1. S I T E L O C A T I O N & C O N T E X T

The Kincorth Housing Project is part of the wider City Council Housing Programme 2022. The purpose of the wider housing programme is to address a long-term shortage of affordable social rented housing in the city.

The supply of affordable private rented sector housing has increased significantly within the city since 2014 and efforts now need to concentrate on addressing the continuing shortage of affordable social rented housing.

Therefore, Aberdeen City Council (ACC) is undertaking a new build housing programme which presents an opportunity to create 21st century housing that is high quality, economic, sustainable, energy efficient and incorporates a degree of flexibility to meet the future needs of tenants.

In this programme there are seven sites in total across the city including; Summerhill, Kincorth, , Greenferns, Greenferns Landward, Wellheads and Craighill.

This proposed new development will be located on the now vacated site of the former Kincorth Academy and 1 Playing Fields in Kincorth. 2

Clydebank 3 Aberdeen 4

Rubislaw Kincorth

Balnagask Broomhill

East Craighill Industrial Site Kincorth Estate Kincorth Hill Tollohill Kincorth Hill Industrial Wood Estate Location: South West of Aberdeen Site: Kincorth Existing Site Plan

1. Looking East along Deevale Gardens 2. Looking North towards Deevale Gardens 3. Looking East towards Cairngorm Drive 4. Looking South towards Cairngorm Drive 2. B R I E F & A S P I R A T I O N S

INTRODUCTION The Kincorth Housing Project is part of the wider Aberdeen City Council Housing Programme 2022. The purpose of the wider housing programme is to address a long-term shortage of affordable social rented housing in the city. The supply of affordable private rented sector housing has increased significantly within the city since 2014 and efforts now need to concentrate on addressing the continuing shortage of affordable social rented housing. Therefore, Aberdeen City Council (ACC) is undertaking a new build housing programme which presents an opportunity to create 21st century housing that is high quality, economic, sustainable, energy efficient and incorporates a degree of flexibility to meet the future needs of tenants. In this programme there are seven sites in total across the city including; Summerhill, Kincorth, Tillydrone, Greenferns, Greenferns Landward, Wellheads and Craighill. This proposed new development will be located on the now vacated site of the former Kincorth Academy and Playing Fields in Kincorth.

BRIEF The development will be for 213No. units, approximately 20No. units per acre (c50No. units per hectare) and will provide much needed social rented accommodation in the Kincorth area of Aberdeen, which will strengthen community spirit and enhance neighbourhood identities. The site will consist of a mixture of flats and houses with residential streets where space is shared between pedestrians and vehicles. The aim is for residential streets to provide an environment in which people can safely interact with each other and take pleasure in their surroundings. The combination of buildings, streets and open space, will create local identity and positively contribute to the character of the community. A minimum of 15% accessible units for the integration of varying needs, including those with additional support needs. The requirement goes beyond simply providing suitable accommodation for wheelchair users but must address for example, Dementia Friendly design and a 5-bed bungalow which aligns with homes for varying needs.

EMPLOYERS HIGH LEVEL REQUIREMENTS In conjunction with Aberdeen City Council, ATKINS have helped develop the high-level requirements for the housing programme and issued ACC High Level Requirements Document which is an overarching document to be read along with site specifics. The document does not provide an exhaustive explanation to a finite level of detail as each and every site (known or unknown) brings it own unique requirements. The document has been generated in January 2020 and reflects a changing background of compliance and political messaging around housing and sustainability. As such this document shall require a regular update at least annually, to reflect changing legislative and ACC requirements, and capture lessons learned from the early programme sites. Overarching the programme is ACC’s ambition to deliver quality homes, and a number of quality assurance measures are introduced to the programme to manage and ensure this.

• Integrated and Connected Community - well considered landscape • Sustainable - Gold Standard for Sustainability • Robust and Simple Design - high quality materials, easily maintainable Beds Accommodation % of No. of • Inclusive Built Design - 15% wheelchair accessible units and HfVN compliance Properties Properties • Promotes Well being - Secure by Design

The housing mix is an explicit requirement in the Council Brief, which is the housing A. 1 Bed 2 person flat 72.5% 154 need within the Aberdeen City Council housing list.

ASPIRATIONS B. 3 Beds 6 person flat 15% 32 To deliver exemplary new housing which fulfils all the criteria as defined in the ERs, creating high quality and sustainable communities C. 3 Beds 6 person semi-detached house 5.5% 12

D. 3 Beds 6 person semi-detached house (varying needs) 7% 15 3. L O C A L A M E N I T Y - O P E N S P A C E + C O N N E C T I V I T Y

River Dee Kincorth Site River Dee (ACC Residential Development) Kincorth Site Kincorth Park (ACC Residential Development)

Kincorth Hill (Nature Reserve) Craighill Site Bus Link Craighill Site (ACC Residential Development) Sustainable Car Hire Scheme (ACC Residential Development) School Stonehaven Road Landscaping Retail Tolohill Wood Leisure Facility Community Centre / Place of Worship Post Office

Site Amenity: Green Space Network Site Amenity: Connectivity 4. C H A L L E N G E S & A N A L Y S I S

Topography Trees Changes in level across the site are significant (7m north-south & 10m east-west), There are numerous mature trees to the north, south & west site boundaries which specifically along Cairnvale Terrace to the west former school sports pitches were have determined building lines to the site perimeter and also formed with steep embankments, limiting potential vehicular access. Context Access Neighbouring buildings are primarily two-storey to the north and south of the site, with Along Cairngorm Drive bus stops and a number of junctions opposite restrict the three-storey flats to the west and four storey flats to the east. To the north-east the positioning of new access locations into the site. Kincorth Playing Fields provide a large open amenity space for local residents. Services An existing public combined sewer that served Kincorth Academy

KEY

1 Storey 2 Storey 3 Storey PURPLE: UNSUITABLE FOR ACCESS 4 Storey AGREED ACCESS 1 DUE TO EXISTING BUILDING +10m

GREEN: AGREED ACCESS 3 SUITABLE FOR ACCESS

PINK: UNSUITABLE FOR ACCESS DUE TO ORANGE: TOPOGRAPHY AND EXISTING TREES UNSUITABLE FOR ACCESS DUE TO NOT HAVING INTERFACE WITH PUBLIC ROAD

AGREED ACCESS 2 YELLOW: EXISTING PUBLIC RED: COMBINED SEWER UNSUITABLE FOR ACCESS DUE TO PROXIMITY OF EXISTING JUNCTIONS RED: PRIVATE GREEN: OFFERED FOR ACC ADOPTION +7m

0m PURPLE: AGREED ACCESS 4 UNSUITABLE FOR ACCESS DUE TO PROXIMITY OF EXISTING BUS STOP BLUE: SITE LEVEL CHANGE

Vehicular Constraints / Access Diagram Adopted Road / Shared Surface Strategy 5. S I T E P R O P O S A L

UNIT TYPES SITE PROVISION

1 Bedroom / 2 Person (1B2P) Apartment DWELLINGS PER HECTARE A / AH Approx. Area: 62.2sqm 213 (Units) / 3.93 (Hectares) = 54.1 AH Denotes Handed Version Total: 54.1 Dwellings per Hectare 154No. Units (72.5% Unit Mix) PARKING PROVISION (VEHICLE) 3 Bedroom / 6 Person (3B6P) Apartment 186No. Units @ 80% = 149No. Spaces (APARTMENTS) B / BH Approx. Area: 108.3sqm 27No. Units @ 200% = 54No. Spaces (TERRACES) BH Denotes Handed Version Site Total Requirement = 203No. Spaces 32No. Units (15% Unit Mix) Current Proposal Total = 206No. Spaces

3 Bedroom / 6 Person (3B6P) Apartment Electric Vehicle Charging = 120No. Total C / C* Approx. Area: 116.2sqm 100% of Terraced Houses = 27No. Spaces * Denotes Gable Condition 50% of Apartments = 93No. Spaces 12No. Units (5.5% Unit Mix) Car Club = 1No. Spaces Proposed vehicular / Disabled parking at ratio of 1:20 = 11No. spaces. pedestrian access 3 Bedroom / 6 Person (3B6P) Apartment D / D* Approx. Area: 136.5sqm PARKING PROVISION (BICYCLE) * Denotes Gable Condition Cycle parking at ratio of 1 space per unit for the 15No. Units (7% Unit Mix) first 30 flats, with additional 1 space per 3 flats thereafter Ground Floor Bedroom Required = 82No. Spaces 10m parking offset Proposed vehicular / from road junction pedestrian access

Meadow gardens to Residents gardens landscaped zones

Communal amenity

Meadow gardens to landscaped zones

Communal amenity Existing trees Bicycle & bin stores retained Bicycle & bin stores Existing trees retained Communal amenity Pedestrian link Walled garden Proposed vehicular / Pedestrian link pedestrian access Bus stop Bus stop 6. P L A C E M A K I N G A P P R O A C H ATKINS Architects have developed proposals on the basis of Strategic Design Themes, highlighting explicitly our understanding of the principles underlying the vision for the ACC Housing Programme is to:

‘Create sustainable integrated communities and places, delivering affordable homes designed for life, which meet citizens current and changing needs, supporting the wellbeing and resilience of our tenants’

The concept of Home Zones shall be explored on all sites, where people and vehicles share the whole of the street space safely, and on equal terms, and where the quality of life takes precedence over the ease of traffic movement. As well as addressing the traffic aspects, Home Zone schemes can aid a greater pride and responsibility in residents for the care and wellbeing of their surroundings.

‘We shall deliver well-designed public spaces providing opportunities for comfort, relaxation and stimulation for all. These spaces shall have widespread appeal and accommodate people with different needs and help combat social isolation and loneliness.’ Private Gardens Communal Amenity Public Landscaping Amenity / Open Space Diagram

Precedent Images: Placemaking / Amenity / Open Space 7. A R C H I T E C T U R A L A S P I R A T I O N

Precedent Images: Materiality

Aberdeen City Council’s City Growth and Resource Committee

“Once again Aberdeen City Council is leading from the front – investing in social infrastructure to create sustainable integrated neighbourhoods that will be among the finest in Scotland.”

Approx. Development Areas as % of Site Total

Building Footprint: 22.2% of site total

Open Space / Communal Amenity / Private Gardens 39.9% of site total (27.8% / 8.0% / 3.8%)

Pedestrian Circulation / Off-Road Parking: 21.2% of site total

Shared Surface / Vehicular Circulation: 16.7% of site total Site Massing Study

Site Section Through Landscape Strip 8. L A N D S C A P E S T R A T E G Y 9. P L A N N I N G E N G A G E M E N T & N E X T S T E P S

Planning engagement PLANNING ENGAGEMENT DESIGN RESPONSE LDP Policy H4 Overall density of c.46.25 dwellings per hectare is less than 50 Density increased to 54.1 dwelling per hectare. Planning Pre-Application Enquiry Ref: 200512/PREAPP was DENSITY AND HOUSING MIX dwellings per hectare would be sought for sites exceeding 1 hectare submitted 28.04.20. Comments were returned 04.06.20. and as set out in 2017 Aberdeen Local Development Plan (ALDP) Policy H3. adjacent table describes response and changes made to SITE LAYOUT It is considered that the semi-detached dwellings would be located Level change along Kincorth Circle on the north boundary is between 1.5- current site plan to incorporate. in a prime position opposite the existing open space on Kincorth 3.0m, therefore single junction proposed to allow access into site to a Circle and should not turn their back on this valued area of open secondary road which provides primary access to house frontages. space. Next steps: The use of cul-de-sacs is not recommended, and this western part Cul-de-sacs form part of shared surface placemaking strategy to minimise of the site should be redesigned to eliminate these two dead end volume of vehicular traffic, with a single route passing north-south through the Following todays Planning Pre-Application Forum a full streets. site. Planning Application submission is proposed for 29.01.21 with Eliminate undesirable footpaths, to allow for an increase in soft Zig-zag paths within landscaping corridors are only indicative and will be a targeted approval date of 16.04.21 landscaping. For example, the central north-south green corridor further developed with Landscape Architect for the Planning submission. contains a footpath either side, with a further wider zigzag path running through the middle. DESIGN & SCALE No bin or cycles stores indicated. Bin & cycle stores noted on site plan. Design is at an early stage, but precedent images, long elevation and indicative elevation study give a better idea of what the development may look like.

No elevations have been presented. Elevations study for apartments & houses included in presentation.

RESIDENTIAL AMENITY The ‘yellow’ units along the northern boundary seem to be slightly ‘Yellow’ units have minimum 9m length for rear private gardens. short of the desirable minimum length of 9m for rear private gardens. Inconsistency in provision of amenity across the site, in particular Site layout has been updated to include amenity space to all apartments, in ‘pink’ & ‘turquoise’ blocks along the western boundary, none of particular those noted to the western boundary. which have any real external amenity space.

It is noted that a number of central amenity spaces are broken up by Site layout has been updated to more reasonably separate parking and car parking areas, which reduces their attractiveness and usability. amenity space, whilst allowing for flexibility of use, to be developed as part of landscaping strategy.

Care should be taken to avoid unnecessary footpaths running Careful consideration has been given to ground floor apartments adjacent to immediately in front of ground floor windows to ensure these units footpaths and will be developed for Planning submission. will have sufficient privacy. TREES & WOODLAND There are clear conflicts between buildings and private gardens Building line of perimeter blocks have been set back to minimise impact on located within the root protection area and zone of influence of these existing trees, based on updated tree survey carried out July 2020. existing mature trees. OPEN SPACE Requirement for Open Space Provision in New Development. Developer Obligation to be included as part of Planning submission to upgrade facilities on the adjacent Kincorth Playing Fields

PARKING Total parking provision numbers queried. Current provision based on updated unit numbers as follows: Apartments 186no @ 80%: 149no spaces incl 11no disabled & 1no car club Terraced Houses 27no @ 200%: 54no spaces Total Provision: 203no spaces EV charging points required. EV Charging Provision: 120No. Total 50% of Apartments: 93No. Spaces 100% of Terraced Houses: 27No. Spaces WASTE MANAGEMENT No bin stores have been shown. Bin stores noted on Site Plan.

FLOODING Drainage Impact Assessment required. Drainage Impact Assessment to be provided as part of Planning submission.

DEVELOPER OBLIGATIONS Requirement for Open Space Provision in New Development. Refer ‘Open Space’ above.