Grandhome Development Framework
August 2013
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2 Grandhome Development Framework The Vision 1 Introduction 4 2 Site Analysis 4 2.1 Site Context 4 2.2 Site Description 5 2.3 Historic Context 6 2.4 Planning Context 7 2.5 Site Assessment 8
The vision for Grandhome is the The vision is underpinned by six core principles: 3 Consultation 22 creation of a mixed-use urban extension 3.1 Consultation Approach 22 1. Strong Sense of Place 3.2 Initial Consultation 23 of Aberdeen, adhering to the principles Grandhome will have a strong Donside identity and 3.3 SSCI Charrette Series 23 of place-making and responding to the character, rooted within the vernacular of northeast Scotland. 3.4 Design Workshop + Follow-up Consultation 23 traditional vernacular of the region. Architecture will respond to the context and traditions of the 3.5 Further Design Analysis + Case Studies 24 area to remain compatible with the surrounding communities 3.6 Public Exhibition October 2012 24 of the Bridge of Don. 3.7 Consultation – Next Steps 25 The key parameters for the 2. Sustainable and Walkable Neighbourhoods 4 Masterplan Development 26 development are as follows: Grandhome’s masterplan is made up of a series of 4.1 Initial Concept Studies 28 neighbourhoods, each of which is designed so residents 4.2 SSCI Charrette Masterplan 29 can access schools, shops, employment opportunities and 4.3 Design Development: March 2012 31 – a total of 6,000 – 7,000 homes, of community facilities within walking distance of their homes. 4.4 Design Development: September-December 2012 32 which 25% will be affordable; By optimising the range of local facilities over time, residents will be less car dependent than other neighbourhoods, 5 Development Framework 33 promoting a sustainable lifestyle. 5.1 Introduction + Purpose 33 – 5 hectares of employment land, 5.2 Transect-Based Design 34 including a technology park; 3. A Well-balanced Mixed Community 5.3 Neighbourhood + Block Structure 43 Grandhome will aim to become a self-sustaining 5.4 Mixed-Use Development 44 development, with housing, employment and community 5.5 Access Strategy 46 – seven neighbourhoods, each facilities integrated within each neighbourhood. Each 5.6 Street Type and Design 50 supported by shops and services; neighbourhood will comprise a mix of different sizes and 5.7 Landscape Strategy 58 designs of homes at different price levels, including 25% 5.8 Architectural Strategy 67 affordable housing. – three primary schools incorporating 6 Character Areas 72 4. Green Spaces to Breathe 6.1 Introduction 72 sports pitches and community uses; Grandhome will include an extensive green network, crossing 6.2 Commercial Centres 73 the site from both north to south and east to west. Different 6.3 Neighbourhood Centres 75 green spaces will combine to provide a mix of formal recreation, – a community campus, including an 6.4 Community Campus 76 walking areas and informal relaxation. The landscape plan also 6.5 Parks 76 academy, library and sports centre; preserves key elements of the site in naturalistic, untamed areas, and creates safe corridors for local wildlife. 7 Phasing + Delivery 78 – a health centre; 5. Well-Connected Streets 7.1 Proposed Phasing of Development 78 Grandhome is designed to follow the progressive principles 7.2 Transport Infrastructure 79 7.3 Energy 79 – a network of open spaces, connected of the Scottish Government’s ‘Designing Streets’ policy. The various neighbourhood phases are designed to maximise 7.4 Telecommunications 80 to the wider area, including sports connections using streets, promote walking and cycling, and 7.5 Water and Waste Management 80 pitches, neighbourhood parks and combine together to make an attractive, traditional place. 7.6 Surface Water Drainage 80 7.7 Education 81 habitat creation; and 6. A New Centre for the Bridge of Don 7.8 Community Infrastructure 81 Grandhome will be sympathetically integrated into the 7.9 Open Space and Green Infrastructure 82 – a vibrant high street to support the surrounding community, and over time will provide a range 7.10 Development Management 82 of employment, retail and other local services including 7.11 Summary 83 wider Bridge of Don area. opportunities for new businesses of different sizes, strengthening the lifestyle and choices for local people. Appendix I: October 2012 Consultation Information 84 Appendix II: October 2012 Consultation Feedback 86 Appendix III: Contextual Analysis Definitions 88 Grandhome Development Framework 3 1. Introduction 2. Site Analysis
This Development Framework forms part of the on- 2.1 Site Context going process to develop a new urban extension to Grandhome is a 320ha Aberdeen, to cater for the city’s anticipated growth greenÄeld site located 6km over the next 10-20 years. As such, it sets out the key northwest of Aberdeen’s city components of the new settlement of Grandhome and centre, adjacent to the Bridge of Don suburbs of Middleton the approach to be adopted to ensure the successful Park and Danestone. The site development of 6,000 – 7,000 dwellings and is owned by the Grandhome associated uses such as offices, shops, parks, schools Trust, a family-led entity, which has held the land for more than and community buildings. The new settlement 400 years. The site represents is envisioned to be an exemplar sustainable one of the largest development opportunities to emerge in development, and has been selected for inclusion Aberdeen in recent years; it is in the Scottish Sustainable Communities Initiative situated within the Aberdeen (SSCI). to Peterhead economic Figure 2.1 (right): The Grandhome LDP allocation, indicated within the larger site owned by the Grandhome Trust. corridor and complementary to the emerging Energetica The Framework provides the context within which initiative, and is also relatively future planning applications will be developed, and close to important existing employment areas, including against which they will be assessed, as well as setting two specialist technology out how the design and consultation process has parks. The development of Energetica Corridor progressed to date and how it is likely to evolve. the site will also result in improved accessibility through related improvements to the Aberdeen / In addition to this Development Framework, more road network serving the site, complemented by other Dyce detailed Masterplan Statements will be produced for strategic transport proposals Airport each neighbourhood, or development phase. These such as the Third Don Crossing Masterplans will set out in more detail how the vision and the Aberdeen Western Peripheral Route (AWPR). in this document will be realised, confirming what Aberdeen Science & Technology Parks uses the neighbourhoods will accommodate, how This Framework considers they will look, and how they will be delivered. the important role played by a small site on the south side of the Parkway, also owned by This document should not be read in isolation, but in the Trust. Whilst this site falls Aberdeen Western Peripheral Route the context of a wider suite of documents which have outside the 01 designation, its vital role in creating a been developed throughout the consultation, planning pedestrian and cycle access and design development processes. linking the Danestone and Grandhome communities Aberdeen City means this Framework considers the site in its broader context. Figure 2.2: The Grandhome site, in regional context
4 Grandhome Development Framework of Whitestripes Avenue and the Parkway (A90) act as signiÄcant barriers along the site boundary.
2.2 Site Description There are older, traditional residential communities with The Grandhome site is located their own range of facilities to on the north-western fringe of the west of Grandhome, but the city and occupies a wedge these are largely inaccessible of farmland lying between the from the site at present built up areas of Bucksburn because of the lack of bridging to the west and the Bridge of points over the River Don. Don to the east and south. To the north, the site links to The site itself is greenÄeld open, undeveloped farmland land, predominantly under extending out over the Buchan agricultural use, with Plateau. occasional woodland blocks, tree belts, and a number of To the east and south, the farmsteads and dwellings. The Grandhome site is bounded by site straddles Whitestripes the outer limits of Danestone Road, a secondary road that Figure 2.3: Persley Quarry Figure 2.4: The characteristic geometric Äeld pattern with blocks of woodland planting on ridgelines and Middleton Park. These connects the Bridge of Don residential developments area to the B997 Scotstown were built during the 1970s Road, and is traversed by and 1980s and now have a high voltage power line a combined population of running broadly north-south around 22,000 residents. across the eastern part of the Within these adjacent site. neighbourhoods there is an assortment of community Historically, development facilities including 4 primary activity in the vicinity has been schools, 2 secondary schools, focussed to the west of the local shops and supermarkets, River Don and on the river doctor and dentists’ surgeries, itself which has served as an and sports facilities. However, important natural resource for pedestrian connections industries such as those at between these and the site Stoneywood Mill, Davidson’s are poor, primarily because Mill and Gordon’s Mill. the busy commuter routes
Figure 2.4: Gently undulating farmland and blocks of woodland planting Figure 2.6: A row of pylons are a conspicuous feature in the south-east of the site
Grandhome Development Framework 5 2.3 Historic Context
An analysis of historic maps shows how Aberdeen’s urban form has steadily grown outwards, particularly along and between arterial transport routes to the north- west and south-west. The development of Grandhome provides a natural extension to this existing pattern of growth.
The site has remained virtually unchanged in the past 250 years, having being maintained as primarily agricultural land, although granite and manganese quarrying also took place in locations on site. A review of historic maps charts the Figure 2.7: Aberdeen’s built footprint in 1905. Figure 2.9: Aberdeen’s built footprint in 1960. growth of industrial activity to the south and west of site which took advantage of the River Don’s resources. The only noticeable changes within the site are the formations of Äeld boundaries and development of road infrastructure. A small level of development has taken place on the site in the form of farm holdings and other buildings, most of which remain in situ today.
Figure 2.8: Aberdeen’s built footprint in 1945. Figure 2.10: Aberdeen’s current built footprint.
6 Grandhome Development Framework 2.4 Planning Context The spatial strategy set out in the Local Development Plan Period Future Growth Aberdeen City and Shire 4USBUFHJD Site: 01 %FWFMPQNFOU1MBOdesignates Grandhome Aberdeen City as one of three “strategic growth areas”. As such, &YJTUJOHUP 1IBTF 1IBTF the city is expected to accommodate at least half of the new housing and employment land Housing 2,300 homes likely to be required up to , homes Figure 2.11: The Grandhome site in 1905. equating to 21,000 homes and 175ha of employment land within the plan period. Affordable Housing ( homes) (575 homes) Aberdeen City Council adopted its Local Development Plan (LDP) which identifies proposals for the development and use of land until Employment 5ha and contains the policies against which planning applications will be assessed. Grandhome is Table 1: Development at Bridge of Don and Grandhome, Aberdeen Local Development Plan identified as an Opportunity Site (01) capable of accommodating Figure 2.12: The Grandhome site in 1945. homes up to 5ha of employment land up to , and a further 2,300 homes up to (see Consideration has been given to the Council’s various Table 1). Supplementary GuidanceBOE1MBOOJOH"EWJDF in the preparation of this Framework. These include:
-Energetica: The six principles set out in the guidance overlap with the Vision of this Framework.
-Gypsy and Traveller Sites: The locational requirements of this guidance have influenced site selection.
Figure 2.13: The Grandhome site in 1960. -Hierarchy of Centres: Grandhome will be identified as a new Town Centre with supporting Neighbourhood Centres.
-3FTPVSDFTGPS/FX%FWFMPQNFOU: The Sustainability Strategy to be brought forward in support of detailed planning applications will respond to this guidance.
-Open Space: The masterplan exceeds the requirements of the openspace standards.
-River Don Corridor Framework: A key priority for the masterplan has been to engage into existing green networks and Core Paths. Figure 2.14: The Grandhome site today.
Grandhome Development Framework 7 2.5 Site Assessment Figure 2.16: Evaluation of existing local amenities Dyce Railway Station
2.5.1 Regional and Local Aberdeen Airport Amenities Primary/Nursery School Secondary School The site is well located in terms of Community Centre existing facilities and amenities. The Aberdeen Science and Technology Sports Centre/Gym Park and the Aberdeen Exhibition Superstore and Conference Centre are facilities Local Shops of regional signiÄcance that lie Doctor/Dentist within approximately 2km and Industrial 3km respectively of the site. Other Bank amenities closer to the site include a range of shops, supermarkets, Hotel schools, sports centres, community Cultural buildings, pubs and restaurants, a Religious post ofÄce, libraries and a police Post OfÄce station, among others. Aberdeen Exhibition Pub/Restaurant (NOT ALL SHOWN) Centre Library
Bus Stop (NOT ALL SHOWN) Key points: Railway Station Scotstown Airport Primary –The site is well-located Police Station Aberdeen Science Lidl & Technology Park in terms of existing Other Territorial Army community facilities and employment locations, all Pylon Corridor of which will be taken into account in the proposed layout and phasing of the masterplan.
–Consideration will be given to how the town centre for Grandhome can beneÄt the wider Bridge of Don community.
8 Grandhome Development Framework 2.5.2 Paths and Cycleways Figure 2.17: Designated paths
The existing Core Paths network (as identiÄed by Aberdeen Paths* City Council [Aberdeen Local (ACC database 15/12/2009) Development Plan ]) comes Core Paths close to the site in three locations (ALDP ) - Whitestripes Farm, the corner of Aspirational Core Paths v Whitestripes Road and (ALDP ) Whitestripes Avenue, and near the Parkway/Whitestripes Avenue North Sea Cycle Route roundabout. Local Cycle Route (ACC cycle paths maps) An existing path link runs through Proposed new pedestrian/cycle the site from the end of the bridge linking to Davidson’s Mill Core Path at Whitestripes Farm development westwards to Clerkhill Wood, then circles south via Cothill to Persley Quarry woods. This path continues beyond the site to connect to other established paths running east and west along the Don which have been identiÄed by the Council as potential future Core Paths and part of the National Cycle Route.
A future connection will be created in respect of the pedestrian and cycle bridge at Davidson’s Mill with others potentially being created elsewhere within the Don corridor. Key points:
–Although located on the periphery of Aberdeen, there are many opportunities to connect to the existing network of paths in the area.
–There is an opportunity for Grandhome to provide extensions and linkages to the existing Core Path.
Grandhome Development Framework 9 2.5.3 Topography Figure 2.18: The topography plan provides an indication of ground levels and highlights areas with slopes steeper than 8% The levels on the site range from approximately 30m AOD (Above Ordnance Datum) close to the River Don to approximately 90m Areas with slopes steeper than 8% AOD at the highest point of the site, on Whitestripes Road. In broad terms, the land slopes west, south and north from that high point.
The site slopes most steeply in the western parts of the site, where it incorporates part of the east bank of the Don Valley.
To the east, the land forms a tilted bowl shape, with steep northern slopes but opening out to the east and south. At the end of the 19th century, a manganese quarry was cut into the north facing slope here, but it is now obsolete. It remains as an excavation Älled with water and with various small heaps of spoil around its edge. Key points:
North of Whitestripes Road the –The site has a varied land falls away becoming steeper topography which towards to the site boundary. A subdivides the site into small valley cuts into this slope deÄned character areas. running west from Whitestripes Farm, with a noticeable small –The varied landform ridge feature forming its northern provides interest which slopes. should be exploited in the masterplan. There are several areas within the site where slopes are steeper –There are several areas than 8%, normally the maximum where steep gradients will gradient for adoptable roads. constrain access and/or These areas are located on the development. western Åanks of the site, on the steep northern slopes of the bowl –The higher parts of the shaped land to the east, and in site can be seen from several localised areas north of elsewhere in the city. Whitestripes Road.
10 Grandhome Development Framework 2.5.4 Views and visibility Figure 2.19: Inward looking views
A formal, technical assessment of the visibility of the development is being Trees seen against the skyline carried out as part of the Landscape and Visual Impact Study in the EIA Open ground at ridgeline (Environmental Impact Assessment) for Grandhome. In broad terms however, Local views to ridgelines the issues relating to views and visibility can be summarised as follows: Long distance view to ridgeline Inward-looking views
Much of the site is relatively visually discreet but the highest parts of the site can be glimpsed from various points around the city, especially from other high points above the Dee and Don valleys. SpeciÄcally, trees lining Whitestripes Road form a noticeable silhouette on the skyline in views to the site from areas of high ground on the south and west margins of the city. This includes, for example, brief glimpses of the site in the distance in views from the A96/ Inverurie approach at Tyrebagger, and from the A90 at Kincorth. 1 Least Visible: few residents or motorists overlook More locally, topography, low planting the site and trees screen many views into the site, so that views into the northern and 2 Moderately Visible: western parts of the site, especially, are some local residents and motorists have views to the site; views often partial and sporadic. The most open, partial or glimpsed and consequently most visible part of the site is the farmland immediately 3 Most Visible: north of the Parkway, where it is Many residents and motorists have widely overlooked from roads on three uninterrupted views to this part of the sides: the A90, Whitestripes Avenue, site from both local area and up to 6km away and Whitestripes Road. For many of the houses in the neighbourhoods adjacent to the site, intervening topography, planting or development obscures views to the proposed new development; from further aÄeld at MiddleÄeld and Cummings Park for example, the development will be glimpsed on the hillside in the distance.
Grandhome Development Framework 11 Outward-looking views Figure 2.20: Outward looking views
When looking outwards from the site, there are many attractive, open outlooks. To the west are long views out to hills in the distance, with a mix of urban development and wooded slopes along the Don valley in the foreground. To the south and east there are views to the suburbs and the built up city centre, but this urban view is offset by a backdrop of expansive open skies and the North Sea beyond.
From the part of the site north of Whitestripes Road the views are limited by trees to the east and west, but open to the north. These views are pleasant and rural, looking over a plateau of farmland spreading out to the horizon that is dotted with small farms and occasionally interrupted by strips of mature trees.
Key points:
–Trees form the most visible parts of the site and can be seen from various points around the city.
–The site is naturally screened from local vantage points, with the most visual impact likely to result from development of the easternmost part of the site, on land north of the Parkway.
–The proposed development will beneÄt from attractive outlooks to the sea, city and countryside in the distance.
12 Grandhome Development Framework 2.5.5 Aspect and shelter Figure 2.21: Aspect and shelter
The west-facing slopes of the Don Predominant aspect Valley get useful afternoon sun and south facing have the advantage of being protected from northerly winds. Extensive west facing woodland planting in the valley east facing provides further shelter, especially on north facing the lower slopes of the valley.
The south and east-facing parts of the site are also pleasantly sunny but lack shelter planting and are open Exposure and exposed to cool onshore winds. prevailing winds
areas especially exposed to wind The northern parts of the site are exposed to northerly winds but the ‘Carrot Belt’ shelter planting along locally shaded, cold areas the east boundary helps to ameliorate the microclimate here. Having predominantly a north-facing aspect, this area gets less direct sunshine than more southerly parts of the site.
Woodland blocks and tree belts throughout the site provide localised areas of shelter but also cast shadow which can create cold frost pockets, especially on the north side.
Key points:
–The masterplan can be conÄgured to exploit the effects of natural insolation and maximise shelter.
–The west facing areas of the site receive the most sun exposure, with north and east facing areas subject to cool onshore winds.
–Consideration should be given to shadows cast by woodland blocks and tree belts.
Grandhome Development Framework 13 2.5.6 Hydrology Figure 2.22: Hydrology
Whilst the River Don is prone to Åooding, the entire Grandhome site falls outwith Direction of natural drainage the SEPA Indicative River and Coastal Flood Risk zone which is focused immediately south of the site along the Localised damp ground River Don.
Streams/ditches Within the site boundary, the highest land, on Whitestripes Road, forms a watershed from which water Lochan or mill pond drains to the north, south and west.
SpeciÄcally, the site drains towards SEPA Indicative River and Coastal four low lying areas: towards the River Flood Zone Don to the west of the site, to an area of low lying ground in the bottom of the bowl shaped landform north of the Parkway, to the small valley running west from Whitestripes Farm and to Grandhome Moss beyond the north boundary of the site. Any potential negative impacts on the River Don will be mitigated The site is generally well drained, and ways to improve the especially where there is sufÄcient ecological status of water bodies gradient. There are, however, some will be explored. small wet patches where agricultural drainage has failed, most notably in the low lying area south of the manganese quarry. Key points:
There are few permanent water –The site is generally well bodies, only two small streams running drained with some localised down the western part of the site to areas where agricultural the River Don, plus ditches and the drainage has failed. Åooded manganese quarry in the eastern part of the site. The Council –A number of water stipulate that natural buffer strips bodies are located on must be included when incorporating site which will require water bodies into developments. natural buffer strips but These should be a minimum of 3m can be integrated with the either side of ditches and 6-20m along development layout. watercourses and around water bodies [Aberdeen LDP , Policy NE 8 –The site is outwith the Natural Heritage; /BUVSBM)FSJUBHF SEPA Coastal and River Supplementary Guidance]. Flood Risk zone.
14 Grandhome Development Framework 2.5.7 Landscape elements, scale Figure 2.23: Landscape Character Areas and character
Taken as a whole, the nature Enclosed Landscape Space of the site is distinctly rural and agricultural. The land is subdivided Landscape Space not enclosed into an orthogonal pattern of Äelds enclosed by drystane dykes and fences with lines of shelterbelt planting along main roads or Äeld boundaries, and occasional, irregularly shaped blocks of mixed woodland. Trees on ridgelines are often seen against the sky and form attractive, feathered silhouettes. Robust granite houses and clusters of farm buildings are scattered in the landscape, usually accompanied by a group of trees planted to provide shelter.
The site is not homogeneous in terms of character though, forming several distinct character zones, each with a different landscape quality and scale. At the most general level, the site divides into two main character zones; to the west of Monument Woodland on the slopes leading down to the River Don the landscape is more wooded than elsewhere on the site, with smaller, enclosed spaces and a more intimate scale. To the east the land is more open, spaces are larger, views broader, and the outlook generally much more urban in character.
The eastern half of the site further subdivides into two secondary character areas either side of the tree lined Whitestripes Road. North of this, the character is heavily inÅuenced by long views north over a rolling mosaic of Äelds with large open skies above.
Grandhome Development Framework 15 Looking east there are glimpses Figure 2.24: Landscape Character Elements through the Carrot Belt shelterbelt to suburban housing, while to the 1. Surface Patterns west, plantation trees contain and agricultural processes leave close off longer views. Just west of distinctive patterns on the land Whitestripes Farm, a small valley and ridge with a pair of cottages 2. Mature Trees very tall beech and Scot’s Pine, that and a stone roundel form an are larger than human scale attractive composition within the otherwise open landscape. The 3. Woodland overhead power line and towers multi-layered, diverse, naturalistic, that cut north-south across this part woodland blocks of the site add an industrial feature that is at odds with the otherwise 4. Walls traditional drystane dykes using rural character. stone from adjacent Äelds
South of Whitestripes Road but 5. Sky east of Monument Wood the expansive open skies, often with long distance views site is even more affected by the surrounding urban context, with 6. Routes its character being inÅuenced by paths and roads reinforced with the city and suburbs that dominate walls, earth banks, avenue planting views to the west, south and east. The power line cutting across the 7. Buildings scattered, robust, simple buildings site here adds further to the ‘urban in local granite fringe’ character.
8. Sound wind in mature trees; trafÄc noises in the Don Valley; air trafÄc overhead Key points: 9. Colour –The site is made up yellow, green, blue, copper, grey of areas with distinct characters that will 10. Pylons large scale engineered structures inÅuence the design, cut across the landscape density and layout of different neighbourhoods. 11. Lond Distance Views views connect the site to the city, the rural hinterland and the North – Typical landscape Sea elements such as stone walls, woodland blocks and tree belts will be retained within the scheme; interpretations of traditional features will be used in new landscapes within the development.
16 Grandhome Development Framework 2.5.8 Edges and boundaries Figure 2.25: Edges and boundaries
A geometric network of Äeld Suburban Avenue detached houses backing onto single row of trees plus drystane boundaries subdivides the site. main road and site; diverse garden dyke fence &/or earth bank The boundaries are marked boundary treatments with dykes constructed out of Äeldstone and stock proof fencing, sometimes combined with belts of trees. The stone dykes make a signiÄcant contribution to the character of the site, providing references to the way the land has traditionally been worked and giving it local distinctiveness. These will be retained wherever possible, reconditioned where necessary, and integrated with the masterplan layout. Shelterbelt planting multiple rows of trees but no understorey; Ältered views
Woodland Key points: mix of tree species plus understorey; screens views – Traditional boundary treatments are central to the sense of place at Grandhome and will be developed as integral features of the new development.
Open agricultural land Persley Quarry
Grandhome Development Framework 17 2.5.9 Tree quality Most of the trees on the site, Figure 2.26: Initial evaluation of tree quality and condition (subject to more detailed evaluation regardless of their condition, are during design phase) A full tree survey was carried seen as ‘valuable’ and worth out by a qualiÄed arboriculturist retaining in current form, for in January 2012 and the visual reasons, because they Area of trees surveyed by Ändings are summarised as frame dwellings, form attractive arboriculturist follows: silhouettes on skylines/ridges, line key routes or otherwise usefully There are three areas within the subdivide the landscape. Trees protected by policy 1. Ancient Woodland Inventory site boundary that are protected A few specimens and areas 2. Tree Presorvation Order by policy and designated are of a poorer quality and may ‘Ancient Woodland Inventory – beneÄt from being replaced or Long Established Woodland (of having enhancement woodland Valuable trees plantation origin)’: management practices carried Trees of variable arboricultural quality but of particular value for out. biodiversity of for visual reasons • part of Monument Wood, located in the centre of the Scottish Government policy southern part of the site concerning woodlands shall Less valuable trees apply. The policy requires Trees of variable or poor quality that are of less value • a strip of land south of the compensatory planting, to for biodiversity or for visual or Whitestripes Road mitigate permanent woodland amenity purposes; or that could be replaced by better quality loss through economic planting • the Carrot Belt and adjoining development. Compensatory shelterbelt planting along planting of at least the same area Whitestripes Road lost to development should be made a condition any planning There are two other areas approval. designated as ‘Ancient Woodland’ outside of but near Key points: the site boundary: –It will be necessary to • Clerkhill Wood on the north implement a tailored boundary management and replanting plan to protect • Persley Quarry woods to the existing good quality immediate south of the site trees and woodlands and improve those in poor An area protected by a Tree condition. Preservation Order also lies near the site, just north of, and – Special consideration contiguous with, Persley Quarry should be given to wood. The trees within the site protecting and enhancing are of variable condition but Monument Wood. all contribute usefully to some degree to both biodiversity and –The process of developing visual amenity. The presumption the Grandhome site must will be to retain and enhance have a net positive impact current areas of tree planting. on adjoining protected or valuable habitats. 18 Grandhome Development Framework 2.5.10 Ecology + Green Space Network Figure 2.27: The plan highlights the green space network and areas within and around the site of ecological value An initial ecological appraisal for the Grandhome site has been undertaken in support of development and identiÄes that Development Site Boundary the closest areas of interest to the site are Corby, Lily and Bishop’s Lochs Sites of Designated Sites adjacent to the Special ScientiÄc Interest (SSSI), which Development Site and included in the GSN are 1.9km to the north. Three Local Nature Core Woodland GSN areas within the Conservation Sites are also adjacent to the Development Boundary considered to be the most ecologically valuable parts of site; Stoneyhill Wood, Grandhome Moss the GSN and the River Don Corridor. While the site Core Wetland area, not currently included itself does not include any statutory wildlife in the GSN, within the Development sites it does adjoin or contain three former Boundary considered to be ecologically valuable and a potentially important part District Wildlife Sites, namely Persley of the GSN Quarry, Clerkhill Wood and Monument GSN sites outside the Development Wood. Although these sites are no longer Boundary to which the core woodland designated, they are still offered a level and wetland habitats within the Development Boundary should be linked of protection through the Green Space by habitat corridors (the full extent of Network (GSN) policy. these areas has not been shown)
Green Space Network - as identiÄed in Ecological surverys untertaken have the Aberdeen LDP included: a connected network of green spaces • Phase 1 habitat survey running from the settlement’s centre to • Badger sett and territory mapping the Green Belt. The proposed network • Otter and water vole survey will meet the objectives of the Council’s • Great crested newt survey GSN policy and potentially expand on • Breeding and wintering bird survey it. • Bat activity (whole site) and emergence surveys of buildings in Phase 1 area Further ecology surveys will be • Red squirrel survey undertaken as masterplans come forward. No ecological constraints or signÄcant features were identiÄed. Key points: Outside of the wooded areas, most of the site is intensively farmed land and generally –The masterplan will seek to of no more than local habitat value with low preserve and enhance green biodiversity interest. spaces of ecological value. In response to the appraisal and in –The proposed landscape support of policy NE8 Natural Heritage network that is integral to the the masterplan aims to enhance masterplan will meet or improve biodiversity by introducing landscape on the Council’s GSN strategy. links between the area’s more important sites and conservation features to create
Grandhome Development Framework 19 2.5.11 Archaeology Figure 2.28: The plan identiÄes areas and sites of archaeological interest A small number of cultural heritage which are categorised in terms of their sensitivity to development. assets have been identiÄed within the site and the surrounding area ranging from low/negligible Lesser Cultural Heritage Site sensitivity to high sensitivity. The majority of assets within the site are categorised as low/negligible Scheduled Monument sensitivity and are located mainly across its northern, western and Local Cultural Heritage Site southwestern parts. Only one designated asset lies within the site: Regional Cultural Heritage Site Grandhome South Lodge (number 7 on the plan show opposite), Unknown which is Grade B listed and is categorised as regional importance. Heritage Site Boundary Two other features are located within the site and include Grandhome Development Whitestripes Burial Ground and Site Boundary the crop mark of a possible henge (numbers 17 and 18 respectively), Track both of which are located in the vicinity of Whitestripes Farm. Two been considered during further features, both possible the evolution of the Framework. enclosures, are of unknown These will be reviewed in more sensitivity. detail in the relevant Masterplans for those areas, as well as the A known feature of high sensitivity forthcoming in terms of national and international Environmental Impact Assessment, importance is Foucausie hut circle which will also consider potential (number 9), a scheduled ancient unknown features. monument, located outside the development boundary, in Clerkhill Wood. Key points:
There are numerous other notable –No assets of national or structures in the surrounding area, international importance including Grandhome House and are located within the scheduled monuments associated site. with the former Aberdeenshire Canal. –Two sites of regional importance have been The potential impact of the identiÄed which will be Grandhome development on all of incorporated sensitively the monuments and sites listed within the development. above, including their setting, have
20 Grandhome Development Framework e
v i 2.5.12 Ground Conditions + ¯ r D B997 w
e i 2.5.13 Overall Environmental Land Contamination v r e Grandhome Moss v i R Constraints Two areas of ground disturbance and potential contamination risk have been Stoneyhill Cottage A summary of key environmental identiÄed within the site; a landÄll occupying constraints is outlined below. Further a former quarry (known as Hall’s quarry) near North Belt analysis of these constraints will be Persley, and an area of Made Ground close to undertaken where necessary to inform the Upper Bonnyside Burial Ground 9 design and phasing of the development. Whitestripes Road. Made Ground (Extent unclear) [Note 2] D
Initial investigations have found that there is no Lower Bonnyside 9 Natural topography and drainage: signiÄcant contamination or gassing identiÄed Carrot Belt taking a light-handed approach to grading
J at Hall’s quarry. Further investigation work will e on the site will reduce the impact of s 9 m o Whitestripes Road n Clerkhill d development on the natural landscape be undertaken to verify any contamination risk D r i v
e associated with these areas and to conÄrm what, Cothill Cottages Jesmond Drive and help promote workable sustainable if any, constraint they may pose to development. urban drainage systems.
West Belt The site has been classed by the Soil Survey of Existing trees and woodland areas: Middleton Park Scotland Land Capability for Agriculture (LCA) where possible trees will be retained map as predominantly Class 3 Division 2, i.e. whilst new trees will be planted to increase the quality and variety of planting land capable of supporting mixed agriculture, Whitestripes Road with soil and wetness limitations. In addition, across the site. e u n e the most steeply sloping parts of the site v A s e ip are deÄned as Class 4.2, i.e. land capable of 9 r Landscape character: the distinctive st e it h producing a narrow range of crops. While it is W character of the area will be interpreted possible that some better quality land may be and used to inÅuence the design of the included within the site, these areas may be too development to help develop a clear, isolated for practical farming to a consistently unique and locally appropriate sense of high standard. It is considered very unlikely that Upper Persley place. W
h
i t e land of prime quality is present on the site. s t r Halls Quarry Refuse Tip i p Hill of Danestone e s Ecology and green space: the
A
v e
n
u planned green space network will link
e A90 the site to surrounding countryside Key points: A90 and Core Paths as well as aiding
Fairview Street biodiversity across the site. Hall's Quarry landfill –Two areas of ground disturbance and [Note 1] potential contamination risk have been Archaeology: the location of all identiÄed. monuments and sites have been considered in the development of the Figure 2.29: Ground conditions and Contamination Site Boundary –Initial investigations show there is Assessment Plan I masterplan. no signiÄcant risk in either location KKnown Made Ground Ground conditions and land (subject to a more detailed site P Possible soft Clays & Silts (Approximate areas) investigation). ( contamination: further investigative works will be carried out to determine the PPeat (Approximate area) –The site is predominantly Class 3 potential for land contamination and any Division 2 agricultural land and with 9 WWell constraints will be addressed within the little evidence of prime quality land. masterplan.
Grandhome Development Framework 21 3. Consultation
The potential of Grandhome to meet the 3.1 Consultation development aspirations set out in the Structure Approach Plan and the emerging LDP was evident by 2008. Grandhome Trust’s In response, the Grandhome Trust set in motion a commitment to the local masterplanning and consultation process. This led to community included early consultation, encouraging the selection of Grandhome as a Scottish Sustainable progressive learning and Communities Initiative site in 2009, and a (SSCI) participation to inform Charrette Series site shortly thereafter. the design process. The consultation has been run in tandem with, and contributes Throughout the planning and design process, to, the on-going technical consultation has been a top priority for the Grandhome development of the site masterplan. Consultation Trust. The consultation processes undertaken to date events have included public are summarised within the following pages. meetings, workshops, exhibitions, the distribution of publications, as well as the 8-day design charrette.
Many parties have been consulted throughout this process and include:
• Local residents & community groups • Aberdeen City Council ofÄcers • Local Councillors • Local architects • Local universities Grandhome Charrette • Scottish national agencies charrette series Have your say on design proposals for Aberdeen’s growth 16-23 March 2010 • Architecture + Design
We are pleased to inform you that the new communities The Charrette will be sponsored Scotland locally by the Grandhome Trust and proposal for Grandhome (north Donside) has been supported by Aberdeen City Council. The selected to be part of the National Charrette programme. national coordination is by the Scottish This is a national community engagement exercise Sustainable Communities Initiative, a • The Scottish Government, Scottish Government led initiative which comprising intensive, interactive sessions which involve encourages the creation of places that are local people and organisations in the early planning and designed and built to last, where a high design of their community. quality of life can be achieved. via the SSCI programme Members of the public are encouraged to This unique event is sponsored by the Scottish Government attend to provide ideas and contribute to the discussions about the environment, through the Scottish Sustainable Communities Initiative design and amenities of the new (SSCI). The Grandhome Charrette will provide the people neighbourhoods. Specialists from local • Aberdeen Civic Society agencies will also participate to discuss of Aberdeen with the opportunity to voice views and test key issues, including water, transportation, ideas around how Aberdeen will evolve northwards. sustainability and landscape issues.
The Grandhome Charrette is scheduled The event will offer a hands-on approach whereby ideas to run for eight days, from the 16th to the are translated into plans and drawings, by a renowned 23rd of March. Major opportunities for team of international designers, led by Andres Duany. you to get involved include: • Opening presentation, Tuesday 16th March, 6.30pm for a 7pm start, at the King’s Auditorium, King’s Far left and above: Figures 3.1, 3.2: College Conference Centre
• Interim ‘work in progress’ Pin-ups, site tours and informal meetings at presentation, Saturday 20th March, at 10.30am for a 11am start, at the King’s Auditorium, King’s College the Grandhome SSCI Charrette (in March Conference Centre
• Closing presentation, Tuesday 23rd 2010) March, 6.30pm for a 7pm start, at the Fleming Auditorium, Aberdeen Exhibition and Conference Centre
You can also visit the ongoing studio sessions any day at Aberdeen Exhibition and Conference Centre.
You will find more details about the Left: Figure 3.3: The Grandhome It should be noted that the Charette, and any outputs from it, do not prejudice The Local structure and format of the activities Development Plan process, currently being undertaken by Aberdeen City Council. inside this paper. We very much hope you will be able to get involved and pre-charrette paper, which was look forward to seeing you at these design sessions. distributed to households throughout David Paton for Grandhome Trust the area to encourage participation
22 Grandhome Development Framework 3.2 Initial Consultation input at key stages. In June • Inability of the existing 3.3 SSCI Charrette • Roads, infrastructure, services 3.4 Design Workshop 2009,the Council held an LDP road network to cater and utilities; + Follow-up Development Options Open In order to gauge local opinion for increased demand Following on from the initial Evening; relevant issues were consultation regarding the potential associated with consultation process and • Community facilities, services then re-visited in November of development of the site, the Trust development; and representation from the Trust, and employment space; In early 2012, the design team that year as part of the Main began the planning process with Grandhome was named by the convened a workshop to Issues Report Consultation. a series of public consultation • Capacity of local schools Scottish Government as one • Environment, landscape and develop the masterplan further events throughout 2009 and 2010, and community facilities of 11 candidate projects to be open space; and in conjunction with the LDP The Trust also held two seeking to engage with residents unable to accommodate a included in the Scottish Sustainable and in support of the planning “visioning” workshops in and other local stakeholders new development. Communities Initiative in May 2009, • Civic facilities, architecture and process. A range of supporting February 2010, one for key to inform the production of eventually becoming one of the design. work was commissioned, agencies and one for the local an initial site masterplan. This These concerns were taken three sites to be taken forward as including topographical and community to help understand subsequently led to the site’s into consideration by the part of the SSCI Charrette Series. Discussions of these areas resulted arboricultural surveys, and the issues, concerns and ideas inclusion within the Scottish design team and a series of This was a national community in the following issues being technical studies relating to in respect of the development of Sustainable Communities Initiative further public consultation engagement exercise comprising addressed/actions being undertaken transport, utilities, landscape, the Grandhome site. (SSCI), although supplementary events were planned to help intensive, interactive sessions, by the design team: ecology, archaeology and consultation was undertaken develop an inclusive site which involved local people and ground conditions. Unresolved The main issues raised concurrently. Masterplanning took masterplan. organisations in the early planning • Importance of a holistic issues from the SSCI Charrette throughout the initial consultation place alongside the preparation of and design of their communities. neighbourhood design, ensuring and technical data from the the Aberdeen City LDP, providing process were as follows: suitable walking distances to survey work formed the basis of The masterplanning team began community amenities; a revised design brief for DPZ. preparation in autumn 2009, as a prelude to the SSCI Charrette • Consideration of retail centres After this internal workshop, the following March 2010. The and amenities, ensuring good the Grandhome design team charrette was led by renowned connections with the existing then held a series of follow-up masterplanners Duany Plater- Bridge of Don community; consultations in mid-2012 with Charrette Series Report Zyberk & Company (DPZ), and the community, City Council and comprised an 8-day participative • Analysis of historic house other statutory consultees, both design exercise, translating designs in Aberdeen, including to gain feedback on the changes ideas into plans and drawings, unique neighbourhoods such made to the masterplan during and testing the masterplan as it as Footdee, to ensure future the internal design workshop progressed. Both members of designs are respectful of the local and to address speciÄc issues, the public and stakeholders, such architectural heritage; and such as road access. These as the City Council and statutory included: agencies attended the charrette • Consideration of the green space and participated in meetings network, ensuring it is connected • Community presentation and masterplan reviews. In with the Green Belt and offers (March 2012): further update total, approximately 300 people desirable local amenities. on the proposals held with attended over the course of the the local community; charrette. The Änal charrette The masterplan that emerged from masterplan was then introduced the charrette was revised during • Meeting with Danestone Figure 3.4: The SSCI Charrette Series report, within a report distributed by the mid-2010 to reÅect the emerging Medical Practice (April featuring Grandhome and the two other SSCI Scottish Government. LDP, and update sessions were held 2012): the meeting Charrette sites in August, for Community Councils, discussed likely additional The main issues discussed with the representatives and residents. Over facilities and services Figure 3.5: Conceptual masterplan developed 20 people attended over the two during the 2010 SSCI Charrette, indicating likely public during the charrette were as required to meet future neighbourhood structure and green spaces follows: events. demand;
Grandhome Development Framework 23 • An EIA Scoping and A draft Framework was proved relevant as one of the Planning Review (April 2012) presented to A+DS in January largest and most successful including Aberdeen City 2013 to detail how these traditional urban extensions Council and the Grandhome earlier comments have been in the UK. While visiting Environmental team; consider and incorporated in Poundbury, the team took the Development Framework. particular note of its delivery • A Designing Streets Review A positive response was and community management (April 2012) including received during this meeting models. Aberdeen City Council, and A+DS will continue to the Scottish Government’s be involved in the phased • Upton, Northampton: Designing Streets team, masterplanning process. A recent traditional Transport Scotland, WSP, development funded through Fairhurst & the Grandhome 3.5 Further Design a joint venture, Upton’s planning team; Analysis + Case Studies public spaces and successful integration of SUDs have • Two Transport Reviews (April Throughout the consultation been of interest to the design and May 2012); and process, the issues raised by team. both local residents and Figure 3.6: Terraced houses in Old Aberdeen Figure 3.8: A street in Old Aberdeen featuring houses of differing • Architecture + Design stakeholders have been materials, but similar rooÅines Scotland (March 2012 and considered to inform the 3.6 Public Exhibition January 2013): a presentation continued development of of the masterplan was the masterplan. The design October 2012 provided to members team have also undertaken a of A+DS in March 2012 number of site visits to similar The Ärst of two pre-planning who responded with a developments and historic public exhibitions was held on workshop advice note which precedents throughout the UK, 30th and 31st of October 2012, provided comment on the including other best practice attracting over 220 attendees. key components of the developments further aÄeld. The The aim of the exhibition was to masterplan and looking for most relevant sites visited have demonstrate how the masterplan further consideration of the included: has evolved taking account of key following: design considerations informed • Old Aberdeen, Balgownie: from further site analysis, - More information on The Grandhome design team including up to date Ändings from character, sense of place has visited Old Aberdeen to EIA technical studies. and identity study its urban design and The exhibition also provided an - Landscape strategy street patterns, as well as its materials palette. introduction to the Development - Sustainability strategy Framework, setting out draft content. - Connectivity • Footdee, Aberdeen: The Figure 3.7: A pedestrian pathway through a park in Poundbury Figure 3.9: A Poundbury street featuring pedestrian-only access - Response to River Don charrette team studied As required under Regulation 7(1) • Application for Planning Permission in Principle Councillors, local health and education providers, Corridor Framework Footdee extensively, particularly its density and of the Town and Country Planning – 4,700 home masterplan national transport, environment and heritage - Road design and hierarch character. (Development Management agencies, and other statutory bodies. - Development edges and Procedure)(Scotland) Regulations • Application for Full Planning Permission – Phase boundaries • Poundbury, Dorchester: 2008, the exhibition presented 1 (up to 450 homes) Members of the planning and design team were - Phasing and delivery Although located in a information on the Ärst planning available to answer questions about the masterplan, A preview of the exhibition was given to key information very different region to applications being progressed: draft Development Framework and planning statutory and non-statutory stakeholders. Invites Grandhome, Poundbury application proposals. were issued to local Community Councils, local
24 Grandhome Development Framework The event was publicised in The invitation list for this preview local news media, including the session, register of attendance ‘Press and Journal’ and ‘Evening and minute of the discussion are Express’. Posters were submitted attached in Appendix I. to local businesses and public facilities in the Bridge of Don and A thematic summary of Danestone area. comments recevied during the Public Exhibition and how these Attendees were encouraged to have been responded to within complete a feedback form, the the masterplan is attached as Ändings of which would be taken Appendix II. into consideration in the Änal preparation of the masterplan and Building on this consultation planning application proposals. Key activity and subsequent to issuing themes arising from the feedback a draft of this Development received included: Framework to the Council, electronic copies were also sent • There was general support of out to all stakeholders invited to the principle of development the preview exhibition seeking notably the creation of a new their views and comments on the centre for the Bridge of Don; document. Figure 3.10, 3.11, 3.12, 3.13, 3.14: The consultation in October 2012 included both a public • There was concern in respect exhibition and a presentation on the evolution of the masterplan. of the perceived lack of 3.7 Consultation – Next transport infrastructure Steps (including road capacity and public transport services) in A follow-up public exhibition will be place to accommodate any held in early 2013 that will present new development, particularly more detailed designs coming in light of the uncertainty forward as part of the Phase 1 around the AWPR and Third planning submission. The event Don Crossing at that time; will provide further opportunity for the public to engage with the • There was a strong desire for development of the masterplan. new facilities such as a cinema, community buildings, and The Grandhome planning team facilities for teenagers. These will also continue to consult with facilities have subsequently key stakeholders within national been added to the plan; agencies and Aberdeen City Council. One focus will be the • The position of the health Quality Audit process, which began centre has been altered to in November 2012, and which will facilitate early delivery if continue through Spring 2013. This required; and process will engage representatives from Aberdeen City Council in • There were requests for the road design process, as well consultation feedback and up to to progress towards a Änalised particular house types e.g. as the Scottish Government. date Ändings from Environmental masterplan for Grandhome, to be bungalows and self-build Consideration will be given to new Statement technical studies. This presented within the spring 2013 development. information gleaned from public process will allow the design team planning applications.
Grandhome Development Framework 25 4. Masterplan Development
Grandhome Masterplan Evolution: There have been four main evolutions of the plan March 2010-December 2012 since 2010. The text on the following pages is a breakdown of the process from the beginning initial concepts in 2006 to the current plan as further outlined in this framework.
Figure 4.1: SSCI Charrette Final Masterplan, March 2010 Figure 4.2: Design Development Masterplan, March 2012
26 Grandhome Development Framework Figure 4.3: Design Development Masterplan, September 2012 Figure 4.4: Design Development Final Masterplan, December 2012
Grandhome Development Framework 27 4.1 Initial Concept Studies
The Grandhome masterplan has been in development since 2008, when the Grandhome Trust Ärst submitted the site for consideration for the Scottish Sustainable Communities Initiative. The Trust has always aspired to develop an exemplar scheme, comprising a network of mixed-tenure, walkable neighbourhoods. Over the past four years, this concept has developed in more detail in line with community feedback and consultation, as well as technical studies of potential infrastructural provisions and the site’s environmental features.
Early studies proposed the development of a settlement with four distinct mixed- use neighbourhood cores, the southernmost of which would be a linear town centre, or high street. This concept was included in the Trust’s 2008 submission to the Scottish Sustainable Communities Initiative, which explains the Trust’s plans for a neighbourhood-based approach. The concept was examined and developed in further detail during the detailed design process at the SSCI Charrette.
Figure 4.5; An initial study of Grandhome, from the Grandhome Trust’s SSCI submission
28 Grandhome Development Framework 4.2 SSCI Charrette released by the Scottish Figure 4.7: The design • Locating neighbourhoods: • Connecting process: identifying Masterplan, March Government, detailed the Grandhome’s initial The design team neighbourhoods with a proposals for Grandhome, as neighbourhood areas next considered the primary thoroughfare: 2010 well as the design process that within pedestrian sheds. neighbourhood structure The designers then linked led the team to its conclusion. of the plan, returning to the each neighbourhood centre original concept outlined with a main thoroughfare 4.2.1 Design Process & Steps within the design in the SSCI submission loop. The strategy provided Principles process included: document. The designers direct connections between again sought to propose the each hub, in order to As a national event, the SSCI • Studying the ‘traces on development of a number of facilitate convenient Charrette not only produced the land’: The design mixed-use neighbourhoods, movement and a local bus a detailed masterplan for team began by studying including a larger town route. Grandhome but also sought the environmental centre/high street that could to promote good design and condition of the site, in cater to the wider Bridge • Further developing the inclusive public engagement. order to accommodate of Don. Each of these thoroughfare network: The design team worked its natural contours and would be a Äve-minute Following the identiÄcation closely with the community characteristics in the plan. walk from centre to edge, of a main thoroughfare and stakeholders to develop Figure 4.8: The design The aim was to follow process: identifying or a ten-minute walk for a loop, the designers a site masterplan, which neighbourhood centres (in the ‘traces on the land’ linear high street. The main created a well-connected followed the Grandhome yellow) to create a masterplan commercial centre, sketched network of streets and Trust’s established design that naturally suited the in dark yellow, would border roads emanating from principles as well as site, incorporating historic both the Parkway and this, again following the community preferences. The trees, stone walls, and land Whitestripes Avenue, to offer traces on the land to avoid Änal SSCI report, which was contours. the best visibility and access extreme topography and to Bridge of Don neighbours. preserve existing natural This approach differed features. The network was Figure 4.6: A study of Grandhome’s ‘traces on the land’ including topography and stone walls slightly from the 2008 design to at least partially follow strategy, but was accepted a grid, ensuring smooth by the community and connections between became a critical part of the areas and avoiding cul- masterplan. de-sacs. Important natural landmarks, such as Figure 4.9: The design • Locating neighbourhood Monument Wood, were process: Proposing a centres: A next step preserved within this connected street network involved identifying each grid, contributing to the neighbourhood centre: the settlement’s green network. hub that would include each area’s local shops, ofÄces and community facilities. These centres were proposed roughly in the centre of each neighbourhood, following key natural features of the site, such as clusters of trees to be retained on a central green.
Grandhome Development Framework 29 4.2.2 Charrette Design Development Figure 4.10: SSCI Charrette Änal masterplan, March 2010 After the key principles explained in 4.2.1, the design team sought to develop the masterplan in more detail. The team then created a number of detailed ‘Ärst generation’ plans. These plans generally followed the articulated principles, whilst offering more detailed strategies for the street network and residential block structure. Stakeholders reviewed these plans with the designers, providing feedback that led the plan to its Änal state in the charrette process.
By the end of the eight days, the Figure 4.11: An early detailed plan, on the design team had fully delineated a site drawing table masterplan. The masterplan proposed the following:
• A town centre and six other residential neighbourhoods, with mixed-use cores;
• A substantial high street within the town centre, bordered by mixed-use buildings with car parks shielded within the blocks;
• A substantial green network, including Figure 4.12: Another early plan, detailed on different sections of trace paper the preservation of Monument Wood and the hill top park;
• A well-connected thoroughfare network, including a linking road designed for a main bus loop; and
• A diversity of densities, with high density development in the town centre and more rural areas on the edge of the site.
The Grandhome Trust carried forward this masterplan through 2010 and 2011, advancing the design process as Grandhome moved close to selection within the LDP.
30 Grandhome Development Framework 4.3 Design Development: • Revisions to the site • Reduced retail provision, March 2012 boundary, which had to ensure feasibility, taking previously sought to capture into account the perceived As Grandhome moved closer land beyond the LDP demand from new residents to being allocated within the boundary; and the existing community LDP, the design team revisited within the Bridge of Don; the masterplan at a workshop • Land within the LDP supported by further infrastructural boundary but outwith the • Revisions to access and technical studies. A control of Grandhome Trust proposals, to ensure that range of supporting work is not included within this all were deliverable and was commissioned, including Framework. Conversely, land compatible with evolving on the southern side of the local and national transport topographical and arboricultural Site Boundary surveys, and technical studies Parkway within the ownership projects, such as the AWPR; relating to transport, utilities, of the Trust has been Figure 4.13: A key change to the masterplan included for the purposes • Revisions to infrastructural since the SSCI Charrette was the revision landscape, ecology, archaeology of the site boundary. The boundary now and ground conditions. of good planning as this proposals, including the adheres to that within the LDP, and thus does area provides an important treatment of the existing not feature much of the originally proposed development on the southwestern portion of The follow-up workshop revisited access point to the site pylons, in line with technical the site. the charrette masterplan in light and a pedestrian access to infrastructural proposals and of new technical information Danestone; costings; available, as well as LDP requirements. Changes made at • Revisions to take into • Revisions to the number this time included: account constraints of schools and community established after more facilities proposed, following detailed site analyses, such the detailed analysis by a as those introduced above; specialist in educational provision; • Restructuring of neighbourhoods and the • Additional consideration of green space network, to phasing in line with regional accommodate a network of infrastructural projects and direct and easily accessible other issues; and wildlife and green space corridors through the site, • Introduction of a business and which take account of park, to entice corporate the topography to inform the tenants to the area, with Green Space Network location of the neighbourhood a particular focus on the Figure 4.14: The green space network within blocks; Energetica initiative. the revised masterplan became much more permeable, providing green corridors from north to south and east to west. This green space plan not only offers more substantial parkland for the Grandhome community but also will be better suited to local wildlife.
Grandhome Development Framework 31 4.4 Design Development: • Education: After conÄrmation town centre and good frontage September - December from Aberdeen City on likely onto the surrounding roads. funding and capacity, the 5ha were apportioned to the 2012 masterplan now incorporates Business District in accordance three primary schools and one with the site’s LPD allocation. The As the design team moved toward secondary school, as opposed current version has good visibility the development of a planning to four primary schools and from both Whitestripes and the application, further rounds of revisions one secondary school. This Parkway, as well as good linkages were made, in consultation with key strategic revision also led to a to the high street and its hotel, stakeholders, including Aberdeen new ‘shared campus’ concept, which may cater to business City. These changes have addressed in which the secondary travellers. key infrastructural, design and school shares a campus and planning issues arising from further recreational hub with one • SUDs: Technical studies of the site and wider area. Neighbourhood Structure + Access primary school. recommendations on SUDs were These changes have brought the plan incorporated into the masterplan. Figure 4.15: The revised site boundaries led to towards its Änal condition, as it will be • High Street: SpeciÄc a simpliÄed neighbourhood structure, better represented within the 2013 planning able to accommodate a central bus route. commercial uses were • Phase 1: Phase 1 has also The modiÄed regional bus route could come applications. Key changes during this incorporated into the town undergone detailed design, in in and out of Grandhome via the A90, rather Änal round of revisions have included: than travelling via residential areas unlikely to centre, following commercial anticipation of the upcoming accommodate regional transport. leads compatible with the planning application. The design • Quality Audit: As indicated Trust’s aspirations. These uses team has thus advanced the earlier, 2012 saw the kick-off of included a supermarket, hotel detailed plans for block structure, the Quality Audit process, which and leisure centre. parking, frontage and housing will guide the development of mix, amongst other issues. A Grandhome’s street network • Business District: The design Phase 1 Masterplan Statement in line with Aberdeen City team continued to modify the will be submitted alongside the and Transport Scotland’s Business District, to ensure full planning application for this requirements, as well as the efÄcient connections from the Phase of development. principles of Designing Streets.
• Access: The access strategy has been proposed in line with the Council’s conÄrmed requirements, assuming that the Parkway remains a Trunk Road in the early phases of Grandhome’s Pylons development. The masterplan proposes an acceptable Figure 4.16: The revised masterplan number of accesses onto the features less retail development, a change in line with the demands of the area and Parkway and Whitestripes, with the proposals of the LDP. A new addition these accesses designed to was a proposed business park at the high visibility site between the A90 and be memorable gateways into Whitestripes Avenue, providing a site for a Grandhome. For example, the custom-built corporate headquarters. Parkway access strategy was modiÄed to include a triangular green, offering smooth access to Grandhome and a pleasant arrival experience.
32 Grandhome Development Framework