish Executive’s Housing Improvement Task Force is currently examining housing issues and may also make recommendations that might assist in advancing initiatives in this area.

10.8 New housing development in this area will complement investment in the Albert Street District Centre, road improvements and traffic management, the restoration of Baxter Park and the rebuilding of Morgan Academy.

10.9 Caird Suburb/North West: this represents the area north of the Kingsway and west of Forfar Road and includes Ardler, St. Mary’s, Kirkton, Downfield and Mill o’ Mains. The aim is to create a suburb with comparable attributes to other popular places in Dundee’s housing market area in order to compete in people’s housing choices. To help attract people to Dundee and persuade people to remain in the City, an back to contents page Dundee Local Plan Review 2005 23 alternative to the relatively expensive West End and Broughty Ferry suburbs is needed. This suburb will have the qualities found in stable areas of the City.

10.10 This area already contains established popular owner occupied locations and recent developments in and on the edge have sold and continue to sell well. In addition, Ardler is benefiting from New Housing Partnership funding to completely redevelop and transform it, and this includes mainstream private housing as well as low cost home ownership and social rented housing. Much of the other housing in the post war Council estates is either sold through right to buy or is relatively popular, with problematic areas remaining small.

10.11 Dundee Western Gateway: the west of Dundee presents a major opportunity to create a high quality, village type residential environment at the upper end of the housing market. Within this area the Dundee and Angus Structure Plan promotes an integrated development of housing, employment and associated community facilities. Much of this development will take place on greenfield land. However, over the Local Plan period there will be the opportunity to redevelop land and reuse certain existing buildings within the Liff Hospital estate.

10.12 The form of housing development proposed seeks, over time, to establish a small number of discrete but linked communities with supporting facilities that are accessible by a range of means of transport. This form of development will allow the separate identity of the existing villages in the Dundee Western Gateway area to be maintained, by avoiding coalescence.

10.13 Development in this area will be set within a strong landscape framework. Further tree planting will be encouraged in the early phases of development to help integrate the new housing into the landscape.

10.14 A range of supporting community facilities will require to be provided including open space, improved primary school provision, social infrastructure as well as opportunities for shops and other appropriate service uses. Other elements of physical infrastructure will also require to be improved, including access from the Swallow Roundabout, local roads and the drainage network. Contributions from housing developers will be sought towards these critical elements.

POLICY 3: HOUSING INVESTMENT FOCUS AREAS

The City Council will encourage investment in housing and related social and physical infrastructure in the Housing Investment Focus Areas identified on the Proposals Map, working in partnership with Communities Scotland and the private sector. More detailed development frameworks, masterplans and action plans for each of the focus areas will be brought forward as appropriate by the Council and will form supplementary guidance to this Local Plan.

24 Dundee Local Plan Review 2005 back to contents page 11 DESIGN OF NEW HOUSING

11.1 Promoting good quality new housing development is a key objective of this Local Plan.

11.2 Improving the poorest housing conditions in the City is a crucial means of tackling social exclusion. Improving housing opportunities can also play a significant role in encouraging more people to live in the City, thus stemming population decline. The availability of quality housing across all tenures is critical to ensuring that all Dundee’s citizens enjoy a high quality of life.

11.3 Against a background of no projected household growth, new housing development will lead to the least popular stock in the least popular locations becoming surplus. This situation is only sustainable if the quality of new housing provided significantly exceeds that which will become surplus. New housing must better reflect the aspirations of today’s households and be of a quality that will last.

11.4 With a surplus housing situation, “town cramming” is neither necessary nor desirable. More time is now spent in the residential environment and people’s expectations of their homes are constantly growing. People increasingly work from home; people entertain more from home; gardens are used for a wider range of activities including leisure, clothes drying, gardening and secure and convenient children’s play; and parking and garaging are increasingly required.

11.5 New housing should offer flexibility in use and be capable of adapting to the changing needs of households over time. Generous standards in new housing provision both internally and externally are therefore essential.

11.6 Dundee currently has a high proportion of small flats. As households increasingly aspire to live in a house, there is a mismatch between supply and demand. New housing development must improve the range and choice of housing available in the City. The Dundee and Angus Structure Plan requires this Local Plan to establish an appropriate policy framework that encourages the development of houses rather than flats.

11.7 It is appropriate that the City Council sets general standards that it expects new development to achieve. These quantitative standards are set out in Appendix 1 of this Plan. Uniformity of provision is to be avoided. Particular sites may lend themselves to particular types of development and new developments must satisfy different sectors of the housing market. It is recognised that in certain very small scale development proposals, compliance with Appendix 1 is not practical. In such instances, some flexibility will exist where the proposal is of exceptional quality.

11.8 As well as satisfying the needs and aspirations of prospective occupiers, new housing should make a positive contribution to the urban environment. Compliance with the quantitative standards alone is not a guarantee of quality in new housing development. The Dundee Urban Design Guide complements the Local Plan’s quantitative standards. back to contents page Dundee Local Plan Review 2005 25 This sets out the Council’s urban design principles as a framework within which a qualitative assessment of development proposals can be made. Other policies in this Local Plan including Policy 12 Sub- division of Houses, Policy 15 Development in Garden Ground and Policy 55 Urban Design give further guidance in respect of new housing development.

11.9 In addition to matters of design and layout, incorporating measures that promote safety and security will further assist in ensuring good standards in new housing development. In this regard, Dundee City Council is keen to encourage housing developments to accord with the “Secured by Design” scheme promoted by the Police force. Furthermore, in seeking to promote road safety within developments, new residential streets should be designed to promote low vehicle speeds of 20 m.p.h. or less.

11.10 Energy efficiency is a further consideration in good design. Whilst the influence of land use planning does not extend to matters such as insulation, better siting and orientation, these can bring significant benefit to the energy efficiency of new homes.

11.11 The layout and design of new housing can also complement efforts to encourage sustainable waste management practices. Factors to consider include the use of Sustainable Drainage Systems, the provision of adequate bin storage areas to assist recycling, including composting, and minimising waste in the construction and operation of the development.

26 Dundee Local Plan Review 2005 back to contents page POLICY 4: DESIGN OF NEW HOUSING

The design and layout of all new housing in Dundee should be of a high quality. As a basis for achieving this, new development will be required to conform to the Design Standards contained in Appendix 1 of this Local Plan unless: a the City Council, through either site allocation in the Local Plan or site planning briefs, considers it appropriate to vary the standards to reflect the constraints or opportunities offered by the development of a particular site; or b the proposal is within an established low density residential area, in which case the density of the new development should reflect this and more generous external space standards will be required.

New housing development should also have regard to the principles of the City Council’s Urban Design Guide.

In addition, new housing development should meet “Secured by Design” standards. New residential streets should be designed to promote low vehicle speeds of 20 m.p.h. or less. New housing should have regard to opportunities to maximise energy efficiency and promote sustainable waste management.

Where conversion of a listed building or other building worthy of retention is proposed, there may be limited flexibility in applying parking and garden ground requirements where compliance is impractical. The development of flats through conversions of buildings of merit may also be acceptable where conversion to flats is the only appropriate action.

back to contents page Dundee Local Plan Review 2005 27 12 OPEN SPACE PROVISION AS PART OF NEW HOUSING DEVELOPMENTS

12.1 As well as protecting existing open spaces, the Plan must secure appropriate provision as part of new housing consents to ensure a suitable range and distribution of open space that meets the needs of households. The Council will update the existing open space audit and undertake a detailed assessment of open space supply and future needs to fully establish appropriate provision requirements and priorities over the plan period. This will inform the preparation of Supplementary Guidance which will help regulate future levels of open space in Dundee.

12.2 Supplementary Guidance will identify deficiencies in the quality or supply of open space which the Council will seek to address through planning consents and joint working with its main partners. For example, the provision of new open spaces with a range of functions will considerably improve the amenity of former non-residential areas in the inner city, such as Blackness, as they continue to become redeveloped for housing.

12.3 Essentially, the Supplementary Guidance will indicate the circumstances in which open space provision will be required, whether this should be on or off site, the likely levels of developer contributions for off site provision and the extent of any commuted payments for open space maintenance. Any developer contributions will be regulated wherever possible through planning conditions rather than Section 75 Agreements. Although the Supplementary Guidance will not have the same status as the Local Plan, it will constitute a material consideration in determining planning applications and will offer clarity, certainty and transparency to prospective housing developers.

12.4 New spaces should be designed according to their intended use or function. They should also be conducive to slowing down rainwater run off and improving local biodiversity by incorporating Sustainable Drainage techniques and soft landscaping such as native tree planting, urban woodland or wildflower meadows. Detailed design advice will be contained in Supplementary Guidance. In addition, developers must secure appropriate maintenance of all new open spaces in accordance with Policy 67 to ensure the long term success and continuing value of provision in years to come.

12.5 Whether on or off site, new or improved spaces must be suitably linked into an overall network which allows people to explore the City on foot, by bike, or by a combination of sustainable travel modes. Ultimately, the open space network will enhance the natural setting of Dundee and its environment, whilst allowing increased public enjoyment of the outdoors.

28 Dundee Local Plan Review 2005 back to contents page POLICY 5: OPEN SPACE PROVISION AS PART OF NEW HOUSING DEVELOPMENTS

As a matter of priority, the Council will update and evaluate the existing open space audit for Dundee to enable a rigorous and rounded analysis of established supply and future needs in the city. A strategy statement in the form of Supplementary Guidance will establish clear policies for the future provision and management of open space along with priorities to address any identified deficiencies in supply, distribution and/or quality. This will also establish the level of any developer contributions required to provide open space as part of new developments.

New spaces must be carefully designed and should support local biodiversity, accommodate sustainable drainage systems where appropriate, and promote environmental education. Future maintenance of open space in new housing developments will be secured in accordance with Policy 67 of the Local Plan.

In addition, major housing proposals will be required to ensure that new open space is well integrated with the existing open space network by incorporating green access corridors which link up with existing path networks and open spaces, to allow ease of movement for pedestrians, wheelchair users and cyclists.

12.6 There is a particular need to improve the supply, quality and accessibility of open space provision in the inner city. The Council will seek to alleviate open space deficiencies through planning consents for new housing or housing conversions. Open space improvements will be prioritised in Blackness in the first instance, as part of the ongoing regeneration in this former non-residential area. An area shown on the Proposals Map has been allocated for off site open space provision. Several other opportunities will be identified in Blackness within Supplementary Guidance.

POLICY 6 : OPEN SPACE PROVISION WITHIN THE INNER CITY

Housing developments will be required to improve the supply, quality and accessibility of open spaces in the inner city to overcome existing deficiencies and aspire to minimum standards contained in Supplementary Guidance. The Council may seek on-site provision or developer contributions towards the creation or improvement of off-site provision, depending upon the size of the development and the types of deficiencies identified in Supplementary Guidance.

POLICY 6A : OPEN SPACE IMPROVEMENTS WITHIN BLACKNESS

The Council will examine opportunities to overcome particular deficiencies in the supply of open space within the former non-residential area of Blackness. Developer contributions will be secured to allow the creation of off-site open space in this area in accordance with Supplementary Guidance to be prepared. back to contents page Dundee Local Plan Review 2005 29 12.7 The Council will also promote the creation of a new Village Park within the Western Gateway to meet the recreational needs of the community and fulfil the requirements of the Western Gateway Concept Plan. As Part 1 of this Plan more fully explains, the Council will undertake a comprehensive audit and assessment of open space in Dundee, and prepare Supplementary Guidance to provide further detail to developers on this issue. The Council will fully consult on draft Supplementary Guidance. Should developers wish to implement the Park in advance of Supplementary Guidance being approved, the Council will require conformity with the National Playing Fields Association 6 Acre Standard.

POLICY 7: NEW VILLAGE RECREATION PARK WITHIN THE WESTERN GATEWAY

The Council will require the creation of a new Village Recreation Park within the Western Gateway and conditions will be applied to appropriate planning consents to ensure implementation of the new Park and its on going maintenance.

30 Dundee Local Plan Review 2005 back to contents page 13 LOCAL FACILITIES PROVISION IN MAJOR NEW HOUSING DEVELOPMENTS

13.1 If new communities are to be more sustainable and avoid unnecessary dependence on more distant facilities for routine service needs, then it is important that they have convenient access to local services and other community facilities. Integrating provision for small scale local shopping and facilities like cafes, pubs and takeaways is therefore important in large new housing developments. Experience has shown that if such facilities are not provided in the initial development phase, there can be problems in securing their provision at a later stage. The prior provision of these facilities can ensure that potential housebuyers are aware of their existence and location before committing to purchase.

POLICY 8: LOCAL FACILITIES PROVISION IN MAJOR NEW HOUSING DEVELOPMENTS

Proposals for major new housing developments will be required to incorporate prior provision for local shopping facilities and, where appropriate, other community facilities. Sites will be easily and safely accessible by a range of travel modes and linked to footpath and cycle networks. Where appropriate, they should also be linked to public transport routes. Planning agreements will be sought with developers to ensure the prior provision of local facilities.

back to contents page Dundee Local Plan Review 2005 31 14 STUDENT HOUSING

14.1 The availability of high quality student accommodation is an important element in maintaining the strong reputation of the City’s higher and further education institutions. Good quality accommodation can also be important in attracting tourists and conference business to Dundee outwith academic terms.

14.2 In the light of changing student preferences and the increasing requirements of Houses in Multiple Occupation licensing legislation, both Dundee University and the University of Abertay, Dundee are currently considering their student accommodation requirements. As part of this, existing provision on sites remote from the campus areas are to be disposed of and replacement provision on or close to campus areas is to be developed.

14.3 It is recognised that proposals for student accommodation will not satisfy the Council’s standards for mainstream housing development. Car ownership levels are much lower for students and the generally central location of provision is highly accessible by a range of transport modes. Parking requirements would be less than those required for other kinds of housing, with the actual amount depending on the outcome of a parking and accessibility assessment undertaken by the developer. Whilst pleasant, useable amenity space provision remains important, the specification of a minimum quantity is not appropriate. In terms of building form, student flats are acceptable, notwithstanding the Council’s general preference for houses. Nevertheless, the quality of design remains critical, particularly in sensitive locations and proposals should have regard to principles in the Council’s Urban Design Guide.

14.4 In order to justify flexibility in application of the Council’s housing design standards, controls on occupancy will be necessary. In addition, the City’s Universities keep under review the demand for student accommodation and it is important that supply is managed to guard against a surplus emerging.

14.5 The Local Plan identifies sites considered appropriate for the development of student accommodation in and close to the campus areas of the two Universities. In some instances other uses on these sites may also be acceptable. Proposals to develop student housing on other sites within reasonable walking distance of the Universities may also be supported where this use is in accordance with other Local Plan policies. Site planning briefs will be prepared by the Council for sites as appropriate.

32 Dundee Local Plan Review 2005 back to contents page POLICY 9 – STUDENT HOUSING

Sites identified on the Proposals Map are considered appropriate for the development of student housing. In addition, student housing proposals on sites within fifteen minutes walking distance of the Universities will be supported where this is in accordance with other Local Plan policies. A Section 75 Agreement will be required to restrict occupancy to students unless a higher education institution was a partner in the proposed development, in which case planning conditions would be appropriate. Given the prominent location of many sites close to the City’s Universities, it is important that development proposals are of a very high quality design. Adequate car parking should be provided based on a parking and accessibility assessment that takes account of factors identified in the Addendum to National Planning Policy Guideline 17 - Transport and Planning Maximum Parking Standards, including the need to avoid overspill parking on surrounding streets. Secure bike storage facilities should be included in all proposals.

back to contents page Dundee Local Plan Review 2005 33 15 NON-MAINSTREAM RESIDENTIAL USES

15.1 Non-mainstream residential uses are important in providing the full range of living choices in the City and are critical in meeting the housing needs of particular groups in society. For the purpose of the Local Plan such uses include sheltered housing, residential and nursing homes, and housing for people with special needs.

15.2 Non-mainstream housing can have specific requirements. As well as perhaps the need for proximity to a range of services and facilities, such developments may require housing of a specific form. Because of these particular requirements, the City Council recognises that it is often neither possible nor appropriate that non-mainstream housing developments satisfy the Local Plan’s housing design standards in respect of the mix between flats and houses, number of bedrooms and parking provision. Notwithstanding this, it remains important that appropriate levels of parking and amenity space are provided.

15.3 With an ageing population, demand for particular types of non- mainstream housing in the City may increase. Care in the Community may also necessitate other types of special needs housing. Whilst the Council is keen to support this, to maintain balance in any community there should not be an excessive concentration of non-mainstream housing in a particular area.

POLICY 10: NON-MAINSTREAM RESIDENTIAL USES

Proposals for the development of non-mainstream residential uses will be supported where: a a good quality residential environment will be created for residents and the proposal does not impact adversely on the amenity of neighbours by virtue of design, overshadowing, overlooking and parking; and b the site is well located to give access to a range of local services and facilities and is accessible by public transport; and c it will not lead to an excessive concentration of non-mainstream residential uses to the detriment of the character of the particular area; and d appropriate car parking provision is made relative to the needs of occupants, visitors and any support staff. In determining appropriate provision the availability of public transport and proximity of local services and facilities will be considered; and e appropriate amenity space is provided in a sheltered, private location that is sunny for most of the day; and f the design reflects the scale, massing and materials of adjacent buildings.

34 Dundee Local Plan Review 2005 back to contents page 16 HOUSES IN MULTIPLE OCCUPATION

16.1 Houses in Multiple Occupation (HMOs) meet a need for student and single person accommodation and as such are an important part of the City’s housing stock.

16.2 Houses in multiple occupation in the City require to be licensed by the City Council. To be classed as a licensable HMO the accommodation must be the only or principal residence of a specified number of people who are not members of the same family or of one or other of two families. The specified number in the licensing scheme started, on 1 October 2000, at six or more and will reduce annually until it reaches the minimum level of 3 or more.

16.3 This licensing of HMOs is not to be confused with the land use issues associated with the use of properties for this purpose. Multiple occupancy intensifies pressure on amenity, particularly mutual areas and parking, and can increase the prospect of disturbance and nuisance. Notwithstanding these issues it would be unreasonable to exclude HMOs from the City where there is a variety of housing convenient for higher education establishments and where some properties are too large for modern family occupation.

16.4 In land use planning terms, the concern is where there is a material change to the use of the property. Planning permission is required for the use of a house by six or more unrelated people, including a household where care is provided for the residents. In determining the use of a flat as a HMO however, it is a matter of fact and degree whether the nature of the use is materially different from that of a family flat. In most instances, occupation by four or five unrelated people living together is likely to be materially different from family use on account of the independent lifestyles of individual occupants.

16.5 Previous policy approaches have sought to restrict the granting of planning permission for a new HMO within a specific distance of an existing HMO. However, this approach lacks the flexibility to take account of the range of residential environments that exist in the City and is open to challenge. In essence, non-compliance with a distance restriction alone would not be a reasonable ground for the refusal of planning permission if it could be satisfied that the proposal would not significantly affect residential amenity.

16.6 The Council intends to produce Supplementary Planning Guidance on the matter of HMOs. This Guidance will clarify the Council’s responsibilities as both planning and licensing authority and give further detail as appropriate to the factors that will be considered in the determination of planning applications for HMOs.

back to contents page Dundee Local Plan Review 2005 35 POLICY 11: HOUSES IN MULTIPLE OCCUPATION

Proposals for multiple occupation of a dwelling that require planning permission will only be supported where: a it does not involve the change of use of a tenement flat or other form of flat with a common stair or a shared entrance, unless within the City Centre; and b it will not be detrimental to traffic or pedestrian safety on account of increased parking pressures; and c it will not have a detrimental impact on residential amenity. In this regard each proposal must provide adequate refuse storage space, garden ground and car parking. Where dedicated car parking cannot be provided the proposal must not exacerbate existing parking problems in the local area; and d it will not result in an excessive concentration of such uses to the detriment of the character of the local area.

36 Dundee Local Plan Review 2005 back to contents page 17 SUB-DIVISION OF HOUSES

17.1 It is important that the City can offer a wide range of housing opportunities. Larger, traditional dwellings make an important contribution to the choice of housing available. However, in some of the more mature suburbs of the City where these larger properties exist, strong demand has led to pressure for their subdivision. As well as the loss of larger properties from the housing stock, the subdivision of a house can impact adversely on the character of the surrounding area due, for example, to increased demand for parking and more intensive use of garden areas. To avoid over sub-division of properties it is appropriate that certain of the requirements of Appendix 1 Design of New Housing are increased.

POLICY 12: SUB-DIVISION OF HOUSES

The sub-division of houses will only be permitted if all of the following criteria are met: a each unit has a minimum of 5 habitable rooms, 2 parking spaces within the curtilage and useable garden ground of 120 square metres or 50 square metres if within the inner city; and b the proposal does not involve an extension, through either conversion of non-residential accommodation or new build, of more than 30% of the existing floorspace; and c all units should have a pleasant aspect and surrounding residential environment with main living areas being located to the front of the house

The above criteria may be applied flexibly where this is necessary to preserve the architectural integrity of a listed building.

back to contents page Dundee Local Plan Review 2005 37 18 ROOFSPACE AND BASEMENT DEVELOPMENT

18.1 The City’s older tenement streets generally suffer problems of parking and a lack of amenity space. Increasing the number of flats in an area by developing in the roofspace or basement of a property can bring further pressure. It is therefore appropriate that this form of development is controlled.

POLICY 13: ROOFSPACE AND BASEMENT DEVELOPMENT

The development of new and separate dwellings in the roofspaces or basements of buildings will not be permitted unless: a some use has previously been made of the space as living accommodation; or b comprehensive conversion of a building is proposed with supporting facilities, for example, off street parking and improved amenity space.

38 Dundee Local Plan Review 2005 back to contents page 19 ALTERATIONS AND EXTENSIONS TO HOUSES

19.1 There is a history of houses being extended to meet the changing demands and aspirations of householders. Such developments include dormers, porches, conservatories and single storey additions. Whilst extensions are a sign of a stable community in which people wish to remain, their impact on the property, neighbouring property and the surrounding area requires careful consideration. Alterations and extensions to households will also be expected to comply with supplementary guidelines that the City Council intends to produce relating to daylight and overshadowing.

POLICY 14: ALTERATIONS AND EXTENSIONS TO HOUSES

Proposals to alter or extend existing dwellinghouses will be only be permitted where: a there is no adverse impact on the appearance of prominent elevations of the house; and b there is no significant loss of sunlight, daylight or privacy to the occupants of neighbouring properties; and c more than 50% of the original useable garden area will be retained; and d the design and materials respect the character of the existing building.

back to contents page Dundee Local Plan Review 2005 39 20 DEVELOPMENT IN GARDEN GROUND

20.1 Throughout the City there are a number of areas characterised by villas set in large garden grounds with mature planting. Pressure to develop new houses in garden grounds threatens the character of these areas. To protect the architectural appearance and landscape features of low density parts of the City, a range of criteria have been established that development proposals in garden ground should satisfy. It should be noted that in light of previous developments of this nature, the scope for acceptable new development in garden ground is limited. Policy 4 Design of New Housing and associated Appendix 1 provide further guidance on new housing development standards that residential developments must comply with.

POLICY 15: DEVELOPMENT IN GARDEN GROUND

Developments in garden ground will be required to satisfy the following criteria. Planning applications must contain sufficient detail to enable their consideration under each point: a the proposal is of high quality design and uses materials appropriate to its surroundings; and b the total footprint of new buildings does not exceed one and a half times the footprint of the original main house unless there has already been development within the garden ground exceeding this limit and where further development would not detrimentally affect the appearance and character as now exists; and c notwithstanding the above, the final proportion of ground covered by buildings, hard-standings, garages etc. must not amount to more than 40% of the original house and garden (*) with at least 60% cultivatable garden ground; and d prevailing densities in the area are respected; and e no new building is proposed in front of the main elevation of the original house; extensions exceeding 20% of the volume of the original building will only be acceptable if designed in such a way as to appear independent and linked discreetly to the original house; and f prominent frontages and elevations of architectural character on the original house will remain largely intact; and g the proposal conforms to the Council’s non-statutory guidance on Breaches in Boundary Walls; and h a full tree survey is submitted along with the planning application to enable a comprehensive landscape assessment to be undertaken. Ultimately, the need to retain existing trees and landscape features may override the above criteria; and i where development is permitted, new tree planting and landscaping will be required which should reflect, and where appropriate enhance, the character and stature of that already existing.

(*) The “original house and garden” is defined as the house, its service area and garden as existed in 1947, information as regards which will require to be submitted with the planning application. 40 Dundee Local Plan Review 2005 back to contents page 21 CENTRAL WATERFRONT

21.1 The shortcomings of Dundee’s Central Waterfront Area have for some time been a source of concern. Particular attention has focused on the failure to capitalise more fully on the City’s enviable riverfront setting and on the separation of the City Centre from the river. The Dundee Partnership appointed consultants to devise options for reintegrating The Central Waterfront with the City Centre within a 30 year time frame. Following extensive consultations on a range of options the Partnership agreed on a final Masterplan for the area. This sets out an integrated package of measures to address the negative impact associated with the existing roads and ramps in the in the Central Waterfront area while retaining appropriate provision for vehicular access and through traffic. The main elements of the package are as follows: · extending the City Centre down to the Waterfront; · creating a new street pattern; · improving provision for walking, cycling and buses; · reducing the effect of cars and parking; · removing some of the Tay Road Bridge ramps; · creating a pair of east/west tree lined boulevards; · providing sites for a variety of mixed use developments; · forming a new civic space and re-opened dock; and · providing a new rail station and arrival square.

21.2 Implementing the Masterplan depends on guiding and controlling future development within the Central Waterfront area, providing key elements of infrastructure and ensuring that suitable funding mechanisms are available to deliver the overall project. The Local Plan has an important role in providing a statutory framework for the site to ensure that future proposals for development within the area are consistent with the provisions of the Masterplan.

21.3 Forth Properties have commissioned consultants to reappraise the existing masterplan for City Quay. In progressing future development opportunities an important consideration will be an assessment of the market for a range of uses of land and buildings within the site. Recent housing development has demonstrated the popularity of this location and further opportunities are considered to exist. Other potential uses that will be considered appropriate include business uses, recreation, leisure, heritage and tourism.

21.4 Around Victoria Dock there is a considerable and unique collection of listed buildings. An important consideration in the masterplan will be the advancement of appropriate proposals in respect of these listed buildings.

21.5 Given the proximity of City Quay to the Central Waterfront area it is important that development proposals, particularly at the west of the site, respect the Central Waterfront masterplan that has been approved by the City Council. back to contents page Dundee Local Plan Review 2005 41 POLICY 16: CENTRAL WATERFRONT

The City Council will support, in principle, development proposals which comply with the Dundee Central Waterfront Development Masterplan 2001- 2031. Proposals conflicting with the Masterplan will not be in conformity with the Local Plan.

42 Dundee Local Plan Review 2005 back to contents page 21A CITY QUAY

21A.1 Forth Properties have commissioned consultants to reappraise the existing masterplan for City Quay. In progressing future development opportunities an important consideration will be an assessment of the market for a range of uses of land and buildings within the site. Recent housing development has demonstrated the popularity of this location and further opportunities are considered to exist. Other potential uses that will be considered appropriate include business uses, recreation, leisure, heritage and tourism.

21A.2 Around Victoria Dock there is a considerable and unique collection of listed buildings. An important consideration in the masterplan will be the advancement of appropriate proposals in respect of these listed buildings.

21A.3 Given the proximity of City Quay to the Central Waterfront area it is important that development proposals, particularly at the west of the site, respect the Central Waterfront masterplan that has been approved by the City Council.

POLICY 16A : CITY QUAY

The City Council will support, in principle, further residential development at City Quay together with other business recreation, leisure, heritage and tourism uses. An important consideration will be securing the appropriate reuse of listed buildings on the site. Development proposals should complement the Central Waterfront masterplan.

back to contents page Dundee Local Plan Review 2005 43 22 CULTURAL QUARTER

22.1 Over a number of years the south western sector of the City Centre has developed a growing role as a focus for cultural and related leisure activities. South Tay Street, West Port and the Nethergate form the nucleus of an area which also encompasses Dundee Contemporary Arts (DCA), Dundee Rep, the Sensation science centre and a number of speciality shops, restaurants, cafes and bars. This mix of uses and the close proximity of the Universities have combined to create an increasingly popular and lively environment. The Conservation Area status of most of the Cultural Quarter and its many listed buildings attest to the quality of the area’s built environment. There is scope to build on the popularity and qualities of this area to further develop its Cultural Quarter role. In addition to the benefits for the population of the City this offers scope to boost its tourist and visitor attraction and bring significant spin-off for the local economy. This requires a longer term vision for this area and a clear appreciation of the mix of uses needed to generate the vibrancy, interest and enjoyment vital to this concept.

22.2 A strategy is now in place to develop the Cultural Quarter over the next ten years and to achieve these aims. The Proposals Map provides a broad outline of the area considered to constitute the Cultural Quarter. However, it is recognised that proposals outwith this area could, where appropriate, contribute to the success of the Cultural Quarter.

POLICY 17: CULTURAL QUARTER

Within the Cultural Quarter uses and developments which will assist the further development of its role as a focus for cultural and related leisure and business activities will be encouraged. Proposals which would extend and improve the area’s representation of small scale independent and speciality retailers will also be encouraged. Proposals for the area will be viewed in terms of their contribution to the mix and diversity of uses and to their potential to enhance its visitor attraction.

Where appropriate, proposals outwith the area but capable of meeting these requirements may also be supported.

44 Dundee Local Plan Review 2005 back to contents page 23 MAJOR LEISURE USES

23.1 Major leisure developments like multiplex cinemas, bowling alleys, entertainment complexes and theatres can draw significant numbers of people. There are major advantages in ensuring that these uses are in locations accessible to the community as a whole and not heavily dependent on access by car. The City Centre and the District Centres have significant accessibility advantages and can themselves benefit from the diversity and visitor attraction potential of these uses. Proposals for leisure uses capable of strengthening the appeal and attraction of the City Centre and District Centres will be considered against the following policy:

POLICY 18: MAJOR LEISURE USES

The City Centre and District Centres will be the locations of first choice for major new leisure uses capable of contributing to their vitality and viability. Other than within the existing leisure parks at The Stack, Douglasfield and Camperdown, new freestanding out of centre proposals involving these uses will only be accepted where it can be established that: a no suitable site is available , in the first instance, within and thereafter on the edge of the City Centre or District Centres or within the existing leisure parks; and b the site is readily accessible by modes of transport other than the car; and c the proposal is consistent with other Local Plan policies.

Development proposals generating significant traffic must be supported by Transport Assessments and Travel Plans where necessary. Travel Plans will be implemented through appropriate planning conditions and/or other agreements.

Where appropriate, developments will require to include provision for measures to encourage convenient access by bus, bicycle and on foot. The incorporation of these measures into existing developments will also be encouraged and pursued.

back to contents page Dundee Local Plan Review 2005 45 24 PRIVATE DAY NURSERIES

24.1 Private day nurseries are important facilities, providing childcare and contributing towards meeting the early education needs of young children.

24.2 Promoting a good distribution of facilities is beneficial in terms of convenience to parents and guardians of children attending nurseries as well as contributing to the Council’s transportation objectives. In this regard, a policy approach that supports nursery proposals close to homes and workplaces together with other accessible locations is appropriate. In order to secure the objective of a good distribution of facilities there is a need to adopt a policy approach that limits concentrations of nursery provision in locations.

24.3 As well as locational factors, planning policy can positively influence the quality and safety of the facilities provided, for example by requiring high quality outdoor play space provision and adequate levels of car parking and dropping off space. This Local Plan promotes a balanced approach that facilitates the development of nurseries in a range of locations convenient to home and work place whilst achieving high quality provision without detriment to the amenity of neighbouring occupiers or other policy objectives. Guidelines covering the requirements of nursery developments in different parts of the City are contained in Appendix 4 of this Local Plan.

POLICY 19: PRIVATE DAY NURSERIES

In support of the development of well located nurseries offering good quality facilities in a pleasant surrounding environment, planning permission will only be granted where proposals are in accordance with the guidelines contained in Appendix 4 of the Local Plan. In general proposals that provide for more than 50 full time places (or equivalent) will not be supported, nor will sites on major or heavily trafficked roads be considered suitable. Nursery premises should be situated wholly or predominantly on the ground floor and should have ground floor access, including ramped access suitable for wheelchairs and pushchairs. Tenement buildings/flatted accommodation are not considered suitable. Adequate sound insulation to the satisfaction of the Director of Environment and Consumer Protection should be provided.

46 Dundee Local Plan Review 2005 back to contents page 25 FUNDING OF ON AND OFF SITE INFRASTRUCTURE PROVISION

25.1 Infrastructure provision, for example roads, schools, open space, street lighting and drainage, is a necessary part of most development proposals. However, responsibility for the costs of infrastructure provision is a matter that can often lead to debate.

25.2 As part of the development process it is normal for the developer to meet the capital costs for infrastructure such as roads, footways and street lighting within the site area of the development. In some instances, the impact upon the infrastructure extends beyond the boundaries of the development site. These impacts include the provision of smaller scale but no less significant elements such as off site street lighting and dropped kerbs. Meeting the demand for improved infrastructure can put additional burdens on the resources of the Council and other service providers and raise expectations that cannot always be met.

25.3 In these instances, where it can be recognised that the need for infrastructure improvement or provision in a surrounding area is as a result of the development of a site within the area, it would not be unreasonable to expect the development to make a contribution to these improvements.

25.4 Planning agreements have a role to play in securing funds for meeting infrastructure costs. Planning agreements entered into by the Local Planning Authority under Section 75 of the Town and Country Planning (Scotland) Act 1997 are used to facilitate development by enabling issues to be dealt with that would otherwise have meant that planning permission could not have been granted. They can be used to secure “planning gain” also. There is common acknowledgement that such agreements should be given context through the Development Plan, be clearly justified to deliver planning and transport objectives, and that the system should be transparent.

25.5 The Scottish Executive in Circular 12/1996 has identified a number of criteria that planning agreements should meet: a planning purpose: the agreement should serve a planning purpose related to the use and development of land; b relationship to the proposed development: the agreement should relate to the consequences of the proposed development; c scale and kind: requirements of the agreement should be appropriate to the consequences of the proposed development and not include requirements the need for which does not wholly or substantially arise from the proposed development; and d reasonableness: is the agreement reasonable in the circumstances.

25.6 Implementation Policy 1 of the Dundee and Angus Structure Plan requires that Local Plans identify where the use of planning agreements may be appropriate to secure developer contributions towards the provision of infrastructure, community facilities and services. back to contents page Dundee Local Plan Review 2005 47 25.7 It is recognised that the need for investment in infrastructure improvements principally arises from new residential development. Where possible, the need for developer contributions has been identified through site allocation. Where appropriate Site Planning Briefs will also identify elements of infrastructure investment necessitated by site development.

POLICY 20: FUNDING OF ON AND OFF SITE INFRASTRUCTURE PROVISION

Within the context of Circular 12/1996 the City Council, where necessary and appropriate, will seek to secure developer contributions towards the cost of infrastructure provision both on and off site.

48 Dundee Local Plan Review 2005 back to contents page WORKING IN DUNDEE

SECTION POLICY/PROPOSAL page

26 Economic Development Land Supply Policy 21 : Economic Development Land 49 Supply 27 High Amenity Economic Development Policy 22 : High Amenity Economic 50 Areas Development Areas 28 Dundee Western Gateway Business Proposal 2 : Dundee Western Gateway 51 Development Site Business Development Site 29 Digital Media Park Policy 23 : Digital Media Park 52 30 Principal Economic Development Areas Policy 24 : Principal Economic Development 54 Areas 31 Claverhouse Business Park Proposal 3 : Claverhouse Business Park 55 32 Dunsinane Revitalisation Policy 25 : Dunsinane Revitalisation 57 33 Linlathen Economic Development Site Proposal 4 : Linlathen Economic Development 58 Site 34 General Economic Development Areas Policy 26 : General Economic Development 60 Areas Policy 26A : The Gas Holder Site, Dock Street 61 35 Ancillary Services within Economic Policy 27 : Ancillary Services within 62 Development Areas Economic Development Areas 36 Higher Education Development Policy 28 : Higher Education Development 63 37 Major Institution Masterplans Policy 29 : Major Institution Masterplans 64 38 Visitor Accommodation Policy 30 : Visitor Accommodation 65 39 Compulsory Purchase Powers Policy 31 : Compulsory Purchase Powers 66 40 Open Space Provision as Part of Major Policy 32 : Open Space Provision as Part of 67 Economic Developments Major Economic Developments Policy 33 : New Village Recreation Park in 67 the Western Gateway 26 ECONOMIC DEVELOPMENT LAND SUPPLY

26.1 Economic Development Areas are capable of providing employment opportunities and benefits to the local economy. The availability of economic development opportunities is an important means by which more people can be encouraged to work and live in Dundee. The retention and creation of jobs, remains a priority for the City. Investment in economic development is also important in area regeneration initiatives. It is the strategy of the Local Plan to focus investment towards locations where maximum benefit for the City can be achieved.

26.2 A range of sites should be available at any given time to ensure that Dundee remains a competitive location and to encourage business investment within the City area. This reflects guidance in both Scottish Planning Policy 2, Economic Development and the Dundee and Angus Structure Plan.

26.3 The Structure Plan identifies both the overall amount of land required for this purpose during the Plan period and key locations that represent the optimum choice, both in terms of accessibility and distribution, to provide the range required.

26.4 The Local Plan identifies the following different categories of economic development areas: High Amenity Sites; Principal Economic Development Areas; and General Economic Development Areas

26.5 The different categories of site reflect both the types of appropriate economic development and its location in relation to environmental and amenity considerations.

26.6 These land allocations will be regularly reviewed to ensure that the designations remain marketable. Reviews will assist in the transfer of land to suitable alternative uses and will take account of business and industrial opportunities as they arise.

POLICY 21: ECONOMIC DEVELOPMENT LAND SUPPLY

In accordance with the Dundee and Angus Structure Plan, the Council will maintain a supply of at least 110 hectares serviceable, effective and marketable land for economic development. The supply is to be safeguarded for uses within Classes 4 “Business”, 5 “General Industry” and 6 “Storage and Distribution”.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 49 27 HIGH AMENITY ECONOMIC DEVELOPMENT AREAS

27.1 High Amenity Sites provide a prestigious location in high quality landscaped settings, generally located adjacent to main routes. It is important that these locations are safeguarded from alternative forms of development, as they provide the potential for inward investment and the growth of indigenous industry. These locations are particularly suitable for Class 4 (Business) Use.

27.2 Dundee Technology Park, the Ninewells Medi-Park, the Hawkhill Technopole and the Railyards Digital Media Park are regarded as high amenity business locations. The Technology Park provides a distinctive environment ideal for specialist business, the Ninewells Medi-Park ensures that there is a well located opportunity for expansion in the field of medical and biological research, while the Technopole provides smaller scale accommodation close to Dundee University. These areas are safeguarded for Business uses. In addition, the existing extension to Dundee Technology Park at Balgarthno will continue to be allocated for high amenity business development.

POLICY 22: HIGH AMENITY ECONOMIC DEVELOPMENT AREAS

The Council will encourage the establishment and retention of uses within Class 4 (Business) within the high amenity sites as identified on the Proposals Map. Exceptions where defined in Policy 27 (Ancillary Services within Economic Areas), will only be considered favourably where it can be demonstrated that the development will enhance the attractiveness of the area for business investment.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997)

50 Dundee Local Plan Review 2005 back to contents page 28 DUNDEE WESTERN GATEWAY BUSINESS DEVELOPMENT SITE

28.1 The Structure Plan requires the Local Plan to allocate a large, high amenity strategic site within the Dundee Western Gateway area because of its ideal location both in terms of accessibility to the central belt of Scotland and the existing, internationally recognised ‘cluster’ of high technology and biotechnology operations represented by the University of Dundee, Ninewells Teaching Hospital and the Scottish Crop Research Institute. This site is capable of meeting the criteria identified in Scottish Planning Policy 2, Economic Development, in relation to supporting the development of the knowledge-based economy and its promotion will be pursued in association with Scottish Enterprise Tayside. This site is the only one identified for this purpose in the Dundee and Angus Structure Plan area and one of very few in the north east of Scotland as a whole.

28.2 This prestigious location is equally suitable for marketing for smaller scale developments particularly those wishing to take advantage of the ‘cluster’ opportunities afforded by existing developments.

28.3 Advance planting will be required to ensure that development will be set within a strong landscape framework well integrated into the landscape. The prominent location of this site at an important gateway to the City demands that development is designed to minimise impact on the environment. Development must give due consideration to opportunities to enhance the natural environment.

28.4 The incorporation of business development within the wider proposals at the Western Gateway creates opportunities to live, work and relax without the need for significant travel. In support of new development, additional travel needs require to be accommodated. As such, it is important that different transport modes can access the area to ensure that efficiency and sustainable practices are maintained.

PROPOSAL 2: DUNDEE WESTERN GATEWAY BUSINESS DEVELOPMENT SITE

A site of approximately 50 hectares is identified on the Proposals Map for a high amenity Class 4 business development. Class 5 development may be considered in exceptional circumstances. This site will incorporate approximately 30 hectares for a single user ‘Strategic Site’ development as well as approximately 20 hectares for business development with particular priority given to those seeking cluster locations. The identification of this site provides an opportunity for high quality business development, set within a strong landscape framework well integrated into the existing landscape. Advance planting will be required at the earliest stage of development.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 51 29 DIGITAL MEDIA PARK

29.1 A masterplan has been prepared for the former Railyards site proposing a mixed use development, the principal element of which is a digital media park. The masterplan identifies the need for an element of open space to be included and that other uses including student and mainstream housing are also appropriate.

29.2 The proximity of this site to Dundee University, the City Centre and the transportation network make this an excellent opportunity for future development of a sector in which Dundee already has recognised strengths.

29.3 The site has a major impact on those approaching the City by rail. Therefore, it is considered important that any development on this site should make a significant contribution to the improvement of the environment. In addition, part of the area is currently designated as a community wildlife site and a site of interest for nature conservation. As such, development proposals must give due consideration to the natural environment. Provision will also be made for a cycle route through the site linking with the Green Circular.

POLICY 23: DIGITAL MEDIA PARK

The Council will support the principle of development of a digital media park with an appropriate mixture of student and mainstream housing and open space on the former railyards site as identified on the Proposals Map. All development proposals for this site must have full regard to opportunities for maintaining and improving the quality of the built and natural environment. Reference should be made to Policy 70 (Semi-Natural Greenspaces of Local Nature Conservation Importance) in this Local Plan.

52 Dundee Local Plan Review 2005 back to contents page 30 PRINCIPAL ECONOMIC DEVELOPMENT AREAS

30.1 The City benefits from a number of well located and long established economic development areas that remain well suited for their purpose and capable of providing future opportunities either through their regeneration or modest expansion.

30.2 These sites range from the ‘Kingsway Corridor’ in the west through the Forfar Road sites in the north to the West Pitkerro, Claypotts and Linlathen sites to the east of the City.

30.3 Between them they offer a range of economic development options and make a substantial contribution to economic activity in the City.

30.4 The Structure Plan recognises the importance of these sites and safeguards and promotes them for future employment use purposes under Classes 4, 5 and 6 Use Classes Order 1997. Scottish Planning Policy 2, Economic Development, and the Structure Plan underline the important contribution of brownfield sites in economic development and positively support the regeneration of such locations. In addition, some small scale greenfield expansion of an existing proven and popular location is appropriate to maintain a range of choice.

30.5 These sites, with appropriate regeneration measures in some instances, can provide relatively high quality environments in locations that are proven to be highly suitable to both the transport network and their workforce accessibility.

back to contents page Dundee Local Plan Review 2005 53 POLICY 24: PRINCIPAL ECONOMIC DEVELOPMENT AREAS

Principal Economic Development Areas are of City-wide significance and as such will be safeguarded for industrial and business use. Uses outwith Classes 4 “Business”, 5 “General Industry” and 6 “Storage and Distribution” will be resisted. Exceptions where defined in Policy 27 (Ancillary Services within Economic Development Areas), will only be considered favourably where it can be demonstrated that the development will enhance the attractiveness of the area for further industrial and business investment.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997)

54 Dundee Local Plan Review 2005 back to contents page 31 CLAVERHOUSE BUSINESS PARK

31.1 The existing Claverhouse Industrial Park has proved to be a popular location for economic development. The original site west of Forfar Road is now largely developed and an extension on the east side of the road was identified in the Dundee Local Plan. Development of this site has now commenced.

31.2 In recognition of the past success and popularity of this location it is proposed to identify a limited amount of additional land at Claverhouse east of Forfar Road for economic development purposes.

PROPOSAL 3: CLAVERHOUSE BUSINESS PARK

To the east of the existing Claverhouse Business Park approximately 20 hectares of additional greenfield land is allocated for long term economic development within Use Classes 4, 5 and 6 of the Town and Country Planning (Use Classes) (Scotland) Order 1997. Exceptions defined in Policy 27 (Ancillary Services Within Economic Development Areas) will only be considered favourably where it can be demonstrated that the development will enhance the attractiveness of the area for further industrial and business investment.

Complementary landscaping will be required along the southern edge of Claverhouse Business Park, north of Cheviot Crescent, to ensure appropriate separation of employment and residential uses.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 55 32 DUNSINANE REVITALISATION

32.1 Dunsinane business area makes a significant contribution to the overall economic land supply for the City. It is a well located economic development site with high visibility from and good access to the trunk road network. However a lack of investment and cohesive management over many years means that the estate now requires regeneration to improve its facilities and provide a higher quality business environment.

32.2 In order to stimulate the regeneration of Dunsinane, it is proposed to allow some increased flexibility in the range of uses permitted on certain sites within the estate. These sites will be reallocated for higher value uses on the provision that there is substantial reinvestment in the remainder of the estate to significantly enhance the attraction of this location for economic development purposes, thereby reducing the need for additional greenfield allocations.

32.3 The type of higher value use permitted must be acceptable in terms of other policies contained in the Plan. Certain wider categories of use such as car showrooms and wholesaling may be permitted subject to securing the improvement of the remaining area for mainstream employment use purposes in Use Classes 4 (Business), 5 (General Industry) and 6 (Storage and Distribution). Retail use will not be acceptable.

32.4 The City Council will work together with private and public sector partners to secure the regeneration of the Estate so that it becomes a significant location for economic development. In addition, to prevent the sporadic development of Dunsinane, the provision of a Masterplan illustrating the proposed regeneration of the whole estate will be required to ensure that development takes place in a logical manner. Proposals, which may be brought forward, will need to demonstrate that there will be no adverse impact on the viability of Lochee District Centre.

56 Dundee Local Plan Review 2005 back to contents page POLICY 25 : DUNSINANE REVITALISATION

Those parts of Dunsinane Business Area, identified on the Proposals Map with high visibility from and access to the trunk road will be considered for higher value economic development uses such as car showrooms and wholesaling. The precise boundaries of such areas will be determined by the detailed nature of the development. Any such higher value use must be justified on the basis of substantial reinvestment in Dunsinane Business Area to maximise its attraction as a Principal Economic Development Area. This will be achieved through a Planning Agreement(s). Any higher value uses should conform to the wider development plan policy background of keeping Dunsinane primarily for business and employment type uses. Class 1 Retailing will not generally be acceptable. The remaining industrial area will be covered by Policy 24 (Principal Economic Development Areas).

The Approval by the Council of a Masterplan illustrating the proposed regeneration and improvement of the whole of Dunsinane Business Area will be required to ensure that development takes place in a logical manner. Such improvements will include road, car parking, lighting, landscaping and security and improved signage throughout the estate and improvements to existing premises where appropriate.

In order to safeguard the retail strategy, when granting permission for the sale or display of motor vehicles, the planning authority reserves the discretion to impose conditions preventing subsequent changes into Class 1 Use, notwithstanding the provisions of Class 10, Schedule 1 of the Town and Country Planning (General Permitted Development (Scotland) Order 1992.

(Reference should be made to the Glossary for the definition of wholesaling.)

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 57 33 LINLATHEN ECONOMIC DEVELOPMENT SITE

33.1 Scottish Planning Policy 2, Economic Development, underlines the importance of having a range of development opportunities to allow for the needs of different economic sectors with different site and locational requirements. The site at Linlathen contributes to the diversity of choice and while the principal strategic high amenity site, suitable for international marketing, has been identified in the Western Gateway, the site at Linlathen is a medium sized industrial site suitable for alternative single user developments of up to 30 hectares, as well as for general business and industrial uses within Classes 4 and 5.

33.2 It is important that such a site is safeguarded from alternative forms of development, as it is a potential source of inward investment.

33.3 In addition, this site has been linked with the potential development of an Army Training College. Its locational attributes, particularly the range of nearby facilities and the existing army facility at Barry Buddon make this an appropriate location for such a development.

PROPOSAL 4: LINLATHEN ECONOMIC DEVELOPMENT SITE

A site of approximately 40 hectares at Linlathen is identified as an Economic Development Site. Up to 30 ha of the site provides potential single user opportunity and may be suitable for potential Army Training College development.

An additional area of 10 hectares is identified at Linlathen for general business development.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997)

58 Dundee Local Plan Review 2005 back to contents page 34 GENERAL ECONOMIC DEVELOPMENT AREAS

34.1 General Economic Development areas form an important part of the economic development land supply in the City. They tend to attract smaller businesses as these businesses are able to find appropriate sites and premises in terms of size and cost. Cumulatively, small businesses employ a significant number of people and are an important element of the local economy. General Economic Development Areas fulfil an important role in providing for the expansion and growth of existing firms, as well as an attractive location for new enterprises.

34.2 Areas appropriate for general economic development are often characterised by a range of uses and activities. They provide opportunities for new investment and redevelopment, which seek to encourage a range of complementary developments that contribute to the regeneration and revitalisation of the environment.

34.3 Within General Economic Development Areas, opportunities may arise for changes of use of existing premises, redevelopment of vacant sites and the expansion of existing businesses. While uses within Classes 4, 5 and 6 of the Use Classes (Scotland) Order 1997 will be encouraged, a wider range of uses, such as car showrooms, wholesaling, taxi offices and scrap yards, in accordance with other Plan policies, may also be permitted. In order to safeguard the retail strategy, when granting permission for the sale or display of motor vehicles the planning authority reserves the discretion to impose conditions preventing subsequent changes into Class 1 Retail use.

34.4 Class 1 retail will not be permitted unless, in line with Policy 43 Areas of Poor and Inadequate Local Shopping Provision, there is a demonstrated need. In terms of wholesaling, the principal element of trade should be to other retailers rather than the public.

34.5 Residential development is generally not supported within General Economic Development areas given the potential amenity concerns and the possible impact on the remaining industrial area. Exceptions will only be considered where satisfactory residential amenity is achieved in line with the Housing policies in the Local Plan; there is no impact on the remaining industrial operations; and documentary evidence in terms of vacancy and marketing, illustrates that the site is no longer an effective economic development location.

34.6 With the introduction of mixed uses consideration needs to be given to the potential conflict that may be created by the additional traffic generated and attracted into General Economic Development Areas.

34.7 Where existing industrial areas are close to housing, the protection of residential amenity will be key in assessing the acceptability of development proposals. Proposals for new business/industrial development or expansion of existing businesses provide an opportunity to improve the environmental quality of business and industrial areas in terms of landscaping, building design, air quality, energy efficiency and waste management. (All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 59 34.8 In addition, whilst recognising the special planning position which applies in the Operational Port estate, some development within the Port area may require planning permission and this should be controlled by the City Council to minimise any negative impact on the surrounding area.

POLICY 26: GENERAL ECONOMIC DEVELOPMENT AREAS

In areas designated as General Economic Development Areas, proposals for Class 4, 5 and 6 developments will be supported. Other uses of a wider industrial nature such as car showrooms, wholesaling, taxi offices and scrap yards may be permitted provided; a there is no detrimental impact on neighbouring uses and local residential amenity, and b there is no unacceptable traffic impact; and c the scale of development is appropriate to the size and location of the site.

Class 1 retail will not be permitted unless in accordance with other policies in the Local Plan.

Residential development is generally not supported within General Economic Development Areas unless a satisfactory standard of residential amenity can be achieved; housing will not adversely impact on the ongoing operation of adjacent industrial areas; and evidence demonstrates that the site is no longer suitable for economic development purposes.

34.9 The Gas Holder Site in Dock Street occupies a prominent location alongside a trunk road and designated Ambassador Route. It also lies close to a part of the City which has undergone significant transformation in recent years which has included major new retail, hotel and housing developments and the regeneration of a significant part of the port area. The revitalisation of this general area of the City is set to continue with work on the Central Waterfront project and the ongoing regeneration of the port area. However, the poor appearance presented by the Gas Holder and associated gas transmission infrastructure have a negative impact on perceptions of the wider area and are at odds with its gradually improving image.

34.10 The City Council wishes to see a redevelopment of the site which would complement the recent and ongoing regeneration of the Central Waterfront and the area to its east. Given its direct access onto the trunk road and the general industrial nature of many of the land uses in its vicinity, the allocation of the site for employment use would seem, on the face of it, to be appropriate. However, the site is understood to suffer from contamination associated with its past use for gas production and storage. It has been suggested that the degree of contamination at the site is such that remediation will be expensive and that as a result its redevelopment for employment use is not economically viable.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997)

60 Dundee Local Plan Review 2005 back to contents page On this basis, it may be that a higher value end use is required to generate sufficient funding to remediate the site and secure its redevelopment. There is a need to fully investigate the nature and extent of the contamination at the site before consideration can be given to higher value uses. Until such time, the site will continue to be reserved for employment use.

POLICY 26A : THE GAS HOLDER SITE, DOCK STREET

The City Council will support proposals for a redevelopment of the Dock Street Gas Holder Site as a General Economic Development Area under the terms of Policy 26 of the Local Plan. Alternative uses may be supported where evidence can be presented to establish that the severity of contamination and other on-costs are such that the site cannot be economically developed for its allocated use. In such instances the City Council will require to be satisfied that: a clear evidence has been provided to establish the nature and extent of the contamination present; and b an economic appraisal has been provided which demonstrate that development based on the Local Plan allocation is not economically feasible due to remediation and other requirements; and c justification for the proposed alternative to the Local Plan allocation is supported by economic and market appraisals which include the assessment of other potential options; and d the proposed alternative use can be justified in relation to the other policies of the Local Plan.

The City Council would support the principle of relocating the Dock Street bus depot operations to the Gas Holder Site.

In the context of a broad review of its retailing and related policies, the City Council will assess future food and non-food shopping requirements for the City as a whole. This will include an assessment of the potential contribution of the Gas Holder Site towards meeting those needs and of any retail impact implications associated with this.

Following a decision on its future use, the City Council will produce a site planning brief to provide a framework for the redevelopment of the site.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 61 35 ANCILLARY SERVICES WITHIN ECONOMIC DEVELOPMENT AREAS

35.1 Whilst Economic Development Areas are significant centres for employment they often lack facilities such as childcare and somewhere to buy lunch. As such it is appropriate that the Local Plan provides scope for ancillary services such as nurseries, cafés or banking facilities to satisfy the requirements of employees in the area. However, to ensure that these ancillary services do not become a dominant use and there are no adverse effects on the business environment, these ancillary services will be assessed on an individual basis and must relate in size and scale to the other developments within the Economic Development Area.

POLICY 27: ANCILLARY SERVICES WITHIN ECONOMIC DEVELOPMENT AREAS

Within Economic Development Areas, appropriate ancillary services which can be demonstrated to meet the needs of employees and complement existing businesses will be supported where they satisfy the following criteria: a access and parking arrangements must be suitable for both pedestrians and vehicles; b where necessary appropriate attention should be given to landscaping and boundary treatment; c depending on the nature of the operation, noise impact and air quality studies may be required on submission of an application; and d the use is in accordance with other Plan policies.

62 Dundee Local Plan Review 2005 back to contents page 36 HIGHER EDUCATION DEVELOPMENT

36.1 Dundee has a number of higher and further educational establishments, namely the University of Dundee, Abertay University and Dundee College.

36.2 As emphasised in Scottish Planning Policy 2, Economic Development, it is important to establish strong links between the business community and higher education establishments to further potential economic growth based on research and technology.

36.3 The wide ranging benefits of the higher and further education sector to the economy of Dundee are recognised. Policy 28 seeks to facilitate the further development of this sector by identifying areas of the City where both mainstream education and associated uses would be appropriate.

36.4 It is considered appropriate that both Dundee and Abertay Universities make use of the proximity and opportunities offered by the Blackness area to accommodate future development.

POLICY 28: HIGHER EDUCATION DEVELOPMENT

The City Council will support further higher education development generally and particularly in association with relevant business and research expansion. Development proposals in the Blackness area will be encouraged subject to other Local Plan policies and agreed Masterplan.

back to contents page Dundee Local Plan Review 2005 63 37 MAJOR INSTITUTION MASTERPLANS

37.1 Within Dundee there are a number of large sites owned by public bodies such as NHS Trusts and higher and further education institutions. Often the dynamic nature of the operations of these bodies results in significant development pressure and/or scope for rationalisation of uses on these major sites.

37.2 These institutions provide vital health services and make a significant contribution to the local economy in terms of employment, research and development. As such the Council is keen to support, in principle, future development proposals.

37.3 It is acknowledged that higher and further education institutions are major land users within the City and that “Campus areas” are often subject to significant development pressures. This is why the preparation of a Masterplan is particularly useful as it provides useful supplementary guidance for areas of intensive change.

37.4 Masterplans are particularly effective where the scale and complexity of development requires a detailed framework to coordinate action and investment. It is to provide an overall context within which individual development proposals can be considered, that appropriately detailed masterplans are drawn up by the major institutions detailing their aspirations for the future development of large sites.

37.5 The Council welcomes the fact that Masterplans have already been prepared or are being progressed for certain sites. The Masterplan prepared by the University of Dundee fulfils the desires of this Policy. Through this Local Plan, however, the Council would strongly encourage the preparation of Masterplans for a number of additional sites. Rather than setting a rigid development framework, these Masterplans would provide a valuable context within which individual proposals would be considered.

POLICY 29: MAJOR INSTITUTION MASTERPLANS

The City Council supports the development of appropriately detailed Masterplans to provide a strategic context for the consideration of individual development proposals within sites indicated on the Proposals Map. It is expected that these Masterplans would be approved by the City Council and would form a material consideration in the determination of planning applications.

64 Dundee Local Plan Review 2005 back to contents page 38 VISITOR ACCOMMODATION

38.1 It is vital that the City provides a range of accommodation to meet the needs of tourists and business visitors. This is particularly important in the more central areas of Dundee where the potential exists to achieve greatest economic benefit from visitors to the City in terms of shops, restaurants and other visitor facilities and attractions. As such, the Council will encourage the provision of new accommodation in and close to the City Centre including high star-rating hotels with conference and leisure facilities, budget accommodation, youth hostels and guesthouses. Proposals must be consistent with the Central Waterfront Masterplan.

38.2 Broughty Ferry is another popular visitor destination that currently provides a range of small hotel and guesthouse accommodation. In support of the tourist role of this area, the Council will encourage additional well designed and located visitor accommodation in central Broughty Ferry.

38.3 The Kingsway and other routes through the City are currently well served by a number of hotels. So as not to inhibit the provision of new accommodation in more central areas, there will be a general presumption against additional accommodation along or close to major routes through the City. Small scale extensions to existing facilities will, however, generally be acceptable.

POLICY 30: VISITOR ACCOMMODATION

The Council will support the provision of a range of high quality visitor accommodation and conference facilities in and close to the City Centre, where they are consistent with the Central Waterfront Masterplan. Additional visitor accommodation will be encouraged within central Broughty Ferry to improve the attractiveness of this location for tourism.

There will be a presumption against additional out of centre hotel accommodation on or close to major routes through the City.

back to contents page Dundee Local Plan Review 2005 65 39 COMPULSORY PURCHASE POWERS

39.1 Implementation of the Local Plan’s policies and proposals is important if the City is to arrest the recent period of decline, reaffirm its Regional Centre function and meet the needs and aspirations of its citizens. However, a potential constraint to the achievement of the overall strategy is the matter of land ownership and the behaviour of third parties in releasing land for development in accordance with the Local Plan. To overcome this constraint, where necessary, in pursuit of the proper planning of Dundee and the fulfilment of the land use strategy of the Local Plan, the Council will exercise the compulsory purchase powers available to it.

POLICY 31: COMPULSORY PURCHASE POWERS

As necessary and appropriate the Council will exercise its available compulsory purchase powers to ensure the fulfilment of the Local Plan and the proper planning of the area. These powers will only be used as a last resort where the Council is satisfied that there is no prospect of agreement being reached between the relevant parties.

66 Dundee Local Plan Review 2005 back to contents page 40 OPEN SPACE PROVISION AS PART OF MAJOR ECONOMIC DEVELOPMENTS

40.1 Sheltered and well-laid out open space within the grounds of major employment areas provides staff with opportunities to enjoy the outdoors during breaks in the working day. This is particularly relevant where major employers are distant from the City Centre and major areas of open space. Such provision may include seating areas and footpaths within landscaped grounds, small kick about areas, small wetland features and/or wildlife gardens. Developers will be expected to have regard to local biodiversity and sustainable drainage when designing Open Space provision. In addition, the provision of adjacent green access corridors that connect with existing path networks and open spaces allow staff to travel to and from work by bike or on foot. Supplementary Guidance will be prepared to provide further advice to developers on this issue.

POLICY 32: OPEN SPACE PROVISION AS PART OF MAJOR ECONOMIC DEVELOPMENTS

Major new economic development proposals will be required to provide open space within their grounds such as seating areas, landscaping, footpaths, small wetland features and wildlife gardens, which also support local biodiversity and sustainable drainage. In addition, developers will be encouraged to provide green access corridors adjacent to the curtilage of developments to link into existing path networks wherever possible, to allow staff to travel to and from work by bike or on foot in pleasant surroundings.

40.2 The Council will require the creation of a new Village Park in the Western Gateway to meet the recreational needs of the community and fulfil the requirements of the Western Gateway Concept Plan. The requirement for any developer contributions as part of major economic development consents will be largely dependent on the phasing of housing and economic developments. The Council anticipates that housing will commence in advance of major economic development.”

POLICY 33 : NEW VILLAGE RECREATION PARK IN THE WESTERN GATEWAY

Depending on the phasing of housing and major economic developments in the Western Gateway, conditions may be applied to major economic development consents to ensure implementation and ongoing maintenance of the Village Recreation Park.

back to contents page Dundee Local Plan Review 2005 67 68 Dundee Local Plan Review 2005 back to contents page SHOPPING IN DUNDEE

SECTION POLICY/PROPOSAL page

41 City Centre Retail Core Policy 34 : City Centre Retail Core 70 43 City Centre Speciality Shopping and Policy 36 : City Centre Speciality Shopping 71 Non Core Area and Non Core Area 44 Extending and Upgrading Shopping Policy 37 : Extending and Upgrading 72 in the City Centre Shopping Provision in the City Centre 45 District Centres Policy 38 : District Centres 74 Proposal 5 : District Centres 74 46 District Centre Core Areas Policy 39 : District Centre Core Areas 75 47 District Centres Outwith Core Areas Policy 40 : District Centres Outwith Core 76 Areas 48 Lochee District Centre - The Stack Policy 41 : Lochee District Centre - The 78 Leisure Park Stack Leisure Park Policy 41A : Dock Street Retail Park Extension 79 49 Local Shopping Policy 42 : Local Shopping 80 50 Areas of Poor and Inadequate Local Policy 43 : Areas of Poor and Inadequate 81 Shopping Provision Local Shopping Provision 51 Petrol Filling Station Shops Policy 44 : Petrol Filling Station Shops 82 52 Location of New Retail Developments Policy 45 : Location of New Retail 83 Developments 53 Commercial Developments Policy 46 : Commercial Developments 85 54 Retail Parks - Goods Range Policy 47 : Retail Parks - Goods Range 86 Restrictions Restrictions 55 Accessibility of Out of Centre Retail Policy 48 : Accessibility of Out of Centre 87 Developments Retail Developments 56 New Out of Centre Foodstores Policy 49 : New Out of Centre Foodstores 89 57 Provision for New Supermarket in Dura Policy 50 : Provision for New Supermarket 90 Street in Dura Street 59 Restraint on Licensed Premises in the Policy 52 : Restraint on Licensed Premises 91 City Centre in the City Centre 60 Licensed and Hot Food Premises Policy 53 : Licensed and Hot Food Premises 92 outwith the City Centre outwith the City Centre 61 Amusement Centres and Amusement Policy 54 : Amusement Centres and 93 Arcades Amusement Arcades 41 CITY CENTRE RETAIL CORE

City Centre Retail Area

41.1 Dundee’s role as a regional shopping centre has continued to develop and in recent years been substantially strengthened by comprehensive environmental improvements to the City Centre and the addition of a significant amount of new prime retail floorspace in the Overgate redevelopment. Major upgrading of the retail parks and the development of a factory outlet centre have also underpinned and enhanced Dundee’s attraction as a regional shopping destination. The City now ranks as one of the top three shopping destinations in Scotland and it is the strategy of this Plan to continue to develop and diversify this role and the major part it plays in the City’s economy.

41.2 This is consistent with the Government’s emphasis on the role of town centres as a focus for retailing, leisure and a range of other facilities to which the community generally, including the less mobile, requires convenient access. A commitment to the provision and retention of these uses in town centres underpins the vitality and viability of these back to contents page Dundee Local Plan Review 2005 69 centres and is consistent with the government’s broad aim of ensuring accessible retailing and related provision.

41.3 For many of us, the City Centre means shopping and is where we tend to buy a variety of personal and leisure goods including clothes, shoes and other fashion items together with ‘pleasure’ purchases like books, toys, home entertainment, gifts and sports goods. Shopping, as well as being one of the main strengths of the City Centre is complemented by cafes and restaurants, which in turn contribute to the shopping experience.

41.4 At the heart of the City Centre is the core shopping area which accommodates a number of Dundee’s key shops including national multiple retailers like Boots, Marks and Spencer, Debenhams and Dixons. The heavy concentration and variety of retailers in this area attracts considerable numbers of shoppers and visitors, bringing spin- off benefits for the wider City Centre and for Dundee as a whole. It is therefore viewed as a desirable location by other types of business hoping to draw trade from people visiting the area for its shopping. There is a need however, to ensure that the vitality and visual appeal of the core area is not diluted by an over-representation of other types of business lacking the visitor attraction potential of its shops.

41.5 In support of this it is considered that the City Centre Retail Core should be kept in retail use but with acceptable complementary Class 3 (Food and Drink) uses. It is generally accepted that most non-retail uses deaden frontages causing the shopping street to fragment and change character. However, it is also recognised that in recent years banks and building societies have changed in their nature and developed formats geared towards shoppers which are more akin to a use of under Class 1 (Retail) of the Use Classes Order 1997.

41.6 Planning permission is not required for change of use from Class 3 (Food and Drink) to Class 2 (Financial, Professional and Other Services). Any growth in Class 3 uses in the retail core area will be monitored and conditions applied to prevent Class 2 uses being taken up.

POLICY 34: CITY CENTRE RETAIL CORE

Within the City Centre Retail Core defined on the City Centre Retail Area map proposals for Class 1 (retail) use will be encouraged. Proposals which would result in the loss of ground floor retail uses to uses other than Class 3 uses will not be permitted (within the Overgate Centre this restriction will apply to all floor levels). As an exception to this and subject to careful consideration of their size, format and location, banks and building societies geared towards shoppers may be considered as acceptable complementary uses within the City Centre Retail Core. Other uses within Class 2 will not, however, be acceptable.

Conditions will be applied to prevent the permitted change from Class 3 to Class 2. (All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) 70 Dundee Local Plan Review 2005 back to contents page 43 CITY CENTRE SPECIALITY SHOPPING AND NON CORE AREA

43.1 The shopping area outwith the City Centre core offers a range of generally less mainstream retailing than the core area. It includes streets like Castle Street, Union Street and Commercial Street. Given its lower intensity of shopper attraction, this is an area which can accommodate a wider range of non-retail uses. Nevertheless, it performs a valuable function by providing opportunities for independent retailers and for speciality shopping, including hobbies and special interests. It includes financial services like banks, building societies and insurance and personal services such as hairdressers and dry cleaners. It also provides opportunities for local shops and services geared to the needs of City Centre residents and for retailers requiring a central location but unable to afford the greater overheads associated with a core area location. It is important to support the role of the speciality shopping and non core area and to ensure that it continues to provide an appropriate mix of retail and related services.

POLICY 36: CITY CENTRE SPECIALITY SHOPPING AND NON CORE AREA

Within the City Centre Speciality Shopping and Non Core Area defined on the City Centre Retail Area map proposals for retail use will be encouraged. Non retail uses within Classes 1 (Shops), 2 (Financial, Professional and Other Services) and 3 (Food and Drink) of the Town and Country Planning (Use Classes) (Scotland) Order 1997 will also be supported. Proposals for ground floor premises involving uses falling outwith these Classes will not normally be permitted.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 71 44 EXTENDING AND UPGRADING SHOPPING IN THE CITY CENTRE

44.1 The City Centre currently offers a good and improving range of shopping opportunities for household goods, fashion, leisure and other personal purchases. The redevelopment of the Overgate Centre added considerably to Dundee’s supply of prime retail floorspace and addressed the previously identified shortfall in this type of shopping provision. In doing so it has strengthened the City’s role as one of Scotland’s major shopping destinations and enhanced the overall image of the City Centre. However there is potential for further improvements. A retail capacity study undertaken on behalf of the City Council has pointed to the scope to accommodate a significant increase in the City Centre’s comparison shopping provision. There is a need to ensure that new investment in this kind of retailing is directed to locations offering the best prospects of strengthening the City Centre’s retail profile and enhancing its vitality and viability.

44.2 More routine food and groceries shopping opportunities are provided by a limited number of larger outlets like Tesco Metro, Marks and Spencer and Lidl, together with an assortment of smaller specialist outlets. The City Centre’s attraction for shoppers could be further enhanced by providing for additional food and grocery shopping opportunities. In addition to bringing benefits for shoppers as a whole, this would extend the scope for meeting regular, day to day shopping needs for the growing number of City Centre residents and for those employed in the City Centre and its environs.

POLICY 37: EXTENDING AND UPGRADING SHOPPING PROVISION IN THE CITY CENTRE

The following will be supported as priority locations capable of accommodating a major element of the new comparison goods floorspace requirement in the City Centre : · The Overgate Centre · The Wellgate Centre (extension and internal remodelling) · The Forum Centre (redevelopment to provide extension of retail core area) Provision for new food and grocery shopping is encouraged within the City Centre’s Retail Core and within the Speciality Shopping and Non Core Area defined on the City Centre Retail Area map. Outwith these areas, new food and grocery provision will only be permitted where it can be demonstrated that the proposal : a cannot be accommodated within the City Centre Retail Core and Speciality Shopping and Non Core Areas ; or b is of a scale and nature which is geared to the local shopping needs of the residents of the City Centre.

72 Dundee Local Plan Review 2005 back to contents page 45 DISTRICT CENTRES

45.1 Dundee’s District Shopping Centres are part of a historic legacy of shopping and service centres which have traditionally served as the focus for distinct communities within the City. Albert Street, Hilltown, Lochee and Perth Road lie at the heart of inner city communities, while Broughty Ferry serves the suburban population on the eastern edge of the City. In addition to meeting their day to day shopping and related requirements they help define and reinforce the identities of these communities by providing shared facilities, local meeting places and opportunities for social interaction. They can be seen as both sustaining, and in turn being sustained by, these communities.

45.2 While clearly not offering the range and quality of facilities typical of city centres, the District Shopping Centres nevertheless provide local shopping, personal services and leisure opportunities which are valued by these communities and help make them convenient places to live. In the case of Lochee and Broughty Ferry they include major foodstore provision in the form of Tesco and Kwiksave (Lochee) and Safeway (Broughty Ferry) . Given their typical local catchments of higher density housing, District Centres are well geared to shopping and other trips on foot. When this is allied to the fact that most of them are either on or close to major bus routes, they are highly sustainable in terms of their accessibility. In general, they remain fairly healthy in terms of their range and quality of shops and services and the overall occupancy levels of shop premises. However, over recent years certain problems have become apparent in the Albert Street and Hilltown District Centres which have given rise to separate studies aimed at addressing issues including vacant property and physical decline of the general shopping environment.

45.3 The aim for all of these centres is to ensure that they remain an important part of the City’s shopping provision and continue to offer valuable shopping and related facilities and services for their communities. This back to contents page Dundee Local Plan Review 2005 73 recognises that they may need to adapt and evolve in response to changing shopper behaviour and expectations. It also suggests the need to respond to the challenges presented by constantly evolving modern retailing concepts including retail parks and large new food supermarkets. Although they cannot replicate the type of service provided by these more recent retail formats, there is scope to improve the comfort, convenience and attraction of traditional District Centres and to tackle traffic and safety issues. In this way it should be possible to build on the inherent advantages deriving from their long association with their communities, their range of shops and services, and their ease of access by different travel modes.

POLICY 38: DISTRICT CENTRES

Within the areas defined on the Proposals Map the City Council will encourage new retail and other shopping developments which would contribute to the vitality and viability of the District Centres.

PROPOSAL 5: DISTRICT CENTRES

The City Council proposes to undertake a programme of traffic management, parking, public transport and related measures within the District Shopping Centres to enhance their safety and accessibility. Consideration will also be given to other measures which could assist in improving the range and quality of shopping in these centres

74 Dundee Local Plan Review 2005 back to contents page 46 DISTRICT CENTRE CORE AREAS

46.1 The core areas of the District Shopping Centres tend to accommodate many of the key retailers and services underpinning the centre as a whole. These tend, as a result, to be the most vibrant parts of these centres with the greatest visitor drawing potential. They may include the shopping centre’s main food outlets, newsagents, post offices, chemists and banks. For the health of the centres as a whole it is important that their core areas retain a strong representation of such uses. Broughty Ferry and Lochee are the largest of the District Centres and provide a more extensive range of shops and services for communities which are more distant from the City Centre than those served by other District Centres. It is important that their more specialised roles are maintained.

POLICY 39: DISTRICT CENTRE CORE AREAS

Within the areas defined in Appendix 5, development proposals which would result in the loss of Class 1 (retail) or restaurant and café uses at ground floor level will not be acceptable: a where they are located within the retail core of the Broughty Ferry and Lochee District Centres and would result in more than one in five units in a single frontage being occupied by uses other than shops, restaurants and cafes; or b where they are located within the retail core of other district centres and would result in more than 2 in 5 units in a single frontage being occupied by uses other than shops, restaurants and cafes.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 75 47 DISTRICT CENTRES OUTWITH CORE AREAS

47.1 The areas within the District Centres but outwith their core areas offer scope to accommodate a wider range of uses. These could include non-retail services such as banks, other financial services, betting shops, estate agents, doctors and dentist’s surgeries which one would expect to find within shopping areas.

POLICY 40: DISTRICT CENTRES OUTWITH CORE AREAS

Within District Centres, proposals outwith core areas which involve change from shopping use will generally be acceptable.

76 Dundee Local Plan Review 2005 back to contents page 48 LOCHEE DISTRICT CENTRE – THE STACK LEISURE PARK

48.1 Lochee faces a unique problem relating to its relative proximity to the Stack Leisure Park. A ‘first generation’ leisure park developed during the early 1990s, the Stack has in recent times suffered from increasing competition from newer parks at Camperdown and Douglasfield offering more modern facilities. The result has been that many of its original facilities have now closed, importantly including its ‘cornerstone’ Odeon Cinema, with the consequence that its future viability as a wholly leisure park is significantly compromised.

48.2 The main problem for the Lochee District Centre is the large amount of vacant floorspace now concentrated in the Stack adjacent to it and the pressure to consider alternative, relatively high value, uses for this. The most obvious alternative would be retailing and, while this is justified in terms of sequential testing, there is a need to ensure that this does not undermine the established District Centre, particularly the Highgate Centre, itself already in need of new investment. However suitably complementary retail uses could bring beneficial spin-off for the District Centre as a whole. There is also a need to avoid undermining the District Centre’s major food shopping provision which provides beneficial spin-off for other retail outlets by drawing significant numbers of shoppers into the heart of the shopping centre.

48.3 Other alternative uses such as housing or employment would be acceptable in policy terms but do not have immediate attraction either financially or in terms of demand. There is a need, therefore, to examine the opportunities available and to balance these with the possible repercussions for the District Centre and the Lochee suburb itself. It is also essential to retain the remaining elements of the leisure park such as the bingo hall and tenpin bowling facility and ensure their future continuation. These facilities provide valued leisure and job opportunities and contribute to the evening economy of the area.

48.4 In order to stimulate development, new non-food retail development will be encouraged on part of the site. The type of retailing would require to be closely controlled, however, to minimise the impact on the existing District Centre and should have the potential to increase the attraction of the District Centre as a whole. It would also need to provide for a strong and attractive pedestrian link with the District Centre providing for safe and convenient movement between the two.

48.5 A wider alternative range of mixed uses would then be considered in relation to the remainder of the site with particular emphasis placed on opportunities for the conversion of any existing buildings, other leisure related uses and the relocation of existing, isolated, freestanding retail warehousing where appropriate. Within this general development framework, a revised concept for the site will require to be formulated in conjunction with the relevant interests.

back to contents page Dundee Local Plan Review 2005 77 POLICY 41: LOCHEE DISTRICT CENTRE - THE STACK LEISURE PARK

The Stack Leisure Park continues to be allocated for leisure purposes. Other uses will be supported including the possibility of a non-food retail development which could act as a catalyst for the redevelopment of the remainder of the site and bring potentially beneficial spin-off for the District Centre. This would need to be linked to a developer contribution towards the environmental improvement of the District Centre and the provision of strong pedestrian linkages to Lochee High Street.

Any retail element would need to be accompanied by an assessment of its impact on the Lochee District Centre. Retail development would be restricted to retail warehouse units trading in household goods, both as defined in the Glossary of the Plan and would need to be accompanied by an assessment of retail impact on the Lochee District Centre.

A planning brief will be prepared by the City Council to define the development framework for the overall site.

48.6 The opportunity exists to accommodate part of the city’s future household goods retail floorspace requirements on the site of the existing bus depot in Dock Street. While not in itself an edge-of-centre site, it lies adjacent to the edge-of-centre Dock Street Retail Park and is within relatively easy walking distance of the city centre. It has the scope to complement and enhance the attraction of the existing retail park and offers the opportunity to regenerate a prominent site on a designated Ambassador Route.

48.7 However, in order to avoid undermining the Local Plan’s retail strategy, the site will need to be subject to goods range and related controls to ensure that it operates as a focus for retail warehousing trading primarily in household goods. In addition, safeguards are required to afford prior opportunity for edge-of-centre retail warehouse development to proceed at the Stack (see Policy 41). Finally, it will also be important to ensure suitable advance arrangements are in place for the relocation of the bus depot operations currently accommodated by the site. The gas holder site to the east of the bus depot offers the opportunity to accommodate this relocation.

78 Dundee Local Plan Review 2005 back to contents page POLICY 41A : DOCK STREET RETAIL PARK EXTENSION

· The City Council supports the redevelopment of the Dock Street bus depot as a site for retail warehousing trading primarily in household goods. The range of goods to be sold at the site will require to comply with the provisions of Policy 47.

The commencement of the development at the bus depot site will not be authorised until the following provisos are met : · there is clear evidence of the commencement of redevelopment of The Stack. The City Council will monitor the progress in redeveloping The Stack and the situation will be reviewed if, after a period of two years from the adoption of the Local Plan, there is insufficient evidence of satisfactory progress ; and · the City Council is satisfied that suitable arrangements are in place for the relocation of the current bus depot operations to an alternative site within the city. The City Council would support the principle of relocating the depot on the gas holder site to the east.

back to contents page Dundee Local Plan Review 2005 79 49 LOCAL SHOPPING

49.1 Dundee’s main shopping centres and out of centre superstores and retail warehouses are supported by a network of local shopping centres, shopping parades, corner shops and petrol filling station shops. These operate throughout the inner city, the suburbs and on the main road network. They are generally geared to the needs of more localised areas. They mainly operate as a source of ‘top-up’ grocery purchases and of routine items like cigarettes, newspapers and magazines. However for older and less mobile members of the community they may be the main source of their food and other day to day shopping requirements. Local shops may include services like sub post offices, hairdressers and launderettes and be linked with leisure provision in the form of amusement centres, betting offices and video hire.

49.2 National Planning Policy Guidance indicates that encouragement should be given to a wide range of facilities in smaller shopping centres. This includes making provision for suitably sized supermarkets. It is therefore appropriate to consider the scope to extend the range of existing shopping centres by identifying opportunities to add new shops and introduce supermarket provision. The scale of such new provision needs to be sufficient to achieve this aim but must also ensure that wider retail impact issues are avoided.

POLICY 42 : LOCAL SHOPPING

At the Local Shopping Centres and shopping parades the City Council will support: a measures for the upgrading of existing shopping provision; and b where appropriate, the provision of additional shopping floorspace up to a maximum of 500 square metres gross.

The City Council will undertake a study of local shopping across the city as a whole which will include identifying opportunities for the targeted improvement of existing shopping provision. It will also investigate potential sources and mechanisms of funding to assist the implementation of these measures. The study will also identify where the expansion of local shopping centres and shopping parades would be appropriate.

The City Council will use its Retail Database updates and associated retail surveys to monitor change in the nature and distribution of local shopping provision across the city following the introduction of the policy.

80 Dundee Local Plan Review 2005 back to contents page 50 AREAS OF POOR AND INADEQUATE LOCAL SHOPPING PROVISION

50.1 Over much of the City small local shops provide a valuable service – particularly in those areas at a distance from major shopping provision. The main aim is to ensure that all parts of the City have convenient access to a satisfactory level and quality of local shopping offering groceries and other routine purchases and services. This includes support, where appropriate, for existing local shops and new or improved local shopping provision in areas of need.

50.2 In certain areas of the City the level and quality of local shopping is poor. Where such areas are also at a distance from major shopping provision, the local population may be disadvantaged by poor access to routine and daily purchases.

In such situations, the provision of a new shop geared to meeting local day to day shopping requirements could help address this problem. However, there is a need to control the scale of such new shopping provision in order to ensure that it is genuinely local in nature and is not of such a scale as to raise wider retail impact issues.

POLICY 43: AREAS OF POOR AND INADEQUATE LOCAL SHOPPING PROVISION

In areas identified as having poor quality local shopping provision or where there is an inadequate supply of local shops consideration will be given to measures to enhance the availability and quality of local shops. This will include measures to improve the viability, security and appearance of individual shops and to address issues concerning the shopping environment. In areas where it can be demonstrated that provision is low, and subject to satisfactory demonstration of need, the Council may be prepared to support the provision of a new local shop with maximum gross floorspace of 250 square metres.

The City Council will undertake a study of the quality and availability of local shopping provision and will indicate where the provision of new local shopping floorspace will be encouraged in order to overcome deficiency in quality and availability. It will also investigate potential sources and mechanisms of funding to assist the implementation of these measures.

The City Council will use its Retail Database updates and associated retail surveys to monitor change in the nature and distribution of local shopping in the identified areas of deficiency following the introduction of the policy.

back to contents page Dundee Local Plan Review 2005 81 51 PETROL FILLING STATION SHOPS

51.1 In the past, filling station shops tended to include an element of small scale retailing of convenience goods. However over recent years a number of these shops have extended their retailing role to the extent that they operate in effect as small to medium sized supermarkets. These are facilities which benefit motorists by providing the opportunity for casual purchases in conjunction with, for example, routine journeys to work. However filling stations do not necessarily occupy locations accessible to non car using shoppers and may, in certain instances, jeopardise the viability of existing local shops better geared to meeting the needs of the wider community. There may also be filling station locations where road safety concerns would suggest the need to discourage heavier pedestrian use of their facilities.

POLICY 44: PETROL FILLING STATION SHOPS

Proposals for the establishment within petrol filling stations of sales areas in excess of 100 square metres gross will be considered in relation to: a their impact on the viability and distribution of existing local shopping provision; and b their acceptability on road safety grounds.

82 Dundee Local Plan Review 2005 back to contents page 52 LOCATION OF NEW RETAIL DEVELOPMENTS

52.1 Since the 1980s Dundee, like other cities throughout the UK, has attracted major investment in new shopping facilities in both the City Centre and in out of centre locations like the retail parks. The City now has the benefit of an extensive range and choice of shopping provision which will be further improved with the development of a new edge of City Centre retail park and the extension of the Kingsway West retail park. The Local Plan’s provision for two new foodstores offers the opportunity to improve the distribution and accessibility of major food shopping.

52.2 National planning policy guidance places strong emphasis on the need to protect and enhance the vitality and viability of town centres and to build on their advantages as a focus for a variety of activities. As part of this approach planning authorities should adopt a sequential approach to new shopping developments with first preference being town centres, which in Dundee’s case are the City Centre and the District Centres.

52.3 In terms of major food shopping provision, concerns exist regarding the scale of non-food goods being sold and the potential impact of this on the City and District Centres. Where new major food provision is permitted therefore, appropriate controls on the sale of non-food goods will be applied.

POLICY 45: LOCATION OF NEW RETAIL DEVELOPMENTS

The City Centre and District Centres will be the locations of first choice for new or expanded retail developments not already identified in the Local Plan. Proposals for retail developments outwith these locations will only be acceptable where it can be established that: a no suitable site is available, in the first instance, within and thereafter on the edge of the City Centre or District Centres; and b individually or cumulatively it would not prejudice the vitality and viability of the City Centre or District Centres; and c the proposal would address a deficiency in shopping provision which cannot be met within or on the edge of these centres; and d the site is readily accessible by modes of transport other than the car; and e the proposal is consistent with other Local Plan policies.

Development proposals generating significant traffic must be supported by Transport Assessments and Travel Plans where necessary. Travel Plans will be implemented through appropriate planning and/or other agreements.

back to contents page Dundee Local Plan Review 2005 83 53 COMMERCIAL DEVELOPMENTS

53.1 There are certain commercial uses such as banks, insurers, property agents and other offices which people expect to find, and benefit from having, in convenient, accessible locations. Whilst individually these may not be of major scale, put together they draw significant numbers of visiting members of the public. By locating them in the City and District Centres they are accessible to the public at large and can be visited in conjunction with trips to shops and other facilities in these centres thereby contributing their vitality and viability.

POLICY 46: COMMERCIAL DEVELOPMENTS

Proposals for new freestanding out of centre commercial developments involving uses other than leisure and retail and geared to visiting members of the public will only be accepted where it can be established that: a no suitable site is available , in the first instance, within and thereafter on the edge of the City Centre or District Centres; and b the site is readily accessible by modes of transport other than the car; and c the proposal is consistent with other Local Plan policies.

84 Dundee Local Plan Review 2005 back to contents page 54 RETAIL PARKS – GOODS RANGE RESTRICTIONS

54.1 For many households, the City’s retail parks and other out of centre shopping destinations have become an important focus for shopping trips. Together they represent a significant proportion of the City’s overall retail floorspace and as a consequence they draw a considerable share of locally available consumer expenditure. In order to ensure that they do not jeopardise the viability of the City and District Centres, the retail parks and other modern out of centre retail units are subject to special goods range and related controls. The aim of these controls is to avoid a potentially damaging diversion of expenditure away from these centres and to ensure that they continue to provide a valuable and accessible service for shoppers.

54.2 The main aims for the Kingsway East and West Retail Parks are to maintain their current predominantly household goods roles and to consider means of improving their accessibility for the community as a whole, including those without a car. Provision also exists for retail warehousing selling certain goods including clothing and footwear, leisure goods and toys, which are either prohibited or restricted at Kingsway East and West. The Dock Street Retail Park on the eastern edge of the city centre provides for this kind of retailing. The site is close enough to allow for linked trips to the City Centre shops and facilities. However safeguards are necessary to minimise conflict with ‘mainstream’ City Centre shopping and to avoid duplication of the types of retail warehousing already available at the other retail parks in the City.

54.3 Policy 41A of the Local Plan provides for the extension of the Dock Street Retail Park in order to accommodate a significant element of the city’s future household goods floorspace requirements. This will also be subject to goods range and related controls. back to contents page Dundee Local Plan Review 2005 85 POLICY 47: RETAIL PARKS - GOODS RANGE RESTRICTIONS

The sale of certain goods ranges from the Kingsway East, Kingsway West and Dock Street Retail Parks is restricted by existing legal agreements and planning conditions. Goods range restrictions will also apply to the proposed Dock Street Retail Park Extension. The restricted goods ranges at these locations are as follows.

KINGSWAY EAST AND WEST RETAIL PARKS AND DOCK STREET RETAIL PARK EXTENSION a Food and groceries; and b Clothing and footwear; and c Jewellery, silverware, watches and clocks; and d Toys and sports goods; and e Electrical goods.

DOCK STREET RETAIL PARK a DIY and home improvements; and b carpets; and c garden goods; and d motoring products and accessories; and e jewellery, silverware, watches and clocks; and f furniture; and g electricals.

New proposals involving the sale of any of the restricted goods ranges at these locations will only be supported where it can be established that : a they will not affect, either on their own or in association with other built or approved developments, the Local Plan Strategy in support of the city centre and the district centres ; b they will be capable of co-existing with the city centre and the district centres without individually or cumulatively undermining their vitality and viability ; and c they will tackle deficiencies in qualitative or quantitative terms which cannot be met in or at the edge of the city centre and the district centres.

86 Dundee Local Plan Review 2005 back to contents page 55 ACCESSIBILITY OF OUT OF CENTRE RETAIL DEVELOPMENTS

55.1 Although the retail parks occupy locations geared to serving the city as a whole, most of their visitors arrive by car. In part this is due to the heavy or bulky nature of many of the goods sold at the parks; however it is also a reflection of their less convenient accessibility by other travel modes, including by bus. Similarly, the city’s out of centre food superstores are heavily geared towards car borne shoppers. While the scope to broaden the accessibility of existing out of centre developments is limited, there is much that can be done to ensure that future developments are better geared to meeting the needs of non car users.

POLICY 48: ACCESSIBILITY OF OUT OF CENTRE RETAIL DEVELOPMENTS

Proposals for major out of centre retail developments will require to incorporate measures to encourage convenient access by means other than the car. The following specific measures will be sought: a bus access involving weather protected stances incorporating timetable information and linked to the pedestrian route network within the site; and b segregated, weather protected, pedestrian routes linked to the City’s wider footpath network; and c weather protected cycle storage facilities accessed via segregated cycle routes linked to the City’s wider cycle route network.

Where appropriate the provision of free home delivery services will be encouraged.

The incorporation of these measures into existing developments will also be encouraged and pursued.

back to contents page Dundee Local Plan Review 2005 87 56 NEW OUT OF CENTRE FOODSTORES

56.1 Major out of centre food shopping in Dundee is comprised of a network of superstores and other large foodstores which complement the facilities provided in the City and District Centres. The largest stores are operated by Sainsburys, Asda and Tesco and are generally well distributed and geared to serving shoppers in different parts of the City. In addition, the recent extension and refurbishment of certain stores together with further planned improvements will enhance the overall food shopping opportunities for the City as a whole. However, there is scope for further improvement and modernisation of food shopping provision. There exists within the City certain older, first generation foodstores which operate in locations not compatible with current planning policy requirements relevant to this kind of retailing. The nature and age of the units they occupy can also mean that they are less well geared to meeting current consumer expectations for major foodstores. There may arise instances where food retailers already operating in the City are seeking to improve their representation by the development of a new foodstore. In the event that the City Council was of a mind to support such a proposal, there would be merit in exploring whether this offered the opportunity to negotiate the removal of an outdated, poorly located foodstore already operated by the retailer involved.

56.2 There are major areas of the north and west of the City which have less convenient access to major food shopping opportunities than most other parts of Dundee. This stems from their comparative remoteness from the City and District Centres and from modern food superstore provision. The City Council has previously recognised that there is scope to address this situation by the provision of major new foodstores in locations which would improve the current distribution of food shopping. The City Council has previously identified opportunities for such developments on sites to the north of the City at the former Linlathen High School site and to the west at South Road. The sites have the capability to address deficiencies in food shopping provision which would not be resolved by new provision either in or on the edge of the City Centre or the District Centres.

56.3 The Linlathen site was the subject of a planning application which was subsequently called-in for determination by the Scottish Ministers. The public inquiry which was due to consider the proposal did not, in the event, proceed and the planning application has been withdrawn. However, prior to the call-in, the City Council had considered a retail impact assessment submitted in conjunction with the planning application. It concluded that a foodstore of the scale proposal would be acceptable in retail impact terms at this location and this formed part of its support for the planning application. In the case of South Road, following the granting of a planning appeal, a new Tesco foodstore now operates from the former B & Q retail warehouse unit. It is considered that this unit meets the foodstore requirement for this part of the city. However, there is a need to consider whether there would be merit in providing support for a larger store in this area, in line with the City Council’s original aspirations. This will be the subject of further

88 Dundee Local Plan Review 2005 back to contents page consideration in the context of a broader retail study which will cover the City as a whole.

56.4 In light of concerns over the scale of non food goods being sold in out of centre foodstores and the potential impact of this on the City and District Centres, controls will be applied to limit the proportion of floorspace selling such goods.

56.5 It is the intention of the City Council to undertake a study which will provide the basis for a comprehensive review of its strategy on retailing and related matters. This will take account of the outcome of the review of national planning policy guidance on Retailing and Town Centres and will provide an important input to the preparation of the forthcoming Dundee City Region Plan. The study will include a qualitative assessment of existing food shopping provision, future requirements and the potential benefits offered to the community by innovations in this type of retailing.

POLICY 49: NEW OUT OF CENTRE FOODSTORES

The City Council supports the principle of new foodstore provision at the former Linlathen High School site as a means of improving foodstore provision in the north of the City. The store will be restricted to a total sales floorspace not exceeding 4000 square metres.

The City Council will investigate whether there is a case for extending the existing foodstore at the site of the former B & Q unit at South Road, and if such a case can be established, will consider how this can be implemented

Proposals for the sites will require to demonstrate: a That they will not undermine the vitality and viability of the City Centre and District Centres; and b Compliance with Policy 48 and other relevant Local Plan policies; and c Commitment by the developers to facilitating on and off-site measures to resolve access and traffic issues associated with the development.

Where appropriate, the opportunity to rationalise existing foodstore provision through the removal of outdated and poorly located foodstores will be pursued. Development proposals will require to be supported by Transport Assessments and Travel Plans. Travel Plans will be implemented through appropriate planning conditions and/or other agreements.

back to contents page Dundee Local Plan Review 2005 89 57 PROVISION FOR NEW SUPERMARKET IN DURA STREET

57.1 In 1999 the City Council agreed the provisions of the Albert Street Study. The study focused largely on the problems of the Albert Street District Centre and on the decline in quality of its shops and its overall environment. In addition to measures for existing shops, the study highlighted an opportunity to improve the area’s food and grocery shopping by the development of a new supermarket in Dura Street on the edge of the District Centre. A site has now been identified for this purpose.

POLICY 50: PROVISION FOR NEW SUPERMARKET IN DURA STREET

Within the policy area identified on the Proposals Map the City Council supports the development of a new food and convenience goods supermarket with gross floorspace not exceeding 1,300 square metres to serve the Albert Street area.

90 Dundee Local Plan Review 2005 back to contents page 59 RESTRAINT ON LICENSED PREMISES IN THE CITY CENTRE

59.1 It is generally recognised that licensed premises, particularly Class 3 uses such as restaurants, cafes and snack bars, can make a positive contribution to the diversity and vitality of City Centres making them attractive for residents and visitors alike. Over many years there have been positive efforts to encourage this type of development to add to the attraction of Dundee City Centre and in particular the Cultural Quarter and to extend its period of operation beyond the opening hours of shops and offices and into the evening.

59.2 In recent years, however, there have been some major changes in relation to public houses with a move away from the traditional smaller individual premises towards much larger, “themed”, national chain types of premises. While the City Centre is still considered to be the most appropriate location for such types of development, it is recognised that an over concentration of this type of use can give rise to problems.

59.3 In particular consideration needs to be given to the amenity of an area specifically where there may be residential accommodation close by. Traffic and noise nuisance should be closely examined. In addition there is also the potential for over concentrations of such uses in any particular area to weaken the retail function of the City Centre by pushing these uses out. (See also Licensed Premises and Sale of Hot Food Policy).

POLICY 52: RESTRAINT ON LICENSED PREMISES IN THE CITY CENTRE

Within the City Centre as defined on the Proposals Map, care will be taken to avoid an excessive concentration of public houses and nightclubs, particularly those in close proximity to residential areas. A such, there will be a presumption against the establishment of licensed premises (excluding restaurants) in the City Centre : a with a total floor area in excess of 300 square metres; or b any more than one in five units in a single frontage where the combined floor area is in excess of 300 square metres.

This restraint will not apply in the Cultural Quarter although the development of night clubs will be carefully controlled so that they do not dominate its character and disrupt the Quarter as a daytime visitor environment.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order 1997) back to contents page Dundee Local Plan Review 2005 91 60 LICENSED AND HOT FOOD PREMISES OUTWITH THE CITY CENTRE

60.1 The sale of alcohol for consumption on the premises and the sale of hot food raise amenity issues. The problems associated with them can be minimised by restricting such uses in the vicinity of housing, limiting their operation and hours and requiring adequate car parking. In the District Shopping Centres, these standards may be relaxed in recognition that the impact of proposals for licensed premises or hot food takeaways in commercial areas such as these will be relatively less severe and also that they are important uses within these areas if they are to fulfil their function as District Centres.

POLICY 53: LICENSED AND HOT FOOD PREMISES OUTWITH THE CITY CENTRE

In general, outwith the District Centres no licensed premises other than off licences or hotels with a restricted license and no premises selling hot food is acceptable: a within 30 metres of existing and proposed housing if the outlet does not exceed 150 square metres gross floorspace (excluding cellar space) and; b within 45 metres if the 150 square metre figure is exceeded.

In the District Centres some relaxation of the above controls on distance from residential property may be appropriate. However, proposals for hot food takeaways other than those outlined below, will not be permitted in premises directly adjoining (i.e. directly above or to either side) residential property which is not within the control of the takeaway proprietor/operator.

Where hot food carryout premises and snack bars/cafes/tea rooms are proposed which would not meet the above requirements these may be permitted subject to:

a the hours of operation being limited to between 7.00 am and 7.00 pm, and, b the hot food not requiring to be prepared on the premises and only requiring heating by means of a microwave oven or other method which would not cause a nuisance to surrounding residential property by virtue of smell.

92 Dundee Local Plan Review 2005 back to contents page 61 AMUSEMENT CENTRES AND AMUSEMENT ARCADES

61.1 Amusement centres and arcades have the potential to raise significant amenity concerns associated with noise, disturbance and appearance. Accordingly there is a need for sensitivity in siting these uses and for the incorporation of appropriate amenity safeguards. While amusement centres and arcades can contribute to the overall attraction of city centres, they are not, for most people, the main purpose of trips to the city centre. As such, their contribution to city centre vitality and viability is not as strong as that of shops and other related uses which are a more typical focus for trips to the city centre. There is therefore a need to ensure that amusement centres and arcades do not displace such uses from the City Centre Retail Core and dilute its ability to attract visitors. The City Centre Speciality Shopping and Non Core Area offers a more appropriate location for amusement centres and arcades.

POLICY 54 : AMUSEMENT CENTRES AND AMUSEMENT ARCADES

Proposals for amusement centres and arcades will only be acceptable if: a they do not immediately adjoin residential property; and b they are of an appropriate design; and c they are not in close proximity to another amusement centre or arcade or to school buildings, churches, hospitals and hotels; d they incorporate suitable safeguards to minimise any adverse impact on local amenity and, in particular, to avoid any noise nuisance.

Within the City Centre amusement centres and arcades will not be permitted within the retail core area.

Within District Centres, proposals meeting the above criteria will only be permitted within or adjacent to their retail areas but outwith ground floor premises in their core frontages.

back to contents page Dundee Local Plan Review 2005 93 94 Dundee Local Plan Review 2005 back to contents page THE ENVIRONMENT OF DUNDEE SECTION POLICY/PROPOSAL page

62 Urban Design Policy 55 : Urban Design 95 63 Public Art Policy 56 : Public Art 97 64 Visual Impact on Major Routes Policy 57 : Visual Impact on Major Routes 98 65 Facade Enhancement Grant Scheme Policy 58 : Facade Enhancement Grant 99 Scheme 66 Alternative Uses for Listed Buildings Policy 59 : Alternative Uses for Listed 100 Buildings 67 Alterations to Listed Buildings Policy 60 : Alterations to Listed Buildings 101 68 Development in Conservation Areas Policy 61 : Development in Conservation 102 Areas 69 Demolition of Listed Buildings and Policy 62 : Demolition of Listed Buildings 103 Buildings in Conservation Areas and Buildings in Conservation Areas 70 Advertising Policy 63 : Advertising 104 71 Scheduled Monuments and Sites of Policy 64 : Scheduled Ancient Monuments 106 Archaeological Interest and Archaeological Sites Policy 65 : Archaeological Sites 106 72 Expanding and Enhancing the Existing Policy 66 : Expanding and Enhancing the 108 Open Space Network Open Space Network 72A Protection of Existing Open Space Policy 66A :Protection of Playing Fields 110 And Sports Pitches Policy 66B : Protection of Other Open Space 111 73 Open Space Maintenance Policy 67 : Open Space Maintenance 112 74 Dual Use of Open Space Provision Policy 68 : Dual Use of Open Space within 113 within School Grounds School Grounds 75 Green Access Corridors Policy 69 : Green Access Corridors 114 76 Semi-Natural Greenspaces of Local Policy 70 : Semi-Natural Greenspaces of 116 Nature Conservation Importance Local Nature Conservation Importance 77 Future Cemetery Provision Policy 71 : Future Cemetery Provision 117 78 Trees and Urban Woodland Policy 72 : Trees and Urban Woodland 119 79 Natural Heritage Designations of Policy 73 : Natural Heritage Designations of 120 International and National Importance International and National Importance 80 New Development in the Open Policy 74 : New Development in the Open 121 Countryside Countryside 81 Sustainable Drainage Systems Policy 75 : Sustainable Drainage Systems 122 82 Flood Risk Policy 76 : Flood Risk 124 83 Renewable Energy and Energy Policy 77 : Renewable Energy and Energy 126 Efficiency Efficiency 84 Location of Telecommunications Policy 78 : Location of Telecommunications 128 Equipment Equipment 85 Contaminated Land Policy 79 : Contaminated Land 130 86 Waste Management Facilities Policy 80 : Waste Management Facilities 133 86A Development of or Next to Major Policy 80A : Development of or Next to Major 134 Hazard Sites Hazard Sites 62 URBAN DESIGN

62.1 A quality environment is dependent on the inter-relationship between building form and use, architectural style, streetscape spaces, places and movement patterns. New quality development should create successful, meaningful and memorable buildings and spaces and successfully contribute to the image of Dundee.

62.2 A successful balance between the inevitably conflicting interests of various uses and users can be achieved only through understanding the place and its people. To demonstrate that the local context and basic urban design principles as stated in the Dundee Urban Design Guide have been appreciated and fully appraised, Design Statements are required on prominent sites, within Conservation Areas and along major routes to the City. Design Statements must indicate that the development proposals are based on consistent design principles that will successfully contribute to the character and development of the area.

62.3 The City Council will welcome measures to promote safety and security in all new developments and will encourage housing and commercial development proposals which qualify under the “Secured by Design” scheme.

62.4 Safe and attractive residential streets must do more than just accommodate traffic. They should have active uses and doors or windows on to the street, rather than presenting a blank façade with no opportunity for overlooking or natural observation. To further the achievement of safer areas, the City Council will continue to liaise with the Police Architectural Liaison Officer.

62.5 For detailed guidance in relation to the following; public art, design statements, design quality and reinforcing local identity; sustainability; environmental improvements, trees and landscaping, reference should be made to the Dundee Urban Design Guide and the Scottish Executive’s guidance in A Policy on Architecture for Scotland (2001) and A Policy Statement for Scotland Designing Places (2001).

62.6 The Dundee Urban Design Guide is Dundee’s specific response to the Scottish Executive’s “A Policy Statement for Scotland Designing Places”, in the affirmation of design quality as a material consideration in determining planning applications.

62.7 Policy 4 Design of New Housing and associated Appendix 1 provide further guidance on new housing development standards that residential development must comply with.

back to contents page Dundee Local Plan Review 2005 95 POLICY 55: URBAN DESIGN

For all new developments the emphasis will be on design quality and the City Council will seek the creation of new public places and points of interest which incorporate architectural and landscape features and reflect and enhance historic street layouts, significant views and vistas. All development should respect the setting of listed buildings.

The City Council require the use of Design Statements for planning applications or listed building applications for new buildings or extensions to existing buildings on significant sites.

All development will, in its design and layout, be expected to contribute to an environment which is safe and accessible to all.

96 Dundee Local Plan Review 2005 back to contents page 63 PUBLIC ART

63.1 Public Art is a means by which artists and their patrons can enrich their developments, open space, and cultural heritage by adding to the visual interest and quality of the City’s environment. Artworks can take the form of “stand alone” pieces, functioning elements on buildings or in public spaces or temporary works, crafts and community-based works.

63.2 The City Council will promote the inclusion of Public Art using a Percent for Art Policy whereby developers shall provide a minimum 1% of the estimated development costs to the inclusion of Public Art within that development. In this way, developers can enhance and humanise the public realm in private developments and in the City in general by : · providing high-quality art in publicly accessible spaces ; · creating exciting, harmonious and people friendly spaces, streets and developments ; and · continuing to add to the City’s cultural wealth and heritage.

POLICY 56: PUBLIC ART

The City Council will continue to support Public Art through the adopted Public Art Strategy and the Percent for Public Art Policy by: a implementing the “Percent for Public Art” policy where all new development in Dundee with construction costs of £1,000,000 or over will be required to allocate at least 1% of the construction costs for the inclusion of an art project/s in a publicly accessible/visible place or places within their development. The implementation of the policy will be delivered through the development control process by the imposition of appropriate conditions on planning permission and the conclusion of legal agreements; and b involving the Dundee Public Art Programme at every opportunity in future environmental improvements and building developments; and c encouraging and developing the role of the artist within private sector developments; and d promoting the development of the community arts in residential areas; and e identifying sites through Development Briefs where public art would make a contribution to the streetscape, City image or local environment.

back to contents page Dundee Local Plan Review 2005 97 64 VISUAL IMPACT ON MAJOR ROUTES

64.1 The Ambassador Routes Concept seeks to address constraints in the physical environment which inhibit growth and investment in a number of strategically important areas of the local economy. The Ambassador Routes Concept encompasses facilities and features set in a high quality landscaped environment.

64.2 The core aim of the Concept is to achieve a consistent good image across the whole City and provide a high standard landscaped environment from arrival at the City boundary to visitor destinations. Where Ambassador Routes pass through existing communities, environmental improvement of the routes contributes to area regeneration. The Ambassador Routes Design Guide is presently used and will continue to be used for design advice to developers.

64.3 The selected routes are the main vehicular approaches that connect the national road network to the City Centre from the north, south, east and west plus the Marketgait, and the Kingsway which is regarded as a through route. They are the principal access corridors used by the majority of visitors to the City carrying in excess of 20 million vehicles per annum.

64.4 As a result of the success of Ambassador Routes projects, the concept is being extended through this Local Plan to include the other major routes of the Kingsway and Marketgait. Environmental projects on major routes will continue to enhance the major entry points into Dundee city by the quality of the landscape design thus addressing the outdated negative perceptions of the City.

POLICY 57: VISUAL IMPACT ON MAJOR ROUTES

The City Council in association with other agencies will seek to further the implementation of the major routes concept, subject to finance being available, where the objectives will be to: a improve the image of Dundee; and b create a memorable image on arrival to Dundee that will have an imposing presence both day and night; and c improve the quality of the environment. In relation to visual amenity, highly visible primary frontages, and certainly those within 25 metres of the kerb line (depending on local circumstances) will be required to abide by the guidelines within the Ambassador Route Design Guide.

98 Dundee Local Plan Review 2005 back to contents page 65 FAÇADE ENHANCEMENT GRANT SCHEME

65.1 Building deterioration is often linked to the under-use of certain floors and the general lack of maintenance in commercial areas. The Council will use its powers along with those of other bodies to create a mechanism to upgrade the City’s buildings, particularly in the City Centre. As a result of the success of the Façade Enhancement Grant Scheme in the City Centre, parts of the Hilltown and Albert Street are now able to participate in the scheme. Within the limits of available budgets, the City Council will financially support approved façade enhancement schemes which will redress the incoherent character of certain City Centre locations and specific areas within the Hilltown and Albert Street District Centres.

65.2 The aim of the Façade Enhancement Scheme is to support the repair and retention of traditional features that contribute to the enhancement of an area’s character, and the appropriate replacement of some outdated elements with historic based or contemporary based design solutions and use of Public Art. Partnership and joint working in association with Public Art and other environmental improvement schemes is imperative to the success of the Facades Enhancement Grant Scheme.

POLICY 58: FAÇADE ENHANCEMENT GRANT SCHEME

The City Council will promote a Façade Enhancement Grant Scheme which will seek to reintroduce the once coherent character of the streetscape of the City Centre and specific areas in the District Centres. It is paramount that where upper floors exist, these are occupied and in a good state of repair prior to any grant being offered.

back to contents page Dundee Local Plan Review 2005 99 66 ALTERNATIVE USES FOR LISTED BUILDINGS

66.1 Under the Planning (Listed Buildings and Conservation Areas)(Scotland) Act 1997, as amended, the Scottish Executive compiles lists of buildings of Special Architectural or Historic Importance. The listing of buildings has a valuable role to play in the retention of important buildings.

66.2 The future survival of historic buildings depends on viable uses, effective maintenance and repair, and minimising the impact of adaptation and modernisation on historic fabric.

66.3 Generally, where the existing use of a listed building has ceased, new uses giving rise to the least impact on historic fabric will be encouraged. It is usually in the best interests of an historic building if it can be retained or returned to the use for which it was designed, although it is accepted this is not always appropriate or practical.

66.4 Buildings have varying degrees of importance and this will be a consideration when deciding the future reuse of the building.

POLICY 59: ALTERNATIVE USES FOR LISTED BUILDINGS

Suitable alternative uses will be considered for listed buildings where this is necessary to secure their future. Any adaptation of the fabric must be undertaken carefully and sensitively and have minimum impact on the architectural and historic interest, character and setting of the building. Reference should be made to other policies in the Plan.

100 Dundee Local Plan Review 2005 back to contents page 67 ALTERATIONS TO LISTED BUILDINGS

67.1 On occasion, it may be necessary to alter listed buildings to secure their continuing use. Alterations should normally be kept to a minimum and should enhance the appearance of the building. Consent is required for any alteration, whether external or internal, considered likely to affect the character of the building. Extensions to listed buildings should be of a suitable scale to the existing building and space around it. The Council seeks to minimise the damaging impact of any necessary alterations.

67.2 In relation to the following specific works, reference should be made to the Memorandum of Guidance on Listed Buildings and Conservation Areas for further advice: window and door alterations, advertisements, shopfronts, roller shutters, treatments to masonry and painting and use of materials.

POLICY 60: ALTERATIONS TO LISTED BUILDINGS

The alteration of a listed building will only be acceptable where the proposals have regard to the preservation or enhancement of its architectural or historic character. Alterations will not be permitted where the works would diminish the architectural integrity of the building or its historic interest.

The City Council will provide specific supplementary guidance on the following: window and door alterations, advertisements, shopfronts, roller shutters, treatments to masonry and painting and use of materials.

back to contents page Dundee Local Plan Review 2005 101 68 DEVELOPMENT IN CONSERVATION AREAS

68.1 Conservation Areas are one of the measures available to local authorities in protecting the quality of the built environment. Positive management of these areas is vital if their character and appearance is to be protected and enhanced. Conservation Areas provide opportunities to introduce good quality modern design and bring together old and new to create an attractive evolving urban landscape.

68.2 Dundee currently has 16 Conservation Areas which have quite distinct features. Three of these have been designated as outstanding by Historic Scotland.

68.3 In all Conservation Areas the City Council has powers, (Article 4 directions), to ensure that minor works, not normally requiring planning permission, are subject to control and are undertaken in a manner which preserves or enhances the character and appearance of a building or area. These controls will be used positively to ensure that development or changes to the environment are carried out sympathetically.

POLICY 61: DEVELOPMENT IN CONSERVATION AREAS

Within Conservation Areas all development proposals will be expected to preserve or enhance the character of the surrounding area. This will require the retention of all features which contribute to the character and appearance including unlisted buildings of townscape interest, trees and landscape features and the historic pattern of streets and spaces, as identified in the Conservation Area management plans to be advanced in the near future.

102 Dundee Local Plan Review 2005 back to contents page 69 DEMOLITION OF LISTED BUILDINGS AND BUILDINGS IN CONSERVATION AREAS

69.1 Consent for the demolition of a building is required if the building is listed or situated within a Conservation Area. It must be fully demonstrated that the retention of the building is impractical before the City Council will support the demolition of a listed building, or any building worthy of retention in a Conservation Area.

69.2 Before approving demolition proposals, the Council will require proposals for the redevelopment or treatment of the cleared site to prevent the appearance of unsightly gaps. For further guidance in relation to the provision of documented evidence reference should be made to the Memorandum of Guidance on Listed Buildings and Conservation Areas published by Historic Scotland.

POLICY 62: DEMOLITION OF LISTED BUILDINGS AND BUILDINGS IN CONSERVATION AREAS

Applications for the demolition of a listed building or building that is worthy of retention in a Conservation Area must be fully supported by reports on the condition and marketing history of the building along with a feasibility study which explores the viability of retaining the building in active use.

Where the demolition of buildings is permitted, applications must be supported by acceptable proposals for the redevelopment or treatment of the cleared site.

back to contents page Dundee Local Plan Review 2005 103 70 ADVERTISING

70.1 Advertisements are designed to create high visual impact. They can add colour and interest to the commercial street scene and individual buildings. Advertisement hoardings can fulfil a useful function in screening unsightly temporary building work or vacant land. Nevertheless, the scale and location of hoarding advertisements can be inappropriate in residential areas, Conservation Areas, adjacent or opposite listed buildings and where traffic and pedestrian safety is impaired. It is important in view of the character of our streetscapes and the scale of individual buildings to achieve a balance in permitting advertising adequate to meet the needs of commerce, appropriate to the retention of the quality of the built environment and the maintenance of traffic and pedestrian safety.

70.2 Under the terms of Regulation 8 of the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984 an Area of Special Advertisement Control, covering the Overgate Centre and its surrounding area came into force on 18 January 2002. This Order restricts the display of advertisements within the designated area in the interests of amenity. The City Council will prepare supplementary guidance on advertising.

POLICY 63: ADVERTISING

In determining the acceptability of advertisement displays on buildings and advertisement hoardings, each case will be judged on its merits. The following two aspects will be carefully considered: a the impact of the proposal on the visual amenity not only of the property itself but also neighbouring properties and the surrounding area; and b the impact of the proposal on public safety, particularly the safety of pedestrians, drivers and other road users.

104 Dundee Local Plan Review 2005 back to contents page 71 SCHEDULED MONUMENTS AND SITES OF ARCHAEOLOGICAL INTEREST

71.1 Archaeological sites and monuments provide a valuable insight into the evolution of our built environment, society and culture. Archaeological remains are an irreplaceable part of the historic environment and a finite resource which needs to be carefully managed and protected. Protecting and managing the historic environment in all its form is an important part of the sustainable development strategy of this Local Plan. The Scottish Executive, through its National Planning Policy Guideline 5, “Archaeology and Planning”, and the accompanying Planning Advice Note 42, “Archaeology - the Planning Process and the Scheduled Monument procedures”, encourages preservation of the City’s important heritage of monuments, sites and landscapes of archaeological interest, for the education and enjoyment of present and future generations. The preservation of sites of archaeological significance and their settings is a material consideration in determining planning applications.

71.2 Where the development is considered to be acceptable and it is not possible to preserve the archaeological resource in situ, the developer will be required to make arrangements for an archaeological investigation. This will include excavation and recording prior to the start of any development. Any development which would affect a Scheduled Monument can only be carried out with the prior written permission of the Scottish Ministers (called Scheduled Monument Consent).

71.3 The City has a rich and lively history reflected in its many archaeological sites and monuments of regional and local significance. In the past development sites have often revealed archaeological remains and such sites of archaeological interest should be recorded in the Council’s Sites and Monuments Record. It follows that sites which have not been disturbed in modern times retain the potential to reveal important archaeological information about the City’s past. As a result, a large part of the City Centre has been informally designated an “Area of Archaeological Potential” due to the confirmed or likely survival of archaeological remains and features within this area, which could help chart the City’s historic origins and development.

back to contents page Dundee Local Plan Review 2005 105 POLICY 64 : SCHEDULED ANCIENT MONUMENTS AND ARCHAEOLOGICAL SITES

Developments will not be permitted which would destroy or adversely affect Scheduled Ancient Monuments or other important archaeological or historic sites or their settings unless it can be demonstrated that: a there is significant and overriding public interest to be gained from the proposed development that outweighs the archaeological importance of the site. In the case of Scheduled Monuments, the development must be in the national interest in order to outweigh the national importance which attaches to the preservation of Scheduled Monuments; and b there is no appropriate alternative location for the proposal; and c the proposal has been sited and designed to minimise damage to the archaeological remains.

POLICY 65: ARCHAEOLOGICAL SITES

Where any proposal could affect a site of known archaeological importance or potential, the applicant will be required to provide an assessment of the archaeological value of the site and the likely impact of the proposal on the archaeological resource. Such an assessment will require a field evaluation to be carried out to the reasonable satisfaction of the Council, to determine: a the character and extent of the archaeological remains; and b the likely impact of the proposal on the features of archaeological interest; and c the ways in which the development proposal can be amended or designed in order to mitigate its impact on the archaeological remains.

Where the development is considered to be acceptable and it is not possible to preserve the archaeological resource in situ, the developer will be required to make arrangements for an archaeological investigation. This will include excavation and recording prior to the start of any development. Planning conditions will be used and agreements sought to secure these arrangements. Similarly, where development is proposed for any site considered to be of potential archaeological interest within the City Centre Area of Archaeological Potential, the applicant will be required to provide an assessment of the archaeological value of the site and the likely impact of the proposal on the archaeological resource.

106 Dundee Local Plan Review 2005 back to contents page 72 EXPANDING AND ENHANCING THE EXISTING OPEN SPACE NETWORK

72.1 Open spaces are important for our quality of life, the quality of our environment and enhancing the city’s attraction as a place to live, work, invest and visit. As well as acting as the city’s green lungs, they have a direct bearing on how communities perceive their own local environments and how others perceive the city as a whole. Uninviting, uninteresting or poorly managed spaces contribute to poor quality environments and have a negative impact on community wellbeing. In contrast, quality spaces create a strong sense of place by defining the character and identity of the city.

72.2 Open spaces also provide opportunities for communities to take an active part in caring for their local environment and achieve healthier lifestyles through sport, recreation and play. Interconnected networks have added benefits in terms of facilitating the movement of people and wildlife, and providing links with the countryside.

72.3 The Council is pursuing a long-term, strategic approach to the provision, use and management of open space. There will be a presumption in favour of proposals that extend and improve the quality, safety and accessibility of the existing network, and a general presumption against the development of open space.

72.4 The Council will audit and rigorously assess the supply and quality of existing open space in Dundee as a basis for establishing future provision levels and identifying opportunities to improve the supply and quality. Supplementary Guidance will be prepared, as highlighted in Part 1 of this Local Plan, so that developers, the Council and its main partners can work together to improve open space for the benefit of the City and provide a legacy for future generations. In the period leading up to the preparation of Supplementary Guidance, developers will be required to provide open space as part of new development in accordance with the National Playing Fields Association Six Acre Standard. back to contents page Dundee Local Plan Review 2005 107 POLICY 66: EXPANDING AND ENHANCING THE OPEN SPACE NETWORK

Development proposals that extend and improve the existing open space network will be generally supported where they satisfy policies in the Plan and : a enhance the framework for development ; b improve local environmental quality ; c provide opportunities for outdoor leisure and recreation ; d create and enhance wildlife habitats ; e provide opportunities for outdoor environmental education and lifelong learning ; f support sustainable drainage ; and/or g provide walking and cycling opportunities.

Open space must be well located, designed and managed. Ideally spaces should be capable of being adapted to other types of open space to provide future flexibility. Lower intensity maintenance regimes will be supported where they contribute towards biodiversity, Best Value and will not have an adverse impact on local amenity issues or road traffic and pedestrian safety.

108 Dundee Local Plan Review 2005 back to contents page 72A : PROTECTION OF EXISTING OPEN SPACE

72A.1 Improvements to the network must not be undermined by the piecemeal erosion of existing open space. By the same token, the protection of open space cannot be inflexible, and so the Council will treat redevelopment proposals on their individual merits, having particular regard to the needs of communities. The policy approach makes a clear distinction between playing fields and sports pitches, and other types of open space in support of current national guidance.

Playing Fields and Sports Pitches

72A.2 All public and private playing fields and sports pitches are potentially significant in terms of their value to sport, local communities and the environment. Where they are no longer required for their original purpose, the most appropriate alternative uses will be for other sports or recreational facilities.

72A.3 The open space audit and assessment will reveal whether there is any long term excess of playing fields, sports pitches and open space in Dundee, having regard to current and future needs as well as recreational and amenity issues. At least until such times as the open space audit and assessment is complete, there will be a presumption against the redevelopment of playing fields and sports pitches. Policy exceptions will only be acceptable where there is a long term excess of pitches, playing fields and public open space in the area. There should be no overall loss in the number of playing field or pitch sites, so that a strategic reserve is retained for future generations. Piecemeal erosion by a succession of small developments will be guarded against. In the intervening period, the onus will be placed on applicants to demonstrate to the Council’s satisfaction that a long term excess of playing fields, sports pitches and open space exists.

72A.4 Exceptional proposals must also either constitute an important, strategic development in which compensatory space will be provided in or adjacent to the same community; involve replacement of an existing playing surface; or facilitate relocation of playing fields or pitches to more central locations or a brownfield site. Where playing fields or pitches are being resurfaced or relocated, disruption to existing users must be minimised.

72A.5 Any significant change to this policy approach arising from the Council’s strategic audit and assessment, or changes to national policy guidance will require an alteration to the Local Plan.

back to contents page Dundee Local Plan Review 2005 109 POLICY 66A: PROTECTION OF PLAYING FIELDS AND SPORTS PITCHES

There is a presumption in favour of retaining playing fields and sports pitches in Dundee. They should not be redeveloped unless the Council is satisfied that they are no longer required for their original purpose and there is a clear long term excess of pitches, playing fields and public open space in the wider area, having regard to the site’s recreational and amenity value plus the needs of future generations. In addition the following criteria must also be satisfied: a the proposals affect part of the site that has lesser sports and amenity value and will improve the sports, recreational and amenity value across the remainder of the site (e.g. grass pitches will be replaced on-site with an all weather surface); or b compensatory open space of at least equal benefit and accessibility will be provided in or adjacent to the community most directly affected, resulting in an overall improvement to existing facilities and the amenity of the area (e.g. relocating existing pitches to a more central location within the community most directly affected; or c development plans require the site for an important, strategic development, following examination of all possible alternative sites, and replacement provision of equal community benefit will be created in or adjacent to the community most directly affected.

Proposals must be consistent with policies elsewhere in the Plan and must not adversely affect the character or setting of an Historic Garden or Designed Landscape. Replacement provision must be made available in a playable condition before the existing facilities become unavailable. Where this is impractical, developers must provide sufficient justification and the Council will require replacement in the short term to an alternative agreed timetable. Compensatory arrangements must be secured by applicants to ensure that the sporting needs of displaced users are suitably catered for, to the satisfaction of the Council.

Other Types of Open Space

72A.6 At least until such times as the strategic audit and assessment of open space has been completed and related Supplementary Guidance has been fully consulted upon and approved by the Council, all other types of open space should also be retained.

72A.7 Development proposals will only be allowed in exceptional circumstances which satisfy the broad thrust of the criteria listed in Policy 66A, or where they are consistent with a park masterplan, strategy or programme approved by the Council to improve the management of open space. Exceptional redevelopment proposals that facilitate the reuse of vacant brownfield sites or relocate underused open space onto more centrally located sites within communities will be afforded special consideration.

110 Dundee Local Plan Review 2005 back to contents page POLICY 66B: PROTECTION OF OTHER OPEN SPACE

There will be a presumption against the development or redevelopment of all other open space within the Local Plan area unless:

a the broad principles of criteria listed in Policy 66A are satisfied; or

b the proposals are consistent with a park masterplan, strategy or programme approved by the Council to improve the management of open space.”

back to contents page Dundee Local Plan Review 2005 111 73 OPEN SPACE MAINTENANCE

73.1 Open spaces in new developments are only fully effective if they are properly maintained. It is important that maintenance regimes are consistent with the particular type and use of open space to ensure its future safety and integrity.

73.2 The Council can make provision for open space maintenance in new housing developments through planning conditions or agreements on planning consents. There are several options available to developers. The Council will adopt open space in new housing developments where the scheme of landscaping has received prior approval, any play equipment meets appropriate European safety standards, and the developer pays a commuted sum to provide for the future maintenance of that open space, as well as the legal costs of transferring the ground to the Council.

73.3 Alternatively, developers may provide open space in accordance with a scheme approved by the Council, transfer ownership of the ground to a suitable third party, and pay a commuted sum to cover long term maintenance costs, or hand over the maintenance costs to the residents of the new development. Where the latter is set out in the sale agreement, residents effectively share the cost of maintaining the open space, usually on an annual basis. Suitable third parties might include a not-for-profit organisation.

73.4 The Council will continue to work with developers and other bodies to seek the best mechanisms and funding for the long term maintenance of open space in new developments, based on these options.

POLICY 67: OPEN SPACE MAINTENANCE

The Council will apply planning conditions or agreements to planning consents to make suitable provision for the long-term maintenance of open space in new housing developments, based on the following options : a open space will be adopted by the Council, subject to appropriate agreements with the developer over the scheme of landscaping and annual maintenance, including payment of a commuted sum to cover annual maintenance costs; or b a developer may lay out the open space, transfer the land to a suitable third party, and either i pay a commuted sum to cover maintenance costs; or ii hand over the maintenance costs to residents of the new development. This latter option should be clearly set out in the sale agreement so residents agree to effectively share the cost of maintaining open space on an annual basis. The primary function of any newly created open space must not change without prior written approval of the Council.

112 Dundee Local Plan Review 2005 back to contents page 74 DUAL USE OF OPEN SPACE PROVISION WITHIN SCHOOL GROUNDS

74.1 School grounds provide opportunities for both formal sports and informal community recreational activities outwith school time. The Council supports the dual use of open space within school grounds, particularly in areas of deficiency identified in Supplementary Planning Guidance.

POLICY 68: DUAL USE OF OPEN SPACE WITHIN SCHOOL GROUNDS

The Council supports the opening up of outdoor space in school grounds for community use, particularly in areas of deficiency for outdoor sport, recreation and play as identified in Supplementary Guidance.

back to contents page Dundee Local Plan Review 2005 113 75 GREEN ACCESS CORRIDORS

75.1 The Green Circular is a shared cycle and pedestrian route that encircles the City, providing largely recreational access to parts of the existing open space network. Green access corridors like this provide opportunities for recreational walking, cycling and horse riding trips in pleasant, safe surroundings. Their popularity is shared amongst citizens and visitors, as well as commuters travelling to employment areas on foot or by bicycle.

75.2 As part of the Outdoor Access Strategy, the Council is promoting new shared surface paths across the City, some of which will join up with the Green Circular. These will provide new opportunities for access, facilitating movement between communities and the surrounding countryside.

75.3 Green access corridor proposals will be required to make a significant contribution to local environment improvement through the creation of new or enhancement of existing habitats, site interpretation and signage, provision of informal recreational spaces such as picnicking areas, and the application of sustainable drainage techniques. Proposals will be required to demonstrate compliance with Supplementary Guidance.

POLICY 69: GREEN ACCESS CORRIDORS

The nature conservation, amenity and educational value of existing green access corridors will be safeguarded against inappropriate development and enhanced by the Council and its partners through a package of landscaping improvements, Public Art, signage and other complementary outdoor recreation facilities. All improvements will be required to demonstrate compliance with Supplementary Guidance.

The Council will support the creation of new green access corridors to help consolidate the open space network and improve recreational and commuter access. Opportunities for creating new green access corridors will be promoted by the Council as part of planning consents for new development and in conjunction with key partners.

114 Dundee Local Plan Review 2005 back to contents page 76 SEMI-NATURAL GREENSPACES OF LOCAL NATURE CONSERVATION IMPORTANCE

76.1 Semi-natural greenspaces can be found throughout the City typically within Parks, along the banks of the Dighty Burn, in residential areas and on the urban fringe. Some of these greenspaces have particular nature conservation interest in the local context and have been identified as Sites of Importance for Nature Conservation (SINCs). SINCs vary in size from extensive areas of broad-leaved woodland to much smaller fragments of locally scarce habitats and species. They will be safeguarded from inappropriate development and their conservation value enhanced through sympathetic management and maintenance.

76.2 The Dighty, Fithie and Murroes Burns have also been given SINC status in recognition of their fisheries interest.

76.3 Semi-natural areas with a lower nature conservation value, high public usage and the potential to develop into a significant community resource have been identified as Community Wildlife Sites. These include areas actively used by schools for environmental education activities.

76.4 The above diagram shows the distribution of all SINCs, Local Nature Reserves and Community Wildlife Sites in Dundee. These are detailed in Appendix 6 to the rear of the Plan.

76.5 Stretches of semi-natural greenspace along the Dighty Burn and on back to contents page Dundee Local Plan Review 2005 115 the north side of Riverside Drive are identified as Wildlife Corridors to promote habitat continuity and support biodiversity conservation. These are the only two true Wildlife Corridors in the City and hence all other Wildlife Corridors currently designated in the Dundee Local Plan and the Urban Nature Conservation Subject Local Plan will be de- designated.

POLICY 70: SEMI-NATURAL GREENSPACES OF LOCAL NATURE CONSERVATION IMPORTANCE

Development proposals must not adversely affect the nature conservation qualities of Sites of Importance for Nature Conservation or Local Nature Reserves. Any development proposals affecting these sites must be accompanied by an ecological or similar assessment that details the likely impacts of the proposal on the conservation interests of the designation, along with proposed mitigation measures.

Development proposals that improve the conservation and educational value of Community Wildlife Sites shown on the Proposals Map will be generally supported. The conservation status of Community Wildlife Sites will be monitored and reviewed accordingly as improvements are implemented. Development proposals affecting Community Wildlife Sites will be resisted where their conservation and educational value have been significantly improved.

There will be a presumption against the development of semi-natural greenspaces within Wildlife Corridors shown on the Proposals Map, to minimise physical barriers to continuity, safeguard ecological integrity and promote biodiversity conservation. The Council will promote sympathetic maintenance of Wildlife Corridors to improve their nature conservation, community and educational value.

116 Dundee Local Plan Review 2005 back to contents page 77 FUTURE CEMETERY PROVISION

77.1 The Council is required to ensure an effective supply of burial land within Dundee. Spare capacity currently exists at Birkhill and Barnhill cemeteries, but there are no new lairs for sale at Eastern, Balgay and Western Cemeteries.

77.2 Additional burial land will need to be brought forward in the period prior to 2011. The Council will investigate the feasibility of extending Eastern and Birkhill cemeteries to increase the current supply. Further provision will be required in the period beyond 2011, particularly to meet the demand for burial sites towards the east of the city.

POLICY 71 : FUTURE CEMETERY PROVISION

The Council will investigate the feasibility of extending Eastern and Birkhill cemeteries to improve the supply of burial land in Dundee in the period to 2011. In addition, the Council will investigate the provision of new burial land towards the east of the city in the period beyond 2011. The following criteria will be used to help the Council identify potential sites to satisfy this longer term requirement : a land with limited development value in the east of Dundee ; b land that is capable of being made available within the necessary timeframe; c land with reasonable public transport access ; and d land that is not environmentally and aesthetically sensitive to the proposed use as a burial site.

back to contents page Dundee Local Plan Review 2005 117 78 TREES AND URBAN WOODLAND

78.1 Dundee has some 282 hectares of woodland, covering 4% of the City area. The majority of woodland is owned or maintained by the Council, with only a small percentage in private ownership. Most of the large woodlands can be found in the north and west fringes of the City in parks that originate from the 19th century. The main exception to this is the landscape planting around the Technology Park which was carried out towards the end of the 20th century. Smaller woodlands are found in the more built up areas of the City, and many of these are less than 1 hectare.

78.2 Dundee has a distinct imbalance in the number of young trees compared to semi-mature and mature trees. Young trees are the mature trees of the future and by failing to increase the amount of woodland coverage now, existing imbalances will become more extreme. The Dundee Urban Woodland Report prepared on behalf of the Council in 2000 recommended establishing 60 hectares of new woodland over the next 10-20 years to address imbalances in the age class distribution of existing woodland. The Council’s Tree Strategy and Urban Woodland Initiative will create a network of strategic tree planting and local urban woodland to enhance the City’s image, diversity and distinctiveness, encourage economic prosperity, contribute to the quality of life of existing communities and provide a civic legacy for future generations.

78.3 The Plan also recognises the wider environmental significance of trees and seeks to ensure that development proposals minimise disruption to healthy, mature trees wherever possible in terms of site layout and both during and after construction. Equally, the Council will ensure that landscaping schemes associated with development proposals are sufficient and appropriate to the type and setting of the development, and that provision is secured from developers for the on-going maintenance of newly landscaped areas. The Council will promote Tree Preservation Orders where expedient to do so to protect individual trees or groups of trees. In addition, Supplementary Guidance will be prepared covering all aspects of tree planting, maintenance, management and protection.

78.4 Whilst the Local Plan supports reuse of brownfield sites, not all vacant sites will lend themselves to physical redevelopment. Suburban communities will be targeted as pilot areas for temporary and permanent local urban woodland projects that promote the sustainable use of vacant land, improve environmental quality, contribute to health and well being, support local biodiversity, promote local stewardship or mitigate flooding.

78.5 The Council will work in partnership to improve the City’s image and landscape infrastructure through structural tree planting. This will include advance planting on major development sites, enhanced tree planting within Greater Camperdown Country Park and the City Parks, as well as the creation of new community forests on the urban fringe in conjunction with neighbouring Councils. These larger-scale schemes

118 Dundee Local Plan Review 2005 back to contents page will improve the age class distribution of trees across Dundee and enhance the City’s strategic landscape infrastructure for future generations.

POLICY 72: TREES AND URBAN WOODLAND

New developments must have regard to existing healthy mature trees, the survival and retention of which will be strongly encouraged through sensitive site layouts and both during and after construction. Where appropriate, development proposals must be accompanied by a tree planting and landscaping scheme which includes a supporting justification and sufficient map based material to document existing planting within the application site, as well as new planting and maintenance arrangements. The Council will promote Tree Preservation Orders to protect individual trees or entire planting schemes where expedient to do so.

The Council and its partners will pilot local urban woodland projects within suburban communities to provide sustainable land use treatment for vacant or underused land. Temporary urban woodland projects will be based on a ‘minimum cost, rapid impact, site recovery’ approach with interpretative signage, so not to preclude future development. Public access will be discouraged within these areas. In addition, peripheral vacant sites with little or no development value will be targeted by the Council and its partners for permanent urban woodland schemes.

The Council will also support advance planting on key development sites, enhanced tree planting within Greater Camperdown Country Park and the City Parks, as well as the creation of new community forests on the urban fringe in conjunction with neighbouring authorities.

back to contents page Dundee Local Plan Review 2005 119 79 NATURAL HERITAGE DESIGNATIONS OF INTERNATIONAL AND NATIONAL IMPORTANCE

79.1 Dundee has several nationally and internationally important natural heritage designations that focus on the Tay Estuary as it relates to the Council’s administrative boundary. These include its listing as a Ramsar site, its classification as a Special Protection Area and Special Area of Conservation, and its partial designation as a Site of Special Scientific Interest. There is a general presumption against development proposals that will adversely affect the conservation interests of these designations.

POLICY 73: NATURAL HERITAGE DESIGNATIONS OF INTERNATIONAL AND NATIONAL IMPORTANCE

Where development proposals are likely to have a significant effect on an area of natural heritage importance shown on the Proposals Map, they must be accompanied by an ecological or similar assessment that sufficiently establishes the impacts on the conservation interest of the designation.

In accordance with National Planning Policy Guideline 14, only in exceptional circumstances will the Council consider a proposal that is likely to have an adverse impact on a natural heritage designation of international or national importance. Where an international designation is affected, there must be sufficient documentary evidence provided by the applicant to demonstrate that: a there are no alternative solutions; and b there are imperative reasons of overriding public interest which outweigh the particular conservation interests of the area (including those of a social or economic nature).

Where a national designation is affected, applicants must provide sufficient documentary evidence to demonstrate that the adverse impact is clearly outweighed by social or economic benefits of national importance.

120 Dundee Local Plan Review 2005 back to contents page 80 NEW DEVELOPMENT IN THE OPEN COUNTRYSIDE

80.1 The present boundary of Dundee City is largely drawn closely around the existing urban area. In accordance with the Development Strategies of both the Dundee and Angus Structure Plan and this Local Plan, a number of development proposals have been identified on greenfield sites around the City.

80.2 It is, however, a stated objective of these Strategies to adhere to the principles of sustainability by, among other things, reducing the need to travel, supporting community regeneration and the re-use of brownfield sites and minimising the requirement for greenfield sites.

80.3 In support of this therefore, it is the intention of the Local Plan that new development in the open countryside, outwith those areas designated for such in the Plan, will only be permitted in specifically defined circumstances and that there will otherwise be a general presumption against all such development.

POLICY 74: NEW DEVELOPMENT IN THE OPEN COUNTRYSIDE

Within the areas designated as Open Countryside on the Proposals Map there will be a presumption against all new development unless: a the proposed development is located within an existing building group (see definition 1); or b the proposed development involves the restoration of an existing building worthy of retention (see definition 2); or c the proposed development is supported by an agricultural justification.

1 Building Group: A Building Group should form a compact unit and have a visually cohesive appearance. It should consist of either a minimum of 3 houses or one house with a further 2 buildings of an equivalent scale and form.

Over the Local Plan period permission will be granted for infill development enlarging the building group by one in groupings of up to 7 buildings or by two in the case of larger groups if all the following criteria are met : (a) the site has established and well defined boundaries giving an appropriate landscape setting within which development can be accommodated; and (b) the proposal is designed to the satisfaction of this authority and is in line with the advice contained within Planning Advice Note 36: Siting and Design of New Housing in the Countryside; and (c) the proposal, where located adjacent to agricultural buildings, will have a sufficient degree of separation to create a pleasant living environment insofar as this is compatible with (a) above.

2 Derelict Buildings To be considered worthy of retention the property must at least : (a) be stone built, of architectural merit and worthy of retention in the countryside; and (b) have four walls surviving to wall head height. back to contents page Dundee Local Plan Review 2005 121 81 SUSTAINABLE DRAINAGE SYSTEMS

81.1 Sustainable Drainage Systems (SUDS) are a well-recognised method of dealing with surface water in an environmentally friendly and economical manner. SUDS manage surface water on site as near to source as possible by slowing down the rate of run-off and treating it naturally, thereby allowing the release of good quality surface water to watercourses or groundwater.

81.2 Sustainable Drainage Schemes will require to be submitted as part of new development proposals, along with a Drainage Impact Assessment which show the impact of a 1 in 200 year rainstorm event. This includes individual household extensions and other small scale proposals that could have a cumulative effect on surface water run-off. Proposals that adopt an ecological approach to surface water management will be supported, as will those that promote habitat creation or enhancement by means of end pipe techniques. Applicants will also be required to demonstrate that surface water disposal will be controlled so that pre and post development run-off rates are at least equivalent. Ideally, all surface water discharges should be attenuated to mimic “greenfield” run-off.

POLICY 75: SUSTAINABLE DRAINAGE SYSTEMS

All appropriate development proposals must be accompanied by a Sustainable Drainage scheme at the time of submitting a planning application. This must be supplemented by a Drainage Impact Assessment that shows the impact of a 1 in 200-year rainstorm event. SUDS schemes should be designed accordingly so that if this event occurs, flooding will not be higher than 300 mm below floor level. In addition, proposals will be encouraged to adopt an ecological approach to surface water management and exploit opportunities for habitat creation or enhancement by forming wetlands or ponds, for example.

122 Dundee Local Plan Review 2005 back to contents page 82 FLOOD RISK

82.1 The insurance industry is no longer bound by insurance guarantee and companies will be able to refuse flood cover in areas where the flood risk exceeds a level established by the Scottish Executive. The Structure Plan requires that Local Plans identify areas liable to flooding based on information available to the Council. Such information requires detailed interpretation and is difficult to provide on a general basis. Land with a 0.5% annual probability of flooding or greater (i.e. a 1 in 200 year flood or greater) will be classed as high risk. There will be a general presumption against development in high risk areas, including essential civil infrastructure and proposals affecting previously undeveloped land. Within the built up areas, development proposals affecting high risk areas will only be considered acceptable where they are already protected by flood prevention works, or such works are either under construction or planned in accordance with the Dundee and Angus Structure Plan. These works must not increase the probability of flooding elsewhere. In addition, the Insurance Template will be applied to all housing development proposals, particularly within high risk areas, to establish acceptable levels of flood risk above and beyond the minimum 200 year standard of protection.

82.2 Having carried out an audit of areas within the City of areas liable to flood, it has been established that these are not extensive and are confined to specific localities. In conjunction with the Dundee Flood Appraisal Group, the Council will closely examine all applications for development to establish the level of risk, based on guidance from the Scottish Executive. In the first instance the Council will support proposals that are free from flood risk, where they are consistent with policies elsewhere in the Plan and providing that the proposals do not present any flood hazard either on site or at other locations.

82.3 Some types of development e.g. sports pitches are more capable of absorbing minor flood events and may be acceptable in areas where there is no significant risk.

back to contents page Dundee Local Plan Review 2005 123 POLICY 76: FLOOD RISK

There will be a general presumption against development in high risk areas as identified by the Council in conjunction with the Dundee Flood Appraisal Group based on a 0.5% or greater annual probability of flooding (equivalent to a 1 in 200 year flood or greater). This includes essential civil infrastructure and proposals affecting previously undeveloped land. High risk areas within the existing built up area may only be considered suitable for commercial, industrial and housing proposals that satisfy the Insurance Template where applicants can demonstrate to the satisfaction of the Council that : a Sufficient flood defences already exist, are under construction or are planned as part of the development strategy of the Dundee and Angus Structure Plan 2002. b Those flood defences will be maintained for the lifetime of the development and will not increase the probability of flooding elsewhere; and c The proposals are consistent with other policies in the Plan.

There will be a general presumption in favour of development in low to medium risk areas with a 1 in 1000 to 1 in 200 year annual probability of flooding, other than for essential civil infrastructure projects. Proposals must incorporate mitigation measures without giving rise to flooding or related problems elsewhere and without compromising policies elsewhere in the Plan. This includes housing proposals that do not satisfy the Insurance Template. However, the provision of flood prevention or protection structures will not normally be supported.

A Flood Impact Assessment will require to be submitted to accompany all development proposals in high and medium to low risk areas

Development in little or no risk areas where the annual probability of flooding is less than 1 in 1000 will be generally supported.

124 Dundee Local Plan Review 2005 back to contents page 83 RENEWABLE ENERGY AND ENERGY EFFICIENCY

83.1 The UK Government is committed to developing the country’s renewable energy industry in support of the Climate Change Programme. In 2000 it set a target that requires 10% of the UK’s electricity requirements to be met from renewable sources by 2010. The Scottish Executive has set a more ambitious target and by 2010, 18% of electricity generation in Scotland will require to be met from renewable sources. Revised National Planning Policy Guideline (NPPG)6 Renewable Energy recognises that Scotland possesses a large part of the UK potential for producing energy from wind, hydro and biomass sources. There are also opportunities for energy from waste and landfill gas developments and, in the longer term wave and tidal power.

83.2 Dundee already contributes to renewable energy supply via the waste to energy plant at Baldovie which utilises domestic refuse and helps reduce the requirement for landfill sites in accordance with the National Waste Strategy. Within the confined boundaries of Dundee City, it is impractical at present to identify opportunities for further renewable energy developments as the NPPG suggests. The Council will continue to support the ongoing operation of the Waste to Energy plant at Baldovie where this remains consistent with the Tayside Area Waste Plan and the identified waste management hierarchy. The Council will also continue to support small scale wind energy developments, having regard to environmental impacts and policies elsewhere in the Plan.

83.3 In addition, the Council will appropriately consider any new renewable energy systems that may arise over the Plan period due to technical development and innovation. Small scale technologies that assist delivery of the Scottish Community and Householder Renewables Initiative will be encouraged. The Council will also seek to improve the energy efficiency of its own housing stock, and will encourage housing developers to achieve high energy efficiency standards to reduce fuel poverty and improve quality of life, in accordance with the Home Energy Conservation Act 1995.

back to contents page Dundee Local Plan Review 2005 125 POLICY 77: RENEWABLE ENERGY AND ENERGY EFFICIENCY

The Council will continue to support the generation of renewable energy via the Waste to Energy plant in Dundee. Small scale wind energy developments will be favourably considered where they are consistent with other Environmental policies of the Plan, they do not necessitate ancillary developments that may have an adverse environmental impact, e.g. power lines, and where they have no significant adverse or cumulative effects on:

a neighbouring residential occupiers, other uses or road safety by reason of visual disturbance, noise emission, shadow flicker, reflected light or electro-magnetic influences; b landscape; and c aircraft activity or known flight paths of migratory birds.

Other small scale renewable energy and energy efficiency measures that benefit communities and households in Dundee will also be favourably considered where they are consistent with Environmental policies of the Plan.

126 Dundee Local Plan Review 2005 back to contents page 84 LOCATION OF TELECOMMUNICATIONS EQUIPMENT

84.1 Due to the continuing popularity of mobile telephones for both professional and personal communication, the Council continues to receive enquiries and applications for planning permission from operators for telecommunication masts and related apparatus in order that their networks can be maintained and enhanced. The Council fully recognises the economic, social and educational benefits that can be gained from an up to date and comprehensive telecommunications network.

84.2 Accordingly, the Council wishes all relevant parties to work together to create a mutually agreeable balance between planning and environmental objectives and those of a rapidly expanding and increasingly sophisticated industry servicing a growing customer base both nationally and locally. This can be achieved by promoting mast sharing where appropriate, innovation in design and the consideration and evaluation of alternative locational solutions. From a planning perspective, the principal objective must be the siting and design of masts and other structures to minimise the environmental impact on the City, whilst acknowledging the commercial objectives of operators. Therefore, operators are directed to industrial areas as first areas of search as opposed to residential and other environmentally or visually sensitive locations.

84.3 There are a number of sensitive areas where it is necessary to take positive steps to disguise or conceal telecommunications equipment. These visually and environmentally sensitive locations include: residential areas; Conservation Areas; Scheduled Monuments and their settings; and other significant archaeological sites; listed buildings and their settings; major routes as referred to in Policy 57 (which includes Ambassador Routes as in Policy 13 of the Council’s supplementary policies); and some types of public open space.

84.4 The Council encourages a partnership approach between itself and telecommunication Code System and other Operators and their consultants to the forward planning of “roll-out” programmes of proposed works.

84.5 Following a period of public consultation with the telecommunications industry and members of the public, the Council has approved (October 2001) detailed supplementary guidance that sets out its approach towards telecommunications development proposals. It is considered that this guidance accords with Government advice contained in National Planning Policy Guideline (NPPG) 19 “Radio Telecommunications” and Planning Advice Note (PAN) 62 “Radio Telecommunications”. Both of these documents (NPPG 19 and PAN 62) and the supplementary guidance referred to in Appendix 7 will be material considerations in determining planning applications for telecommunication developments.

84.6 When formally notified by operators of proposals that do not require back to contents page Dundee Local Plan Review 2005 127 the benefit of planning permission, the Council will, where necessary, offer best practice advice reflecting the existing supplementary guidance. As a result of the Local Plan consultation process, amendments require to be made to the Council’s supplementary guidance in relation to listed buildings. These will be advanced in the near future.

POLICY 78 – LOCATION OF TELECOMMUNICATIONS EQUIPMENT

Where appropriate, proposals for telecommunications equipment will be encouraged to mast share. Where the operator can demonstrate to the satisfaction of Dundee City Council that mast share is not a feasible proposition, then alternative solutions in terms of location and design, will be assessed with the objective of minimising the environmental impact on the City.

Dundee City Council’s supplementary guidance (as amended August 2003) will be a material consideration in the determination of applications for telecommunications developments. This guidance complies with National Planning Policy Guideline 19 and Planning Advice Note 62.

128 Dundee Local Plan Review 2005 back to contents page 85 CONTAMINATED LAND

85.1 Throughout the UK there exist extensive areas of land contaminated due to past industrial activities. These have resulted in many instances from large scale manufacturing activities including gas and chemical production, mineral extraction and steel production. While there is nowadays greater awareness of the contamination risks associated with manufacturing processes, difficulties may still arise due to, for example, poor management, accidents and inadequate knowledge of the substances involved. Part IIA of the Environmental Protection Act 1990 provides a new framework for Local Authorities to address the threats to health or the environment from contaminated land. The Act together with emerging regulations and guidance will provide the regime applying to contamination related risks associated with the current use of land, which include the powers to ensure appropriate remediation of sites. In 2001 the City Council published its Contaminated Land Strategy. This sets out its statutory responsibilities in relation to contaminated land and describes the process whereby it will identify such land.

85.2 With regard to intended uses of land, guidance is provided by Planning Advice Note 33 - Development of Contaminated Land. This includes the advice that local authorities should have regard to contamination when considering planning applications for sites where its presence is suspected. Where appropriate, planning permission may be subject to the implementation of measures to ensure that the land is made fit for its intended use.

85.3 In some circumstances, there may be a case for considering alternatives for the Local Plan’s allocation covering sites which are established to be contaminated. For example, in certain instances, the severity of the contamination associated with a site may be such that it cannot be economically remediated to allow for the allocated use. Where this can be established to be the case, higher value alternatives to the Local Plan allocation could be considered. These could generate sufficient cross funding to address the remediation requirement and stimulate the redevelopment of the site. Such an approach is especially relevant in the case of high profile sites whose redevelopment could bring significant environmental benefits for a wider area. However, alternatives to be allocated use of such sites would need to be justifiable in terms of the other policies of the Local Plan.

back to contents page Dundee Local Plan Review 2005 129 POLICY 79: CONTAMINATED LAND

When considering development proposals involving sites where the presence of contamination is suspected, the City Council will require applicants to :

a submit the results of site investigations which assess the nature and extent of any contamination which may be present; and b where contamination is found to be present, notify the authority of the remediation measures proposed to render the site fit for its intended use including all receptors.

Appropriate conditions and/or legal agreements may be applied to ensure that such measures are implemented to the satisfaction of the Council.

Alternatives to the uses permitted by the Local Plan may be supported on contaminated sites in instances where evidence can be presented to establish that the severity of contamination is such that the site cannot be economically developed for its allocated use. In such instances the City Council will require to be satisfied that:

· clear evidence has been provided to establish the nature and extent of the contamination present;

· an economic appraisal has been provided which demonstrates that development based on the Local Plan allocation is not economically feasible due to the remediation requirement;

· justification for the proposed alternative to the Local Plan allocation is supported by economic and market appraisals which include the assessment of other potential options; and

· the proposed alternative use can be justified in relation to other policies of the Local Plan.

130 Dundee Local Plan Review 2005 back to contents page 86 WASTE MANAGEMENT FACILITIES

86.1 The coming years will see fundamental changes in the approach to waste management in the U.K. Change is being driven by European legislation and by a growing recognition of the environmental impact and unsustainability of current waste management arrangements. A consequence will be that the practice of burying most of the country’s household wastes in landfill sites will no longer be acceptable. The National Waste Strategy : Scotland provides the framework whereby Scotland can reduce the amount of waste it produces and deal with waste which is produced in a more sustainable way. It also sets out how the requirements and targets of a number of European directives on waste, including the Landfill Directive, can be achieved. The waste hierarchy is a key concept underpinning the National Waste Strategy. This involves minimising the production of waste in the first instance, followed by re-use, then the recovery of value from waste through recycling and energy recovery. Only when these options have been rejected as unsuitable should disposal to landfill be contemplated.

86.2 The requirements of the National Waste Strategy will be addressed at a more local level by the Tayside Area Waste Plan. This was prepared by a partnership comprised of Dundee City Council, the Scottish Environment Protection Agency, Angus and Perth and Kinross Councils and a representative of the community recycling sector. The Tayside Area Waste Plan sets out the Best Practicable Environmental Option (BPEO) for the collection and management of Municipal Solid Waste in Tayside. It proposes a fully integrated approach involving waste minimisation, re-use, recycling and composting activities. This will require the provision of a range of new facilities including additional mini-recycling centres, a materials recycling facility, additional composting facilities and, in the longer term, new landfill capacity. It will also continue to rely heavily on energy from waste. It should be noted that the present Area Waste Plan addresses only Municipal Solid Waste. Broadly speaking, this is household waste and other wastes collected by, or on behalf of, the local authorities. Commercial and industrial wastes not collected by the local authorities will be the subject of further research by SEPA prior to consideration in future Area Waste Plans.

86.3 The Dundee and Angus Structure Plan provides broad strategic guidance for the future provision of waste management infrastructure. Local Plans have an important role in providing a more detailed land use policy framework setting out locational guidance and related environmental safeguards for the new facilities associated with the Area Waste Plan. The Area Waste Plan highlights the need for a number of key facilities which will be required over the Local Plan period to implement the Tayside BPEO for Municipal Solid Waste. Sites will require to be identified for the following : · Clean Material Recovery Facility (MRF) there is likely to be a requirement for one or possibly two of these facilities from 2006 onwards. The preference is for a railhead location, probably in either Dundee or Perth. back to contents page Dundee Local Plan Review 2005 131 · Composting Facilities in-vessel composting facilities will be required to handle the composting of increasing quantities of biodegradable material.

· Mini Recycling Points there will be a need for additional mini recycling points to facilitate segregated kerbside collection of recyclates. By the end of the Plan period Dundee will require at least 40 of these facilities.

86.4 However, further work will be required by the Area Waste Group before it is possible to provide a more specific planning policy framework and locational guidance for the new waste management infrastructure which will be required in Dundee (and elsewhere within Tayside). The City Council proposes as a matter of priority to produce Supplementary Guidance to the Local Plan setting out more detailed requirements regarding the provision and location of new waste management infrastructure. This will include guidance on the provision of recycling facilities within new residential and commercial developments and criteria to guide the siting of new mini recycling points. The Guidance will be the subject of consultations with SEPA, the Tayside Area Waste Group and other interests as appropriate. In the meantime there is a need to ensure that development proposals for waste management facilities in Dundee do not conflict with the Tayside Area Waste Plan and also to provide safeguards for the natural, built and historic environment.

86.5 The concept of sustainable development underpins all of the City Council’s corporate policies. Waste minimisation and recycling are integral to all of its construction projects. Demolition projects, for example, are undertaken in a manner which ensures that materials are suitably segregated with a view to future reuse. Consideration will be given to the means of encouraging developers in general to contribute to waste minimisation and to the use of recycled construction materials where appropriate.

132 Dundee Local Plan Review 2005 back to contents page POLICY 80: WASTE MANAGEMENT FACILITIES

The City Council supports the policy of self-sufficiency for waste management within the Tayside Waste Plan Area. Development proposals for waste management facilities in Dundee will only be supported where they: a are in accordance with the Development Strategy and BPEO as set out by the Tayside Area Waste Plan; b accord with the proximity principle; c avoid air, noise, land, surface water and groundwater pollution; d avoid areas of flood risk and potential sea level rise; e minimise impact on the natural, historic and built environment; f safeguard the amenity of surrounding areas; and g minimise effects of traffic on the road network. Where appropriate and as prescribed in the appropriate Regulations, development proposals will require to be accompanied by an Environmental Statement and Transport Assessment.

Proposals for waste management facilities which satisfy the above criteria will be acceptable within General Economic Development Areas provided they also meet the Policy 26 criteria relating to other uses of a wider industrial nature.

Key existing waste management sites will be safeguarded for future waste management use and , where appropriate, for expansion, in keeping with the requirements of the Tayside Area Waste Plan.

Proposals for new housing and commercial developments will be required to make appropriate on-site provision to accommodate recycling facilities. This will include provision for the separate collection of recyclates within the curtilages of individual houses.

back to contents page Dundee Local Plan Review 2005 133 86A DEVELOPMENT OF OR NEXT TO MAJOR HAZARD SITES

86A.1 The Local Plan area contains a number of installations handling substances that require to be notified to the Health and Safety Executive (HSE) in the interests of public safety. The Council is also required to control the types of development permitted in the vicinity of these major hazard sites in exercise of its duties under EU Directive 96/82/EC (Seveso II).

86A.2 The Health and Safety Executive has advised the Council of consultation distances for each existing installation. These distances are typically made up of outer, middle and inner zones, with a presumption against sensitive developments progressively increasing towards the inner zone. The Council will formally consult the Health and Safety Executive in determining planning applications that fall within consultation distances, in accordance with SOED Circular 5/93. In particular, appropriate distances will be maintained between hazard sites and residential areas and areas of public use, so as not to increase the risk to people. As a general guide, developers should refer to advice on the siting of development in the vicinity of major hazard sites contained in the HSE Planning Advice for Developments near Hazardous Installations (PADHI).

POLICY 80A : DEVELOPMENT OF OR NEXT TO MAJOR HAZARD SITES

The Council will formally consult the Health and Safety Executive (HSE) over the siting of new hazard installations and where development proposals fall within established consultation distances of existing hazard sites. In determining such applications, the Council will have regard to specialist advice from the HSE.

The siting of new or extensions to existing hazard sites will not normally be permitted in close proximity to residential areas and/or areas of public use or interest, where the risk to people is likely to be significantly increased.

134 Dundee Local Plan Review 2005 back to contents page ACCESSIBILITY IN DUNDEE

SECTION POLICY/PROPOSAL page

87 Pedestrians Policy 81 : Pedestrians 136 88 Cycling Facilities Policy 82 : Cycling Facilities 138 89 Bus Transport Policy 83 : Bus Transport 140 90 Passenger Rail Services and Facilities Policy 84 : Passenger Rail Services and 142 Facilities 91 Rail Freight Facilities Policy 85 : Rail Freight Facilities 143 92 Road Network Policy 86 : Road Network 146 93 City Centre Car Parking Provision Policy 87 : City Centre Car Parking Provision 148 94 Residential Parking Policy 88 : Residential Parking 149 95 Airport Facilities Policy 89 : Airport Facilities 150 96 Roadside Services Policy 90 : Roadside Services 151 87 PEDESTRIANS

87.1 At some point on everyone’s journey they are a pedestrian. The need for good pedestrian facilities can be undervalued when designing new developments yet can be an important element in their economic and social success. This is particularly true given the compact nature of Dundee and the fact that less than half of the City’s households have immediate access to a car. Dundee City Council recognises the need to address pedestrian issues through improved pedestrian crossing facilities, reintroduction of Zebra crossings and other measures which offer greater priority to walking whilst improving the safety and attractiveness of the pedestrian environment. These measures will make an important contribution to a reduction in social exclusion. Care should be taken to ensure that the promotion of walking is undertaken in a manner appropriate to the specific situation at that location in order to achieve realistic benefits. In particular, all developments should ensure that pedestrian accessibility has been properly addressed. This includes reflecting desire lines and protecting the existing levels of accessibility, whilst taking opportunities for positive promotion of walking as an activity into or on a site, including access for persons with mobility difficulties. Proposals for the development of residential areas should actively promote low vehicle speeds of 20 m.p.h or less and Home Zone designs are welcomed.

87.2 Dundee’s access strategy highlights a vision of “a cohesive, City wide network of safe and accessible routes, which helps to improve the health and wellbeing of local people, brings together communities, and informs and inspires users of all ages”. To achieve this, Dundee’s Paths For All project will establish a number of key multi-user routes in the City from which a City-wide network can be established on the existing road and path network as well as along Green access corridors and into greenspaces. The primary element of this will be the Green Circular.

87.3 Good accessibility to and within the City Centre for pedestrians is of considerable importance. The inner ring road, whilst its existence was fundamental for the pedestrianisation in the City Centre, is still viewed as a barrier to pedestrian movement despite numerous crossing points having been provided. These crossing facilities are formed by a mixture of overbridges, subways and at-grade crossings. However, this does not suit all prospective users, particularly those with mobility difficulties and some crossings do not relate well to desire lines. Within the City Centre, pedestrianisation schemes and covered shopping malls give a more welcoming environment. It is recognised that there remains scope for further improvement to the pedestrian environment in the City Centre through protection from inclement weather and traffic movements.

back to contents page Dundee Local Plan Review 2005 135 POLICY 81: PEDESTRIANS

All developments should consider ease and safety of pedestrian access as a priority over all other modes. In particular, the implementation of measures designed to improve pedestrian safety, including footpath/footway provision and improvements, upgrading of streetlighting, provision of improved crossing points, construction of suitable traffic calming measures, and the reduction of speeds to 20 m.p.h. or less in residential areas where appropriate will be encouraged. In addition, the Council will welcome proposals for facilities which will promote increased pedestrian activity on and around development locations. The establishment and use of paths and access routes for both recreation and commuting purposes is encouraged.

136 Dundee Local Plan Review 2005 back to contents page 88 CYCLING FACILITIES

88.1 Both ownership and usage of the bicycle have increased in recent times. Dundee City Council wishes to support this trend and welcomes the government targets of quadrupling bicycle use by 2012. To provide for cyclists, the City Council acknowledges that there are two distinct client groups – the leisure cyclist and the commuter, who can both demonstrate specific needs.

88.2 Dundee’s principal cycling facility is the Green Circular, which encircles the City. Although open, further enhancements and realignments are required. The protection of the Green Circular and other core paths must be assured when developments are proposed, both in terms of final outcome and availability of the route during construction works. Enhancements should also be made where the opportunity exists. With a recreational aim some elements of the Green Circular are also suitable for commuter use and form a basis from which a wider City-wide network of key routes can be implemented. Dundee also acts as a focal point for the National Cycle Network and North Sea Cycle Routes which, in the main, share the Green Circular route near the waterfront but provide important linkages into the wider countryside beyond Dundee City Council’s boundaries.

88.3 Developers have a key role to play in attaining a City wide network of routes. By thoughtful design, developments can provide many individual elements to improve access . Larger scale developments should include positive cycling measures in their Transport Assessments. Opportunities to complete or expand the cycle network and otherwise assist cycle movement and parking must not be lost when developments are proposed. Road network design can be influential in promoting safe and attractive conditions for cycling through lower traffic speeds, good lighting provision and appropriate car parking. Negative features such as road narrowings or roundabouts which can place cyclists in vulnerable situations should be avoided.

88.4 Cycle parking is an essential element of any network. Good, high quality provision is essential both at the owners home and at their destinations. In commercial developments cycle parking facilities will always be required and must be implemented in a manner which promotes usage. This necessitates locations adjacent to the building’s main entrances and closer than standard car parking. Cycle parking should also be secure, protected from weather where practical and be of an appropriate design.

back to contents page Dundee Local Plan Review 2005 137 POLICY 82: CYCLING FACILITIES

Dundee City Council will support the provision of both on and off- road facilities for cyclists. In particular it will: a continue to promote and improve recreational cycling opportunities with emphasis on enhancing the existing open space network, the Green Circular, National Cycle Network and North Sea Cycle Route as opportunities arise; and b require measures to improve and protect conditions for cyclists in the design of all new or upgraded roads; and c support the development of strategic cycle routes, for commuting and recreational needs; and d promote the development of green access corridors and other secondary routes linking into the main and strategic network, particularly links with schools, transport infrastructure, workplaces and leisure facilities; and e require the provision of appropriate cycle paths and cycle parking facilities in development proposals.

138 Dundee Local Plan Review 2005 back to contents page 89 BUS TRANSPORT

89.1 Levels of car ownership in Dundee are relatively low with around half of all households not having access to a car. In addition only a third of adults drive daily, making it essential to give support to alternative forms of mobility, and in particular bus transport.

89.2 Dundee is fortunate in having a well developed bus service, which largely addresses the needs of the population. The emphasis is not therefore on the basic provision of bus services, but on how the quality and effectiveness of service can be improved to service existing clients and attract greater usage.

89.3 To improve the marketability of bus transport as a mode of travel it must demonstrate benefits over the private car in terms of ease of use, speed, reliability and cost. To do this it is necessary to encourage bus priority measures through bus lanes and at controlled junctions. Research has demonstrated that significant gains could also be achieved by the improvement of passenger facilities, particularly information provision.

89.4 Dundee’s road network can present difficulties which can restrict the reliability of timetabled bus services. In particular, the Kingsway supports substantial east-west flows of traffic but in doing so presents a barrier for buses which offer a north-south service between housing areas and the City Centre. Ninewells Hospital and the immediately adjacent economic development areas are major trip generators but have an imbalanced level of bus service provision due to the road layout. To expand the potential of services in this area a linking bus road between the two sites will be established.

89.5 There exists limited scope for the provision of park & ride facilities within the Dundee City Council boundaries. Nevertheless, this is a style of facility which could have positive benefits on Dundee’s population and road congestion. In recognition Dundee City Council will support and work with neighbouring authorities to address the traffic implications caused by their residents to provide suitable sites and facilities within their administrative boundaries as and when opportunities arise.

back to contents page Dundee Local Plan Review 2005 139 POLICY 83: BUS TRANSPORT

Dundee City Council will promote: a the introduction of bus priority measures in accordance with the need to increase the attractiveness of bus services to the public and contribute to a reduction in traffic congestion. This will concentrate on the City Centre arterial routes and the crossing points on the Kingsway; and b the establishment of well sited, high quality passenger waiting and information facilities including bus stops, stances and shelters, particularly at retail and other employment locations. Such provision should relate well to the surrounding road network, and local pedestrian desire lines; and c the construction of a new road exclusively for bus use between Ninewells Hospital, the Medipark and the existing Dundee Technology Park.

140 Dundee Local Plan Review 2005 back to contents page 90 PASSENGER RAIL SERVICES AND FACILITIES

90.1 Dundee lies on the main east-coast rail line with a readily available rail network to access the West Coast through the central belt. However, there are operational and infrastructure issues which restrict the full use of this asset, many of which will be addressed through the Local Transport Strategy.

90.2 To enable the rail system to be fully utilised it is necessary to give consideration to the infrastructure available in the area in relation to the land use patterns of Dundee City and its hinterland.

90.3 Less than 1% of employees commute to work by train, a figure which is disappointingly low given the apparent availability of the rail network. To promote usage there has to be a review of service provision at existing stations and acknowledgement of the growth areas for employment and residential development in the consideration of new facilities. The main Dundee railway station is located close to the City Centre but is not as accessible as its location would imply. Pedestrian access is almost exclusively by overhead walkways. Bus access is limited to only a few longer distance services calling to a bus stop located out of sight of the main entrance, with other City bus services also suffering from poor accessibility issues. The station itself is in need of enhancement and does little to reflect the status of Dundee as a major city.

90.4 The provision of a frequent service during peak periods will offer some opportunity for increased use, but in isolation is unlikely to be financially viable. The extension of services is therefore dependent on attaining new market areas through the establishment of further station facilities. This also involves improving existing station facilities and extending station catchment areas by providing intermodal opportunities and improved access arrangements. Dundee City Council therefore supports neighbouring Council’s aims to pursue new and improved rail facilities and will investigate the establishment of a new or improved rail halt to the west of Dundee, serving the needs of trip generators in that area, including the Technology Park, Ninewells Hospital and Dundee Airport. The Council has initiated a full review of passenger rail facilities and services for Dundee and its catchment area and will promote improvements in accordance with that review. This review may require Dundee City Council to work with neighbouring authorities to achieve improvements to the existing network.

back to contents page Dundee Local Plan Review 2005 141 POLICY 84: PASSENGER RAIL SERVICES AND FACILITIES

Dundee City Council will: a promote better access between the City Centre and the rail station; and b promote the renewal of the station facility in line with its status as an entry point to the City; and c support neighbouring authorities in providing modal interchange facilities and new or upgraded rail facilities in their areas; and d promote the enhancement of existing service levels provided by train operators; and e seek to establish a new or improved rail station and transport link in a location west of Dundee Airport and support and promote more effective use of Broughty Ferry Station; and f not permit the redevelopment of existing or former railway stations or their associated facilities if it will prejudice their availability for future rail use.

142 Dundee Local Plan Review 2005 back to contents page 91 RAIL FREIGHT FACILITIES

91.1 Dundee City Council recognises that the development of rail freight facilities will be of benefit to the City and its surrounding area, both for economic and environmental reasons. The main east coast railway runs through the City, including the Port of Dundee, giving the opportunity for a rail, road and sea transfer facility. The development of a facility at this location will require investigation in relation to landtake requirements and road access arrangements and a review of the existing mothballed freight sites in the city (West Yard and East Station).

POLICY 85: RAIL FREIGHT FACILITIES

Dundee City Council will promote the investigation and establishment of a rail freight facility towards the eastern extent of the Port of Dundee.

back to contents page Dundee Local Plan Review 2005 143 92 ROAD NETWORK

92.1 The road network is the biggest single asset for transportation within Dundee, providing facilities for all travel modes. In the main the network caters satisfactorily for the majority of its use but concerns do exist at specific locations and at specific times of day. In addition, the dominance of the private car can present difficulties for other modes.

92.2 In pursuing policies to promote alternative modes there remains a need to provide effective facilities for all motorised travel options. Dundee City serves a wide catchment area where the car is sometimes the only viable transport option. At the same time there is demand for a fast and efficient public transport service. To achieve reliability and efficiency for such traffic and avoid wider traffic congestion in inappropriate locations, there exists the principal road network formed by four arterial routes, an inner and outer ring road.

92.3 In order to encourage the use of these routes and permit the free-flow of public transport it is necessary to review each Arterial in turn and identify concerns and opportunities. In all cases, there is a need to consider the standard of improvement. Proposals must reflect local community need and not result in a reduction in the positive character and amenity of the locations through which a route travels.

92.4 Western Arterial: this route currently meets its usage requirements. In line with projected national increases in traffic growth the Council will protect a corridor on this route from development for longer term transport requirements equivalent to four traffic lanes together with segregated cycle and pedestrian facilities.

92.5 Eastern Arterial: in line with projected national increases in traffic growth the Council will protect a corridor on this route from new development for longer term transport requirements equivalent to four traffic lanes together with segregated cycle and pedestrian facilities. The section to the east of Claypotts junction out to the Plan boundary is part of wider proposals to improve road safety on this route into Angus by establishing a dual carriageway with segregated cycle and pedestrian facilities.

92.6 North East Arterial: this route is currently subject to new road construction to remove a complicated one-way system on the edge of the City Centre and rationalise traffic controls in the area. No further physical construction work beyond the current scheme is intended within this Plan period.

92.7 North West Arterial: this route currently meets its requirements for private car usage. However, the limited congestion which does occur can impact on the progress of other modes. In addition gradients at junctions can cause difficulty for low floor vehicles. In line with the wish to promote alternative traffic modes, traffic management measures will be promoted which will permit bus priority at junctions, reallocate road space from the private car for bus and cycle use, and enhance and review crossing arrangements for pedestrians. 144 Dundee Local Plan Review 2005 back to contents page 92.8 Outer Ring Road (Kingsway): strategic traffic passing through the City is encouraged to remain on this trunk road network, which generally caters satisfactorily for this type of traffic. This route also functions as a distributor for local traffic and is now a considerable barrier which divides the City. Action is required on this route to improve crossing and travel opportunities for public transport, pedestrians and cyclists which is very poor in all but a few key locations. In particular, development proposals necessitate upgrading of the Swallow and Myrekirk Junctions in order to realise the full development potential of this location in line with wider investigations as to the potential of rationalisation of junctions on the A90.

92.9 The Scottish Executive has a policy of rationalising and updating the design standards of the Kingsway. To that end they will, in association with developments in the vicinity of the road, and when the opportunity arises, seek to reduce the number of private and frontage accesses, right turning manoeuvres, non-standard design details and other safety hazards along this road. There will be a presumption against any new accesses.

92.10 The Council seeks to minimise pedestrian and vehicular conflict and reduce traffic speed in residential areas. It also seeks to make streets safe for individuals and families to walk, cycle or play and be a positive feature in terms of local amenity. Accordingly the Council will require the inclusion of low speed designs of 20 m.p.h. or less, traffic calming or home zones as appropriate in new residential areas.

92.11 Where the travel generated by developments results in a significant impact on flow or safety of traffic on the road network, developers will be expected to mitigate this impact. Such mitigation should initially focus on reducing the private car travel demand of the development, and only after all practicable measures to achieve this have been taken will infrastructure improvements to cope with additional traffic be considered.

back to contents page Dundee Local Plan Review 2005 145 POLICY 86: ROAD NETWORK

Dundee City Council will: a promote the establishment of walking, cycling and public transport priority measures on or adjacent to all arterial routes; and b in conjunction with Angus Council, implement the upgrading of the A92 eastwards from Claypotts junction to improve road safety; and c in conjunction with the Scottish Executive, promote through the development process the upgrading of the Kingsway junctions at Swallow and Myrekirk Road to assist development in the west of Dundee and bring forward improvements to the operation of the remaining trunk road network within Dundee to permit the effective movement of public transport, pedestrians and cyclists; and d not permit development on the East and West Arterial routes where this would prejudice the potential future upgrading of these routes; and e implement the improvement of the North West Arterial for the benefit of public transport, pedestrians and cyclists.

146 Dundee Local Plan Review 2005 back to contents page 93 CITY CENTRE CAR PARKING PROVISION

93.1 Car parking is both a major transportation and land use issue. The availability and location of car parks can influence car use and travel patterns over wide areas. Car parking is a major user of land, with off street parking alone accounting for over 10% of land take within the inner ring road. With car parks being such an important feature of the landscape, their design and management can both complement or reduce the aesthetics of an area and so requires careful consideration. There is a need to ensure that car parking provision is both of the type and quantity that supports the overall transport strategy for Dundee, which includes the introduction of maximum standards for certain land uses.

93.2 The nature and location of car parking facilities in the central area is recognised as a key determinant in influencing travel habits. Dundee City Council has for some time strictly controlled the quantity of long stay parking in the City Centre used by commuters, whilst accommodating variable stay parking for the benefit of shoppers, business callers and other parking needs essential to the economic prosperity of the central area. Off-street, short and variable stay parking provision provides almost three thousand places giving close and direct access to the central area.

93.3 Dundee serves a large geographic region including a wide and diverse rural area. The use of the private car is often the only viable option for many commuters, therefore an appropriate level of long stay parking must be maintained. Currently there are in the region of 1900 long stay spaces in close proximity to the City Centre and this is sufficient to cater for current demand. It is intended that this level of provision should not increase.

93.4 Car parks should be readily accessible both from the main road network and from the user’s final destination. They should also be secure, attractive and well managed if they are to present themselves as a valuable asset to the City. Where opportunities arise, the Council will pursue improvements to existing facilities, including Secure Car Park standards and improved pedestrian access arrangements.

93.5 The controlling of this balance can be undermined if private non- residential parking goes unchecked. The City Centre has approximately 1700 private non-residential spaces associated with commercial uses. In order to further support the management of vehicles entering the central area, no further provision will be encouraged. In addition as opportunities arise through redevelopment the level of private non- residential parking provision will gradually reduce.

back to contents page Dundee Local Plan Review 2005 147 POLICY 87: CITY CENTRE CAR PARKING PROVISION

Long stay City Centre car parking will be maintained at 1900 spaces.

There will be a presumption against the development of further private non- residential parking spaces within the central area. The removal of City Centre private non-residential car parking will be supported where properties are being redeveloped for new or improved use.

Proposals for new short and variable stay car parking will be considered for the benefit of shoppers, business callers and visitors where they are directly associated with new facilities.

148 Dundee Local Plan Review 2005 back to contents page 94 RESIDENTIAL PARKING

94.1 On-street car parking is the primary form of car parking provision for housing in Dundee. However, this can lead to congestion and access difficulties. With levels of car ownership increasing, the problem will continue to develop and could give rise to safety concerns. The design of new residential developments should fully consider the availability and suitability of car parking, taking into account both resident and visitor parking needs. High quality provision of off-street parking will be expected to be included at design stage.

94.2 In accordance with the need to promote alternative forms of transport, cycle parking also requires to be included in the design of residential developments. The effective promotion of cycle use is only possible if a person has a secure, weather protected location to store their cycle. Whilst cycle parking provision is easily attained where garages or garden sheds exist, the provision at flatted developments requires inclusion at an early stage in the design process.

POLICY 88: RESIDENTIAL PARKING

New residential developments will be required to provide parking in accordance with the revised Roads and Parking Standards Document to be updated, which will form supplementary guidance and Appendix 1 of this Local Plan.

back to contents page Dundee Local Plan Review 2005 149 95 AIRPORT FACILITIES

95.1 The importance of the Airport to the economy of Dundee is recognised. Its scheduled services and private aviation facilities are an essential element in Dundee’s transport portfolio, and a significant provider of skilled employment. The airport facilities are subject to continuous improvement to their quality and capability.

95.2 The Council has careful regard to environmental issues relating to the airport, and does not envisage that development will reach a level at which significant conflict is likely to occur between the airport and the surrounding environment.

POLICY 89: AIRPORT FACILITIES

Dundee City Council recognises the importance of Dundee Airport and as such will support proposals for its improvement where these are necessary to enhance the range and quality of service offered. This needs balanced in order to maintain residential amenity and environmental quality.

The City Council makes provision within the Local Plan to protect the safeguarded surfaces surrounding the airport. There will be a presumption against built development within 1250 metres of both runway ends and within 90 metres either side of the extended runway centre line where this could compromise airport safety and operations.

150 Dundee Local Plan Review 2005 back to contents page 96 ROADSIDE SERVICES

96.1 The present boundary of Dundee City is drawn very closely around the existing built-up area with the result that there is only a relatively small amount of open countryside close to the City within the boundary. In the circumstances it is not considered appropriate to seek to provide the type of comprehensive roadside facility on one site, normally found in rural areas, within the City.

96.2 The urban area of Dundee provides a range of services which can cater for the needs of tourists and long distance travellers by private car and commercial vehicles, and are easily accessible from the A90 trunk road and the various tourist routes. It is anticipated that any new roadside service provision will be accommodated within the existing urban area and no new provision will therefore be permitted within areas designated as Open Countryside.

POLICY 90: ROADSIDE SERVICES

Any new roadside services will be expected to be accommodated within the existing built-up area of Dundee and no new provision will be permitted within areas designated as Open Countryside.

back to contents page Dundee Local Plan Review 2005 151 152 Dundee Local Plan Review 2005 back to contents page APPENDICES page

Appendices

1 Design of New Housing 153

2 Brownfield Housing Development Proposals 155

3 Greenfield Housing Development Proposals 157

4 Guidelines for New Private Nurseries 167

5 District Centres and Core Frontages 169

6 Natural Heritage Designations 173

7 Supplementary Planning Guidance 175

8 Glossary 177 APPENDIX 1 - DESIGN OF NEW HOUSING

Sector House Type Car/Cycle Parking Amenity/Garden Space Privacy City All flats to have a 100% provision for new To be provided where site Generally a Centre minimum of 2 bedrooms build properties. specific circumstances minimum of Residential Exceptions where car free allow. Where garden 18 metres Area schemes proposed or space cannot be provided, between the (within the where provision balconies that are useable facing Inner Ring Road and impractical. For and attractive in terms of windows of including the conversions, provision size and outlook should habitable area south of rooms or the railway should be made where be considered. between the possible. Secure indoor between Tay Rail storage for bikes to be balconies and Bridge in the west and the provided. the facing operational windows of port in the east) habitable rooms. Inner City All HOUSES to have a All tenures at least 1 A minimum private 18 metres and minimum of 2 bedrooms; space within the curtilage useable garden ground of between the Central 65% to have 3 or more of each house. In 50 sq m should be facing Broughty bedrooms or a minimum addition, 40% of private provided for all houses windows of Ferry gross internal floor area houses should have a although 30% should have habitable of living accommodation garage or space for one. more than 75 sq m. Mid rooms. Living of 100 sq. m. Where on street parking terraced gardens should room windows is a problem, 30% visitor be serviceable by a should not This part of the City is parking space should be private path to the street. unacceptably particularly suited to the provided overlook development of town private houses. gardens of houses. FLATS will only be Generally, private flats Useable private communal 18 metres permitted if identified in a should have 130%; social garden areas of 100m2 or between the site planning brief, site rented 100% parking 10m2 per flat, whichever is facing specific circumstances provision. This provision greater. Drying areas to be windows of demand a flatted solution may be increased or provided in addition. habitable or conversion of an decreased in light of on Private communal garden rooms or existing building is street and off street provision may be reduced between proposed and houses are parking provision nearby. if balconies that are balconies and impractical. Flats should Innovative design useable and attractive in the facing have a minimum gross solutions incorporating terms of size and outlook windows of internal floor area of 60 secure parking will be are provided. habitable sq. m. encouraged. Secure rooms. Living indoor storage for bikes to room windows be provided. and balconies should not unacceptably overlook private gardens of houses. Suburban 75% of houses should All tenures at least 1 On brownfield sites a 18 metres have 3 or more space within the curtilage minimum private between fac- bedrooms or a of each house. Private useable garden ground ing windows minimum gross internal houses with 3 or more of 120 sq m should be of habitable floor area of 100 sq. m. bedrooms should have at provided for all houses. rooms. For social rented least 2 spaces. In Within private developments, this addition, 50% of all developments, 40% of guideline may be houses should have a houses should have garage or space for one. more than 160 sq m of

(continued over) (continued over) (continued over) (continued over) back to contents page Dundee Local Plan Review 2005 153 Sector House Type Car/Cycle Parking Amenity/Garden Space Privacy

Suburban applied flexibly where the useable garden ground. (continued) design of the house On greenfield sites an enables easy extension. average private useable Flats will only be garden ground of 150 sq permitted in exceptional m should be provided, circumstances to provide although none should be choice where this type of smaller than 120 sq m. accommodation is not available in the surrounding area or where identified in a site planning brief. Parking and garden requirements for new flats will be the same as for flats in the inner city. Flats will not be permitted on greenfield sites.

Flats may be acceptable A minimum of 150% Each case will be Living room through conversions of car parking should be treated on its merits windows of buildings of merit where provided with at least 1 considering the curtilage flats not to conversion to houses is space dedicated to of the existing property. overlook not suitable or each flat. This Each proposal must private achievable. Flats should provision may be provide a high quality gardens of have generous internal increased or living environment with houses. space standards and 2 decreased in light of attractive outdoor space or more bedrooms. site specific for occupants. This circumstances. space may be private Secure indoor storage communal garden or for bikes to be private garden for each provided. flat.

Villages All HOUSES, unless All houses should have a A minimum private 18 metres (see conversion of a listed garage and at least 2 useable garden ground of between diagrams building is proposed. parking spaces within the 180 sq. m should be facing 1, 2 and Houses to have an curtilage. 50% of houses provided. windows of 3 below) average gross internal should have a double habitable floor area of living garage. rooms. accommodation of at least 150 sq. m.

Diagram 1 Diagram 2 Diagram 3

154 Dundee Local Plan Review 2005 back to contents page APPENDIX 2 – BROWNFIELD HOUSING DEVELOPMENT PROPOSALS

City Centre Suburban

H01 South Tay Street H39 Perth Road 560 H02 Marketgait/South Tay Street H40 Wimberley, Glamis Drive H03 Marketgait/Tay Street Lane H41 Hillside, Yarrow Terrace H04 Parker Street H42 Donald Street/South Road H05 Debenhams* H43 Pitalpin Mill H06 Tay Hotel* H44 Foggyley Gardens, North H07 Chalmers Hall* H45 Alloway Place H08 Murraygate 12-14 H46 Fairmuir Road H09 Seagate 38-40 H47 Mayfield H48 Cox Street Inner City H49 Kirkton Central Core H50 Trottick, former low rise H10 Perth Road 334 H51 Trottick, former multis H11 Shaftesbury Road 2-4 H52 Grampian Gardens H13 Railyards H53 Summerfield Terrace H14 Roseangle, Peterson House H54 Summerfield Avenue H15 Perth Road (McVicars Lane) H55 Kilbride Place H16 Greenfield Place H56 Whitfield Loan H17 Roseangle 15a-15b H57 Girvan Gardens H18 Roseangle 19-21 H58 Drumgeith Road H19 Queen Victoria Works H59 Salton Crescent H20 Guthrie Street/Session Street H60 Whitfield Centre H21 Logie Annexe, Blackness Road H61 Salton Crescent/Lothian Crescent H22 Loons Road/Lawside Road H62 Whitfield Rise/Summerfield H23 Rosefield Street/City Road H63 Hamilton Street, Barnhill H24 Alexander Street/St. Salvador Street H65 Panmurefield H25 Dons Road H66 Monifieth Road, Armitstead House H26 Constable Works H27 James Street/North George Street H28 Main Street(s) H29 Tay Spinners, Arbroath Road H30 Taybank Works, Arbroath Road H31 Erskine Street H32 Erskine Street/Arthurstone Terrace H33 Mains Loan/Eliza Street H34 City Quay H35 Victoria Dock H36 Camperdown Dock/Victoria Dock H37 Camperdown Dock H38 Long Lane

* These City Centre sites may be suited to a wider range of uses, in accordance with other policies in the Local Plan.

back to contents page Dundee Local Plan Review 2005 155 156 Dundee Local Plan Review 2005 back to contents page APPENDIX 3 – GREENFIELD HOUSING DEVELOPMENT PROPOSALS

Suburban Proposals

H67 Baldragon

Development of the site at Baldragon allocated in the Dundee Local Plan 1998 reinforced the growing popularity of the north western sector of the City as a private housing location. Further greenfield release in this location is proposed under Proposal H67 to accommodate 130 houses in the period prior to 2011, in support of ongoing regeneration.

Development should conform to the suburban standards for new housing contained in Appendix 1. The design of landscaping and housing should have regard to effects on neighbouring properties in respect of amenity, daylight and overshadowing in addition to a requirement for extensive landscaping along the north of the site to provide an attractive boundary to the built up area of Dundee.

Developer contributions towards improved education facilities in this location will be required. The design of this site will take into account the potential for further expansion in the post 2011 period, should this be required by a Structure or Local Plan. Any extension to the site will be required to afford significant weight to the provision of high quality open space in accordance with Policy 5 : Open Space Provision as Part of New Housing Developments.

The Council will encourage the developer to produce a masterplan for the H67 site and its possible extension westwards.

H68 Trottick

This site represents an attractive development opportunity adjacent to the proposed brownfield development site to the west of the former high rise housing at Trottick. The proximity of this site to the Trottick Conservation Area dictates that a high quality of design in new housing is required. The development of this site supports the ongoing regeneration in the north west of the City.

The development of up to 35 houses is expected. Only the higher level ground can be developed, with the lower area retained as potential flood plain and laid out as natural parkland. This site was previously allocated in the Dundee Local Plan 1998. It is therefore, part of the effective land supply and does not contribute to the greenfield housing land allowances in the Dundee and Angus Structure Plan.

The Council proposes to bring forward a site planning brief that will offer more detailed guidance on the development of this site. Development should conform to the suburban standards for new housing contained in Appendix 1 of the Local Plan.

H68A Pitkerro Mill

This site provides a unique opportunity for 5-6 upper market family houses in spacious plots, in a carefully designed comprehensive development, subject to the satisfactory conclusion of the following matters : a submission of a Flood Impact Assessment ; back to contents page Dundee Local Plan Review 2005 157 b design and implementation of all ground level alterations in a manner that causes no adverse effect on the aquatic environment of the Fithie Burn ; c design and implementation of development so that it causes no damaging effect on water supply to Drumsturdy Pond ; d implementation of works to improve the nature conservation interest of the Drumsturdy Pond site ; e institution of a means to manage the Drumsturdy Pond site so that its nature conservation interest is maintained ; and f provision of pedestrian and cycle access between the development site and Drumsturdy Road. This site was previously allocated in the Dundee Local Plan 1998 and therefore forms part of the effective land supply. It does not contribute to the greenfield housing land allowances in the Dundee and Angus Structure Plan.

H69 Ballumbie

The development of up to 10 houses in the area between the existing housing site and the access to the golf course is proposed. The development of this site should represent a significant lowering of the density relative to adjacent housing in order to provide an attractive, well landscaped boundary to this part of the City’s built up area.

H69A Fintry Place/Forthill Road

A site amounting to 1.3 hectares located in a well-established, high quality residential area. A development of up to six houses is proposed. Each house should have generous space standards. To enable the development of the site, the construction of an access road to Fintry Place will be required. The site was previously allocated in the Dundee Local Plan 1998. It is therefore part of the established housing land supply and does not contribute to the greenfield housing land allowances in the Dundee and Angus Structure Plan.

Village Proposals

H70 Dundee Western Villages

In accordance with the strategic guidance contained in the Dundee and Angus Structure Plan, land is identified on the Proposals Map for the development of 750 houses. This land includes the Liff Hospital estate, the majority of which will be declared surplus for healthcare purposes during the Local Plan period.

The Dundee and Angus Structure Plan proposes a development philosophy that comprises a number of discrete communities with shared local facilities set within a strong landscape framework and linked by a network of paths. The land allocations in the Local Plan propose three villages located at Liff Hospital, South Gray and north of the Swallow Hotel.

Within Liff Hospital, the reuse of listed buildings is required. Whilst residential use is considered appropriate, consideration should also be given to potential for other uses, for example offices and a hotel. This proposed village, given its central location within the Dundee Western Gateway area, is considered to be an appropriate location for a range of community facilities. Proposals for new build development must provide

158 Dundee Local Plan Review 2005 back to contents page an appropriate setting for the listed buildings as well as respecting existing tree cover throughout the site. Ownership of the site currently rests with two separate parties. It is important that proposals for either part of the site do not prejudice the achievement of an integrated village development in terms of layout and access.

It is vitally important that high quality housing is secured in terms of design, layout and construction. New build housing within the Liff Hospital site and all residential development in the two villages at South Gray and Swallow should conform to the standards for Village housing contained in Appendix 1 of the Local Plan. Each village must be set within a high quality landscape framework with substantial tree planting to provide containment, shelter and an attractive setting.

Land within South Gray Village should be set aside for an appropriate range of shared community facilities. This should include land for a primary school, although the exact nature of primary school provision to serve the development will be the subject of further consideration by the City Council. Land to the south of this village is an appropriate location for the Village Recreation Park proposed in Policy 7 and land should be set aside for this purpose. Other supporting community facilities, for example, a village hall, shop and doctor’s surgery would also be appropriately located in this village.

Developer contributions will be required towards the range of physical and community infrastructure as outlined below:

· local primary education provision. A mechanism for this will be established, to be applied across all housing developments equally in this area; · the improvement of the Swallow junction on the A90(T) to accommodate both housing and business development proposals in the Dundee Western Gateway area; · the improvement of the local road network as necessary in order to safely accommodate the increase in traffic that will result from development proposals, but still maintain its essentially rural character; · public open space, in accordance with Policy 7 New Village Recreation Park within the Western Gateway; · improvements to the local sewerage and water supply networks as required by and to be agreed with Scottish Water; and · sustainable drainage systems to manage surface water from development sites.

To give positive encouragement to most journeys being made by means of walking, cycling or public transport the form of village development must allow for public transport services to be conveniently provided. In addition, a comprehensive network of footpaths, cycleways and bridleways must be provided to facilitate easy movement between existing and proposed villages with linkages as appropriate to other path networks.

In advancing development proposals, the provision of an additional access on the A90(T) west of the Swallow junction to serve proposed developments both north and south of the Trunk road should be considered.

The archaeological sensitivity of the area around Swallow Village is recognised. Development proposals for this location should give full regard to the provisions of Policy 64 : Scheduled Ancient Monuments and Archaeological Sites and Policy 65 : Archaeological Sites. back to contents page Dundee Local Plan Review 2005 159 Illustrative guidance on the form of development proposed is set out below. These layouts are intended to be indicative rather than prescriptive. As such some flexibility in the layout and therefore the exact boundaries of the allocations will exist at more detailed planning stages, subject to village design principles being carefully respected. Further details will be advanced in a Site Planning Brief to be prepared by the City Council in consultation with prospective developers and the local community.

The Dundee and Angus Structure Plan identifies scope for further housing development within the Dundee Western Gateway area beyond 2011. Consideration of potential future housing has been given in the allocation of land in this Local Plan. However, the allocation of land to meet allowances post 2011 will be determined by future Local Plan reviews.

160 Dundee Local Plan Review 2005 back to contents page Liff Hospital

South Gray Village

back to contents page Dundee Local Plan Review 2005 161 Swallow Village

162 Dundee Local Plan Review 2005 back to contents page H71 Balgillo North

Land at Balgillo North is allocated for the development of a village of up to 150 houses. Development should be set within a high quality landscape framework to provide shelter, containment and an attractive setting. Low density development is proposed to increase the choice of housing available in this location and as such, development of this site should conform to the village housing standards contained in Appendix 1 of this Local Plan.

Development of this site should provide for public access from the site to the surrounding countryside, including improvements to the listed bridge over the Dighty at Linlathen.

Financial contributions from the developer towards improved education provision in the Broughty Ferry area will be required.

A Transport Assessment will require to be undertaken to demonstrate that proposed arrangements for site access by all modes, including pedestrians and cyclists, are satisfactory. The developer will be required to fund all necessary transport infrastructure including an appropriate contribution to any necessary upgrading of the A92.

Illustrative guidance on the form of development proposed is set out below. These layouts are intended to be indicative rather than prescriptive. As such, some flexibility in the layout and therefore the exact boundaries of the allocation will exist at more detailed planning stages, subject to village design principles being carefully respected. Further details will be advanced in a Site Planning Brief to be prepared by the City Council in consultation with prospective developers and the local community.

back to contents page Dundee Local Plan Review 2005 163 Balgillo North Village

164 Dundee Local Plan Review 2005 back to contents page H72 Balmossie Village

A high quality village development of up to a maximum of 100 houses is proposed at this location. The development of this site should be aimed at the upper end of the market. House design and layout should not be suburban but should present a high quality village style development within well defined boundaries on this important route into the City. Low density development is proposed to increase the choice of housing available in this location and as such development of this site should conform to the Village housing standards contained in Appendix 1 of the Local Plan. Significant tree planting around and within the site is required to provide an attractive setting for development as well as providing shelter and containment.

Financial contributions from the developer towards improved education provision in the Broughty Ferry area will be required.

Appropriate community facilities, where these are of a scale and nature to serve the proposed housing development, will be supported.

A Transport Assessment will require to be undertaken to demonstrate that proposed arrangements for site access by all modes, including pedestrians and cyclists, are satisfactory. The developer will be required to fund all necessary transportation infrastructure including an appropriate contribution to any necessary upgrading of the A92.

Illustrative guidance on the form of development proposed is set out below. These layouts are intended to be indicative rather than prescriptive. As such some flexibility in layout and therefore the exact boundaries of the allocation will exist at more detailed planning stages, subject to village design principles being carefully respected. Further details will be advanced in a Site Planning Brief to be prepared by the City Council in consultation with prospective developers and the local community. Balmossie Village

back to contents page Dundee Local Plan Review 2005 165 166 Dundee Local Plan Review 2005 back to contents page APPENDIX 4 - GUIDELINES FOR NEW PRIVATE NURSERIES

Location Outdoor Play Space* Staff Parking Dropping Off Size and Proximity to other Private Nurseries City Centre Outdoor playspace to be No dedicated The number of spaces No distance re- provided where possible: parking required will take strictions. up to 10 children -90 sq requirement. account of the proximity m; 11-50 children - 9 sq of car parks and bus m per child up to at least stops. Each application 200 sq m, Where will be considered on its outdoor play space merits. cannot be provided, dedicated indoor physical play space of an equivalent scale will be considered as an alternative.

Residential Outdoor playspace to be One dedicated Sites with on-street Not within a Areas provided: up to 10 space per 3 staff parking restrictions will radius of 250m children - 90 sq; 11-50 members. be acceptable only from an existing children - 9 sq m per where parents can pick private nursery. child up to at least 400 up and set down children sq m. within the curtilage of the premises, where a car can enter and leave the premises in forward gear. Up to 25 children - 3 spaces; more than 25 children - 4 spaces. Sites accessed from culs-de-sac or residential streets of less than 4.8m width will not be considered suitable.

Employment Outdoor playspace to be One dedicated Sites with on-street Only one nursery Areas provided: up to 10 space per 3 staff parking restrictions will on each children - 90 sq m; 11- members. be acceptable only industrial estate, 50 children - 9 sq m per where parents can pick unless evidence child up to at least 300 up and set down children of significant sq m. Dedicated indoor within the curtilage of the unmet demand physical playspace may premises, where a car within the be considered to make can enter and leave the particular estate up a shortfall in outdoor premises in forward can be playspace, but will not be gear. Up to 25 children - demonstrated. regarded as an 3 spaces; more than 25 acceptable substitute for children - 4 spaces. it.

* Outdoor play space must be attractive, usable, safe and enjoy a sunny aspect. Indoor physical playspace should be designated for that purpose and be additional to the ratio per child for indoor space required for Social Work Registration.

back to contents page Dundee Local Plan Review 2005 167 168 Dundee Local Plan Review 2005 back to contents page APPENDIX 5 - DISTRICT CENTRES AND CORE FRONTAGES N District Centre Boundary Core Frontage LOCHEE DISTRICT CENTRE INFRINGES CROWN COPYRIGHT AND MAY LEAD TO PROSECUTION OR CIVIL PROCEEDINGS. REPRODUCED FROM ORDNANCE SURVEY MAPPINGOF WITH HER THE MAJESTY’S PERMISSION STATIONERY OFFICE, OF CROWN THE COPYRIGHT. CONTROLLER UNAUTHORISED REPRODUCTION LICENCE NO. LA 09026L. District Centre Boundary Core Frontage HILLTOWN DISTRICT CENTRE N INFRINGES CROWN COPYRIGHT AND MAY LEAD TO PROSECUTION OR CIVIL PROCEEDINGS. REPRODUCED FROM ORDNANCE SURVEY MAPPINGOF WITH HER THE MAJESTY’S PERMISSION STATIONERY OFFICE, OF CROWN THE COPYRIGHT. CONTROLLER UNAUTHORISED REPRODUCTION LICENCE NO. LA 09026L.

back to contents page Dundee Local Plan Review 2005 169 N

District Centre Boundary Core Front age REPRODUCED FROM ORDNANCE SUR VEY MAPPING WITH THE PERMISSION OF THE CONTROLLER OF HER MAJESTY ’S STATIONERY OFFICE, CROWN COPYRIGHT . UNAUTHORISED REPRODUCTION INFRINGES CROWN COPYRIGHT AND MA Y LEAD TO PROSECUTION OR CIVIL PROCEEDINGS. LICENCE NO. LA 09026L. BROUGHTY FERRY DISTRICT CENTRE IEC O A09026L. LA NO. LICENCE REPRODUCTION UNAUTHORISED CONTROLLER COPYRIGHT. THE CROWN OF OFFICE, STATIONERY PERMISSION MAJESTY’S THE HER WITH OF MAPPING SURVEY ORDNANCE FROM REPRODUCED NRNE RW OYIH N A EDT RSCTO RCVLPROCEEDINGS. CIVIL OR PROSECUTION TO LEAD MAY AND COPYRIGHT CROWN INFRINGES LETSRE ITITCENTRE DISTRICT STREET ALBERT oeFrontage Core Boundary Centre District N

170 Dundee Local Plan Review 2005 back to contents page back to contents page Dundee Local Plan Review 2005 171 172 Dundee Local Plan Review 2005 back to contents page APPENDIX 6 – NATURAL HERITAGE DESIGNATIONS

SEMI-NATURAL GREENSPACES OF LOCAL NATURE CONSERVATION IMPORTANCE

REF* SITE NAME STATUS

1 Anton Drive SINC 2 Balgay Park SINC/CWS 3 Barrack Road SINC 4 Bentley’s Fields SINC/CWS 5 Broughty Ferry Beach CWS 6 Broughty Ferry Road SINC 7 Camperdown Park SINC/CWS 8 Clatto Country Park and Templeton Link Field SINC/CWS 9 Den O Mains SINC/CWS 10 Denhead of Gray SINC 11 Derwent Avenue CWS 12 Downfield Golf Course SINC 13 Drumsturdy Pond/Woods SINC 14 Dundee Environmental Society Site SINC/CWS 15 Dundee to Newtyle Railway (disused) SINC/CWS 16 Dundee Road SINC/CWS 17 East Dock Street SINC 18 Gillburn Road CWS 19 The Law SINC/CWS 20 Lochee Road SINC/CWS 21 Longhaugh Quarry SINC/CWS 22 Mains Terrace CWS 23 Middleton Woods SINC/CWS 24 Pentland Avenue SINC 25 Pitkerro House Woods SINC 26 Reres Hill SINC/CWS 27 Roseangle SINC/CWS 28 Swallow Hotel Wetland SINC 29 Technology Park SINC 30 Trottick Swamp and Woodland SINC/CWS 31 Open Space South of Longhaugh Quarry SINC/CWS 32 Land East of Panmurefield SINC/CWS 33 Open Space West of Baldovie Industrial Estate SINC/CWS 34 The Dighty SINC/CWS 35 Fithie Burn SINC/CWS 36 Murroes Burn SINC/CWS 37 Baldragon Wood SINC/CWS Broughty Ferry Local Nature Reserve SINC/CWS/LNR Inner Tay Estuary Local Nature Reserve LNR Trottick Ponds Local Nature Reserve SINC/CWS/LNR

* Reference numbers correspond with the relevant diagram in the Written Statement

back to contents page Dundee Local Plan Review 2005 173 NATURAL HERITAGE DESIGNATIONS OF NATIONAL IMPORTANCE

Sites of Special Scientific Interest Within Local Plan Area Notified under S28 of the Wildlife and Countryside Act 1981 (as amended)

Site Name Type Date Notified

Inner Tay Estuary Biological 29/03/00 Monifieth Bay Biological 09/05/85

Source: Scottish Natural Heritage

NATURAL HERITAGE DESIGNATIONS OF INTERNATIONAL IMPORTANCE

Classified Special Protection Areas (SPA) Within Local Plan Area

Classified under EC Directive 79/409/EEC on the Conservation of Wild Birds

SPA Name Date of Classification Area (ha)

Firth of Tay and Eden Estuary 02/02/00 6,923

Special Areas of Conservation (SAC) Within Local Plan Area

Designated under the EC Directive 92/43/EC on the Conservation of Natural Habitats and Wild Flora and Fauna

SAC Name Date of Designation Area (ha)

Firth of Tay and Eden Estuary 17/03/05 15,412

Designated Ramsar Sites Within Local Plan Area

Listed under the 1971 Ramsar Convention on Wetlands of International Importance especially as Waterfowl Habitat

Site Name Date of Classification Area (ha)

Firth of Tay and Eden Estuary 02/02/00 6,923

Source: Scottish Natural Heritage

174 Dundee Local Plan Review 2005 back to contents page APPENDIX 7 – SUPPLEMENTARY PLANNING GUIDANCE

Existing

Dundee Western Gateway Concept Plan Dundee Urban Design Guide Public Art Percent for Art Policy Ambassador Routes Scheme Façade Enhancement Grants Scheme Breaches in Boundary Walls Doors and Windows Guide Location of Telecommunications Installations Roads Standards Dundee Local Transport Strategy Dundee Central Waterfront Development Masterplan 2001 - 2031

To Be Prepared

Planning for Sustainability Individual Site Planning Briefs Daylight and Overshadowing Enhancing the Vitality of Dundee City Centre Conservation Areas Guide Conservation Area Management Plans Use of Materials Treatments to Masonry and Painting Advertising Roller Shutters Open Space Standards Open Space Design Trees and Urban Woodland Roads Standards (Revised) Dundee Access Strategy Goods Range and Related Restrictions Applied to the Retail Parks by Legal Agreements and Planning Conditions Houses in Multiple Occupation Housing Land Monitoring Waste Management

back to contents page Dundee Local Plan Review 2005 175 176 Dundee Local Plan Review 2005 back to contents page GLOSSARY APPENDIX 8 - GLOSSARY

Amenity Greenspace Intensively maintained, predominantly grassland areas that provide spatial separation between buildings or land uses, but have little nature conservation or formal recreational value.

Amusement Arcade Building used for amusement only machines and excluding amusement- with-prizes or gaming equipment geared mainly to gambling.

Amusement Centre Building used for such activities as bingo halls and clubs, prize bingo centres, amusement-with-prizes machines (for example, fruit machines) and amusement-only machines (pin tables and video games).

Arterial Routes Based on the principal road network, arterial routes form priority corridors between the Council boundary and the City Centre. These routes exist primarily for motorised traffic but benefit from bus priority measures and advanced traffic management facilities. There are four such routes: Western (Riverside Drive), North West (Lochee Road to Coupar Angus Road), North East (Victoria Road to Forfar Road) and East (East Dock Street to Arbroath Road).

Article 4 Directions The effect of a direction is to remove permitted development rights. Article 4 directions apply to the City’s conservation areas. Typical minor works covered by the direction that require planning permission include the replacement of doors and windows, the erection of gates, walls and fences, sheds, garages, porches etc.

Best Practicable Environmental Option (BPEO) This is the outcome of a systematic and consultative decision-making procedure which emphasises the protection and conservation of the environment across land, air and water. The BPEO procedure establishes, for a given set of objectives, the option that provides the most benefits or the least damage to the environment as a whole, at acceptable cost, in the long term as well as in the short term.

Biodiversity Short for ‘biological diversity’, meaning the whole variety of all living things on earth, including plant and animal species and their genetic diversity.

Brownfield Sites Sites that have previously been developed or used for some purpose that has ceased. They may encompass re-use of existing buildings by conversion; demolition and new build; clearance of vacant or derelict land and new build; infill and various other forms of intensification. They exclude private and public gardens; sports and recreation grounds, woodlands and amenity open space, other than open space that has been temporarily created on housing demolition sites in anticipation of development.

Business A use that falls within Use Class 4 “ Business” of the Town and Country Planning (Use Classes) (Scotland) Order 1997.

City Heritage Park Open spaces of City-wide landscape, nature conservation, historic or cultural importance that provide opportunities for informal recreation and learning.

City Recreation Park Designed, managed and maintained open spaces of City-wide importance that provide dedicated outdoor recreation facilities combined with less formal recreation and play, public amenities, nature conservation and visual amenity interest.

Cluster Development Networks of strongly interdependent firms and institutions that can contribute to the knowledge-based economy by promoting innovation and improved business practices. back to contents page Dundee Local Plan Review 2005 177 Community Wildlife Site An area of semi-natural Greenspace with local nature conservation value that is currently used by the community for informal recreation or as an outdoor classroom resource, and which has the potential to achieve Site of Importance for Nature Conservation status through positive community management.

Comparison Goods Goods other than convenience goods which the purchaser will compare on the basis of price and quality before a purchase is made e.g. clothes, fashion, gift merchandise, electrical goods, furniture.

Conservation Area An area identified as being of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance.

Contaminated Land Contaminated land is defined in Section 78A(2) of the Environmental Protection Act 1990 as: “…any land which appears to the local authority in whose area it is situated to be in such a condition, by reason of substances in, on or under the land, that – (a) significant harm is being caused or there is a significant possibility of such harm being caused, or (b) pollution of controlled waters is being, or is likely to be, caused.”

“Harm” in this instance would include damage to, for example, humans, buildings and ecosystems.

Convenience Goods Broadly defined as food, drinks, tobacco, newspapers, magazines and confectionery, purchased regularly for relatively immediate consumption.

District Shopping Centre National Planning Policy Guidance defines these as shopping centres or groups of shops, separate from the town centre, usually containing at least one food supermarket or superstore and non-retail services, such as banks, building societies and restaurants serving suburban areas or smaller settlements. Dundee’s District Centres are comprised of the Albert Street, Broughty Ferry, Hilltown, Lochee and Perth Road shopping centres.

Economic Development Areas Economic Development Areas are areas that are capable of providing opportunities and or economic benefits to the local economy.

Effective Housing Land Supply The part of the established housing land supply that is expected to be free of constraints in the 5 year period under consideration, and will therefore be available for the construction of houses.

Environmental Statement A report that identifies, describes and assesses the effects that a project is likely to have on the environment. The process is referred to as Environmental Impact Assessment (EIA), the report as the Environmental Statement (ES). The ES has to address the direct and indirect effects of the development on a number of factors including the population, fauna, flora, soil, air, water, climatic factors, landscape and archaeology.

Established Housing Land Supply Includes the remaining capacity of sites under construction; sites with planning consent; sites in adopted local plans; and where appropriate other buildings and land with agreed potential for housing development.

Factory Outlet Centre Group of shops, usually in out of centre locations, specialising in selling seconds and end of line goods at discounted prices.

178 Dundee Local Plan Review 2005 back to contents page General Economic Development Areas An area that is suitable for uses within Classes 4,5 and 6 of the Town and Country Planning (Use Classes)(Scotland)Order 1997. These areas are generally less accessible to the strategic road network and are of a lower environmental quality than other categories of Economic Development Areas. As such, a wider range of industrial type uses can be satisfactorily accommodated.

Green Access Corridors Shared surface path networks that allow predominantly recreational access to and between areas of open space for walkers, cyclists and horse riders.

Green Circular A signed cycling and walking route which encircles the City linking major parks and places of interest. Aimed primarily at leisure use, it does function for utility journeys and forms the foundations of a Dundee cycle network.

Greenfield Sites Sites which have never been previously developed or used for an urban use, or are on land that has been brought into active or beneficial use for agriculture or forestry i.e. fully restored derelict land, but excluding open space that has been temporarily created on housing demolition sites in anticipation of development.

Greenspace A sub set of open space comprising vegetated land and/or geological features.

Greyspace A sub set of open space comprising paved or hard landscaped areas that have a specific civic function, including civic squares, pedestrianised streets, waterfront areas and esplanades.

Habitable Rooms All rooms within a dwelling excluding kitchens and bathrooms.

High Amenity Sites Sites that provide a prestigious location in a high quality landscape setting mainly situated adjacent to main routes.

Home Zones Residential areas that seek to meet the needs of all road users equally, and where all road users, including pedestrians and cyclists as well as motorised traffic, share the road space. Streets in the zone are to be designed to remove barriers to local people using the space rather than it being dominated by the needs of passing traffic. Streets within a zone will have been designed for social use, where residents have the opportunity to use the street for a variety of purposes, only one of which is for the movement and parking of motor vehicles. Vehicle speeds should be no greater than 20 m.p.h..

Household Goods Furniture, floorcoverings, household textiles, DIY materials and equipment, garden materials and equipment, domestic appliances. (The latter does not include radio and television sets, video recorders, record players, tape recorders, stereo and hi-fi equipment, computers, musical instruments and photographic and optical goods).

Household Waste Waste from a domestic property, caravan, residential home, university, school or other educational establishment or premises forming part of a hospital or nursing home (but excluding clinical waste).

Housing Market Area A geographical area which is relatively self contained in terms of reflecting peoples’ choice of location for a new home i.e. a large percentage of people settling in the area will have sought a house only in that area.

Leisure Park Integrated grouping on a single site of major (usually commercial) leisure uses which could typically include a multiplex cinema, bowling, bingo and ice rink facilities. back to contents page Dundee Local Plan Review 2005 179 Restaurants and fast food outlets could also form part of the mix of uses. Dundee’s leisure parks comprise the Camperdown and Douglasfield complexes together with The Stack.

Listed Building A building recognised for its architectural or historical importance and included on the Scottish Ministers’ Statutory List of Buildings of Special Architectural or Historical Importance. Listed buildings are categorised A, B, C (S) depending on their merit. Listing covers both the interior and exterior of the building regardless of category. Listed Building Consent is required to demolish or alter a listed building.

Local Biodiversity Action Plan A Plan that identifies species and habitats that are important, rare or threatened in a given local area, produced in the context of the UK Government’s ‘Biodiversity: the UK Action Plan’ which seeks to conserve and enhance wild species and wildlife habitats over the next 20 years.

Local Shop Single shop or small group of shops whose scale and nature are geared mainly to the day to day shopping needs of a neighbourhood or locality. These could typically include a newsagent, small supermarket/general grocery store, sub post-office and other small shops of a local nature.

Local Transport Strategy Documents which provide a framework for addressing local transport priorities, within the overall policies set by Central Government, the Structure Plan and the Local Plan.

Major Routes The main vehicular routes to the City Centre from the north, south, east and west plus the Marketgait and the Kingsway.

Municipal Solid Waste Includes household wastes and any other wastes collected by the local authority, or its agents, such as municipal parks and garden waste, beach cleansing waste, commercial or industrial waste and waste resulting from the clearance of fly-tipped materials.

National Cycle Network A series of interconnecting routes extending throughout the UK. Within the Local Plan area the routes are principally on the coastline extending from Invergowrie to the Tay Road Bridge Landfall and on to Monifieth.

Neighbourhood Park Significant areas of open space at the heart of communities that provide dedicated facilities for outdoor sports, recreation and play, with complementary environmental benefits.

Open Space Land and water used for outdoor sport, recreation and play, civic purposes or for nature conservation, which provides complementary economic, social and/or environmental benefits to communities.

Open Space Network An interconnected and multi-functional system of Greenspace, Greyspace and Bluespace that also links homes with local services and places of work, providing a combination of environmental, social and economic benefits to the City.

Out of Centre A location that is clearly separate from the City Centre and District Centres but is within the urban area, including programmed extensions to the urban area in approved or adopted development plans.

Outdoor Sports Facilities Pitches, courts, golf courses, athletics tracks and greens that

180 Dundee Local Plan Review 2005 back to contents page provide dedicated facilities for outdoor sports.

Permanent Urban Woodland Intensive tree planting that provides a permanent landscaping treatment on peripheral vacant sites with little or no development value.

Play Areas Children’s equipped play areas and associated Greenspace.

Principal Economic Development Areas Well located employment areas which offer a pleasant environment and provide the type of accommodation sought by incoming companies. These areas are of City-wide significance that will be safeguarded for industrial and business use.

Proximity Principle and Self Sufficiency In a waste management context, this means that waste should be disposed of as near as possible to the point of where it arises. The exception to this is wastes requiring specialist treatment, such as hazardous wastes, and wastes being sent for recycling, e.g. paper.

Public Art Permanent or temporary physical works of art visible to the general public, whether part of a building or free standing.

Ramsar Site A protected area of internationally important wetland that contains a significant number of waders or wildfowl.

Retail Core In the City Centre this an area which accommodates the ‘prime shopping pitch’ - a concentration of national multiple retailers, including variety and department stores together with other key retailers. It also tends to be distinguished by significantly heavier pedestrian flows than are evident in remainder of the central shopping area in the District Centres the retail core is the nucleus within which a number of the more heavily visited shopping and other services of the centre tend to be grouped. These could include its main food retailers together with banks, cafes and personal services.

Retail Park A group of 3 or more non-food retail warehouses, which may be supplemented by a food superstore, on a single integrated site with shared car parking. Dundee’s retail parks currently comprise the Kingsway East and West Retail Parks. Consent has also been granted for a new retail park on the eastern edge of the City Centre at Dock Street.

Retail Warehouse A large individual retail store with a minimum of 1,000 square metres gross of selling space, with car parking provision and selling non-food goods, such as DIY, furniture, carpets, electrical goods and gardening goods.

Retailing The selling of goods to the ultimate consumer for personal or household consumption.

Scheduled Monuments Usually an archaeological site, ruined building (uninhabited castle, ruined ecclesiastical building) or an early industrial structure no longer in use that is of national importance.

Section 75 Agreement An agreement under Section 75 of the Town and Country Planning (Scotland) Act 1997 between a planning authority and any person interested in land in their area (in so far as the interest of that person enables them to bind the land) for the purpose of restricting or regulating the development or use of that land, either permanently or during such period as may be prescribed by the agreement. back to contents page Dundee Local Plan Review 2005 181 Secured By Design A scheme promoted by the police that encourages the building industry to adopt recommended crime prevention guidelines. By doing so, developers will be able to use an official police approved security logo in the marketing of both new and refurbished properties.

Self Sufficiency See ‘Proximity Principle and Self Sufficiency’.

Semi-Natural Greenspace Areas of Greenspace that have been partly colonised by vegetation and/or wildlife and are sympathetically maintained.

Shop In addition to the retail sale of goods (other than hot food), the shops definition incorporates a range of service uses which are typically found in shopping areas, including post offices, travel agents, hairdressers, launderettes, etc. The full range of uses covered by the definition is specified in Class 1 of The Town and Country Planning (Use Classes) (Scotland) Order 1997.

Site of Importance for Nature Conservation (SINC) A nature conservation area that supports locally important habitats and species of plants.

Special Area of Conservation An area of international nature conservation importance that supports rare, endangered or vulnerable habitats, and species of plants or animals (other than birds).

Special Protection Area An area of international nature conservation importance that supports significant numbers of wild birds and their habitats.

Speciality Shopping Small scale, usually independent and locally based shops selling specific goods ranges including gifts, souvenirs, arts and crafts and ‘special interest’ items associated with hobbies and pastimes. Could also include small shops supplying imported foods and related products, delicatessen and confectionery items.

Strategic Agreement An agreement between Dundee City Council and Communities Scotland (formerly Scottish Homes) which forms a basis for joint working between the bodies.

Supermarket Single level self service store selling mainly food, with a trading floorspace of between about 500 and 2,500 square metres, often with its own car park.

Superstore Single level self service store selling mainly food, or food and non-food goods, usually with at least 2,500 square metres trading floorspace with dedicated car parking at surface level.

Sustainability and Sustainable Development Development that meets the needs of the present generation without compromising the ability of future generations to meet their own needs.

Tayside Landscape Character Assessment A hierarchical assessment based on variations in the Tayside landscape, with a series of management and planning guidelines designed to conserve and enhance its distinctive character.

Technopole Technopoles are research and development led facilities which transfer university based innovation into the private sector, encourage market relevant research and act as small to medium enterprise high technology incubators. Such initiatives differ from the existing Dundee Technology Park in that they have a link with higher education establishments, exploit 182 Dundee Local Plan Review 2005 back to contents page key fields of local expertise and repute, and represent a strong research conduit into the private sector. The Organisation for Economic and Commercial Development concluded that technopoles have the potential to be influential instruments in the qualitative realignment of a local economy.

Temporary Urban Woodland A form of temporary treatment on vacant or underused land that has long term development potential, whereby trees are planted on a minimum cost, rapid impact, site recovery basis.

Transport Assessment An assessment of the full transport impacts of travel generating developments. The assessment will provide information to assess fully the suitability of an application in terms of travel demand and travel impacts and address the need for supporting measures reduce the level of travel demand and to implement the achievement of sustainable mode share.

Travel Plans Occasionally referred to as Green Transport Plans. Documents prepared by owners and operators of existing or proposed developments which set out proposals for the delivery of more sustainable travel patterns. They may deal with both passenger travel and with the business, commercial and freight traffic associated with a development.

Use Classes The following lists the development uses covered by the Town and Country Planning (Uses Classes) (Scotland) Order 1997.

Class 1 - Shops Use - a for the retail sale of goods other than hot food; b as a post office; c for the sale of tickets; d as a travel agency; e for the sale of cold food for consumption off the premises; f for hairdressing; g for the direction of funerals; h for the display of goods for sale; i for the hiring out of domestic or personal goods or articles; j as a launderette or dry cleaners; or k for the reception of goods to be washed, cleaned or repaired; where the sale, display or service is principally to visiting members of the public.

Class 2 - Financial, Professional and Other Services Use for the provision of - a financial services; b professional services; or c any other services (including use as a betting office); where it is appropriate to provide in a shopping area and where the services are provided principally to visiting members of the public.

Class 3 - Food and Drink Use for the sale of food and drink for consumption on the premises.

Class 4 - Business Use - a as an office, other than a use within Class 2 (financial, professional and other services); back to contents page Dundee Local Plan Review 2005 183 b for research and development of products or processes; or c for any industrial process; being a use which can be carried on in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit.

Class 5 - General Industrial Use for carrying on of an industrial process other than one falling within Class 4 (business).

Class 6 - Storage and Distribution Use for storage or as a distribution centre.

Class 7 - Hotels and Hostels Use as a hotel, boarding house, guest house, or hostel where no significant element of care is provided, other than premises licensed for the sale of alcoholic liquor to persons other than residents or to persons other than persons consuming meals on the premises and other than a use within class 9 (houses).

Class 8 - Residential Institutions Use - a for the provision of residential accommodation and care to people in need of care other than a use within Class 9 (houses); b as a hospital or nursing home; c as a residential school, college or training centre.

Class 9 - Houses Use - a as a house, other than a flat, whether or not as a sole or main residence, by i a single person or by people living together as a family, or ii not more than 5 persons living together including a household where care is provided for residents; b as a bed and breakfast establishment or guest house, where at any one time not more than 2 bedrooms are, or in the case of premises having less than 4 bedrooms 1 bedroom is, used for that purpose.

Class 10 - Non-Residential Institutions Use, not including residential use - a as a creche, day nursery or day centre; b for the provision of education; c for the display of works of art (otherwise than for sale or hire); d as a museum; e as a public library or public reading room; f as a public hall or exhibition hall; or g for, or in connection with, public worship or religious instruction, or the social or recreational activities of a religious body.

Class 11 - Assembly and Leisure Use - a cinema; b concert hall; c dance hall or casino;

184 Dundee Local Plan Review 2005 back to contents page d dance hall or discotheque; or e swimming bath, skating rink, gymnasium or area for other indoor or outdoor sports or recreation, not involving motorised vehicles or firearms.

Useable Garden Ground An area of garden that is not steeply sloping, which is relatively private and sunny and can therefore be used for a range of purposes. Front gardens are not included within this definition.

Village Recreation Park Designed, managed and maintained open space within major village-style housing developments that provide outdoor recreation facilities with less formal recreation and play, public amenities, nature conservation and visual amenity interest.

Vitality and Viability Vitality is a reflection of how busy a centre is at different times and in different parts. Viability is a measure of its capacity to attract ongoing investment for maintenance, improvement and adaptation to changing needs.

Waste Includes any substance which constitutes a scrap material or an effluent or other unwanted surplus substance arising from the application of any process; and any substance or article which requires to be disposed of as being broken, worn out, contaminated or otherwise spoiled (but does not include explosives).

Wholesaling The term wholesaling means where goods are principally sold in large quantities to be retailed by others. This is not Class 1 retail use. The principal element of trade associated with wholesale should be to other retailers rather than the public.

Wildlife Corridor A continuous stretch of semi-natural habitat that supports biodiversity conservation.

Windfall Sites Sites, including conversions, which are not included as part of the effective housing land supply at the base date of the Plan but which subsequently become available for development, other than through the Local Plan allocation process.

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