From mountain to sea

1 Banff andd BuchanBuch Settlementsementsment FT R

LOCAL DEVELOPMENT PLAN 2021 '5$)7352326('3/$1 DRAFDDR JANUARY 2019 Contents

Aberchirder………………………………………………………………………………………….3……… Banff………………………………………………………………………………………………….6…………………………… Cairnbulg and Inverallochy………………………………………………………………………..13………………………………… Cornhill………………………………………………………………………………………………17………………………………………………… 17 ………………………………………………………………………………………………..20……………………………………………………………… ..20 Crudie………………………………………………………………………………………………..22……………………………………..22 Fordyce………………………………………………………………………………………………25…………………………………………25 ………………………………………………………………………………………….28…………………………………………………… ………………………………………………………………………………………...38……………………………………………………………………… Inverboyndie…………………………………………………………………………………………41………………………………………………………………………… Ladysbridge………………………………………………………………………………………….43…………………………………………………………… Macduff……………………………………………………………………………………………….45……………………………………………………… ……………………………………………………………………………………………….51……………………………………………………… ……………………………………………………………………………………….55…………………………………………… …………………………………………………………………………………………….58………………………………………………………………………………… ……………………………………………………………………………………………….61…………………………………………………………………………… ……………………………………………………………………………………………….63………………………………………………………… Rathen……………………………………………………………………………………………….67………………………………………………………………………… ………………………………………………………………………………………….70………………………………………………………………………………… …………………………………………………………………………………………….75…………………………………………… and PittuliePittulPittulie……………………………………………………………………………77………………………………………………………………… Tyrie…………………………………………………………………………………………………79…………………………………………… ……………………………………………………………………………………………81……………………………………………………………… DRAFT

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Vision

Lying to the north of the A97, Aberchirder acts as a rural service centre.re. TheTh centre of theth settlement is designated as a Conservation Area and the older part of the townto follows a strictstric grid pattern. Set within undulating farmland, Cleanhill Wood acts as a natural barrierbarrie to development to the west side of the settlement, while development to the south side has been restrictedrestri to protect the overall setting of the village and to limit development on thee southern side of the A97.A97A9 . Fewer restrictions affect development on the eastern and northern sides of the settlementsettlement.. Future development must ensure Aberchirder’s attractive setting, historic features and role are maintained.

Settlement Features

Protected Land P1 To conserve the playing field as ann amenity for the village.villavillage. P2 To conserve the playground andd areas of parkland as amenities for theth village. P3 For education and communityrecreationrecreation usess associatedassocia with the primarypr school and to conserve recreationall open space. Other Designations CA Aberchirder Conservationn Area. BUS Safeguarded for employmentoymentment uses. FOP1 Future opportunity siteite for housinghousin (2.4(2.4 hectares) FTF Flood Risk

x Part of sitesOP2, P33 and BUSBU are locateded adjaadjacent to the Scottish Environment Protection Agency’s indicativeve 1 in 200 year flood risk area,area or havehav a small watercourse running through or adjacentcent to the site. A Flood Risk AsseAssessmAssessment may be required. Services and Infrastructurestructuretruc AFA x Communitynity fafacilities:cilities:cil Alll residential developmdevelopment may be required to contribute towards facilitieses thatat serve the communitycomm in AberchirderAberch or towards facilities in the wider catchment areaa at Banff. Thesehese may be identified in thet Community Plan or relevant Community Action Plan.an. x Sports and recreation facilities: All resresidential development may be required to contribute to indoor and outdoor sports and learninglear facilities in Aberchirder or towards facilities in the wider catchment area at Banff. TheseT may be identified in the Community Plan or relevant CommunitCommunityy Action Plan. x Waste and recycling: All ddevedevelopment must contribute towards a household waste and rrecyclingecyclingec centrecentre in MacduffMacduff.acdu x Health facilities: RResidentialesidentsiden development may be required to contribute towards enhanced medical facilities serving the locality. x Openn space: PossibleDRAFT contribution towards public realm and pathways.

3 Allocated Sites

OP1: West of Cranna Allocation:ocatioocati 45 homes

This site was previously allocated as site H1 in the 2012 LDP and iss includedinclud to provideprovid a longer term opportunity for development.

It partially overlooks the village and the design of the developmentment should reflectreflec both its historic character and the single storey houses in Cranna View. The principle road access is likely to be off Murray Crescent with secondary access off Cranna Vieww (currently a footpath). It is expectede that 11 affordable houses will be provided on site by the developer, integrated into the designdesig ofo the development with a mix of housing tenures.

OP2: Cornhill Road Allocation:Al 65 homeshom This site was previously allocated as site H2 inn the 2012 LDP. It willwil become the newne T northern gateway into the village. Opportunities shoulduld be takenaken to ensure connectivity betweenbet the development site and existing settlement, including vehiclehicle and pedestrianppedestrian routes.route For this reason, consideration should be given too using an existing vehicular access pointpo provided off Bronchal Place. A masterplan will be required and this should demonstratedemonstra integrationi with the existing village and woodland, and ensurensure a buffer strip along the southern boundary is provided to allow maintenance of the existingng drainage ditch. It is preferred that developmentt followsthe linear layout of the village FTF with a mix of house sizes. There is also an opportunity for new tree planting on this site’s weswestern and southern boundary to link with Cleanhill Wood to the south and d screen the development.developm It is expected that 16 affordable houses will be providedovided on site by the developer,dev integratedinte into the design of the development with a mixx of housing tenures.ttenures. AFA RA DRAFT

4 DRAFT

5 BANFF

Vision

Originally developed around Banff Bay at the mouth of the ,eron, BanffB is a key settlements and an important administrative and service centre for the western half of northernno .Aberdeens Most of the historic lower town and the Georgian architecture of thehe upper town are covered by a Conservation Area. The southern aspect of Banff is covered by the GardensGar which has a National Designed Landscape designation.

Its The significance of Banff as a regional service centre is enhancedenha by its striking attractivettractive coastal situation and its location on the main , making it an attractive tourist and visitorvisito destination for North East and the Firthh Coast.CoastCoas .

The development of Banff has to be considered in relationelation the contextext to the town of Macduff,Mac which is located on the opposite side of Banff Bay.y. The two towns providepro compleimentarymen functions for each other and land use allocationss takeake account of this relationship.Located. Lo within the Regeneration Priority Area, it is important that all future developdevelopment promotes rregeneration in the area, including improved transport infrastructustructurere to andd from the settlemesettlement,nt, buildingbu flood resilience, while protecting the historic characteraracter of the town to ensure thet town remains a popular destination for visitors and tourists.

The lack of new small scale, affordableblee housing is an issue for the local community.co Greater business development continues too be a key element that the communitycommunit feel is missing from the area, particularly for high wage jobsobs such as those provided for by softwaresoftwFTF and other elements of the digital industry, and there iss a desire forr business-readybusiness-readyread units to beb made available locally. The Council Depot site off Tanneryry Street may bee viable for a number ofo small scale workshops to meet this business need. Communityunitynity concerns have also beenb voiced over the long term maintenance of the existing bridge overr the River Deveron.De

Natural and Historic EnviroEnvirEnvironmentnmentt

The Whitehills to Melrose Coast Site of Special ScientScientificific Interest (SSSI) is located to the north and east of the settlement.ment. A

There are twoo scheduledduled monumentsmonume in Banff: BanffBan Castle and Old St Mary’s Burial Ground, and the Duff Houseouse Designeded LandscapeLandsca is situated tot the south of the settlement.

Settlementmentent Features

Protectedrotectedrotect LandLand P1 To conserve the settingse of Banff. P2P To conserve thehe areaar of openRA space at Banff Castle. P3To conserve Duffuff HouseHHou Gardens. P4 For education and ccommunity uses associated with the secondary school and to conserve recreatiorecreational open space.To conserve the playing fields and land used for sports and educationaleduca actives as amenities for the town. P5To conserve theth area of woodland and to reserve a 3 metre wide strip of land alongng the easeastern boundary adjacent to Cemetery Lane for a footpath. P6 To conserveserv the setting of Banff and to conserve the Duff House Royal golf course. P7 Marks the strategic landscaping required for sites OP1 and OP2. P8 For educationDDRAFTDR and community uses associated with the primary school and to conserve recreational open space.

6 Reserved Land R1 For a cemetery extension. Other Designations TC Banff town centre. CA1 Banff - Scotstown Conservation Area. CA2 Banff Conservation Area.

Flood Risk

x Parts of Banff are in an area identified by the Scottishh Environment Protection AgenAgency as an area potentially vulnerable to flooding.

Services and Infrastructure

x Local transportation infrastructure: Land foror a link road between the A97 and A98A9 should be safeguarded in sites OP2 and OP4. A proportionateroportionateortionate Scottish Transport AppraAppraisalT Guidance (STAG) appraisal of all route options will be undertakendertaken beforebef the technical appraisal. x Community facilities: All developmentnt must contributeute to the enhancemen enhancement of the capacity of the library and approved communityunity facilities in Banff.Banffff. These maym be identified in the Community Plan or relevant Communitymmunitymmun Action Plan. x Sports and recreation facilities:: All residential development may be requiredr to contribute to indoor and outdoor sports andnd learningearning facilities in Banff. These maym be identified in the Community Plan or relevantnt Communitymunity Action Plan. F x Waste and recycling: Alll developmentent must contributecontrib towards a new household waste and recycling centre in Macduff.cduff. x Health facilities: All residentialidential development mumust contributcontribute towards a new health centre in Macduff. x Open space: Openen space contributions should includein one sports pitch, land for allotments, and cycleway linkagesinkages to the existing settlement.settlement. ImprovementsImpIm to the coastal path, and the landscaping and the woodland recreational networknetwor based upon Duff House Woods and Lusylaw Woods,oods, where open space contributionscontributions are required out with development sites. Possible contribution towards the Public Realm.Realm AF

Allocated Sitestes

OP1 (BidBid BB007) : Goldenknowesnknowes Allocation: 400 homes, community facilities, leisure and retail units

Thishis site was previously allocated as sitesit OP1 in the LDP 2017M1 in the 2012 LDP. Community facilities are requiredrequi on tthis site, which includes recreation facilities, including one additional grass pitch for communitycomm use. Retail uses on the site should be restricted to those associated with a neighbourhoodneighbourho centre, so as not to conflict with objectives for Banff Town Centre.

Locatedd along the western edgee of Banff, the development site is visible to those approaching the settlementment from the nonorthwest. For this reason strategic landscaping should be planted along the westerntern site boundarybo to minimise potential adverse impacts to the setting of Banff.

The Council has an aspiration to link the A97 with the A98 and consideration should be given to identifying a route throughDRAFTDRD this site for a potential bypass for Banff. This will initially have to be the subject of a proportionate Scottish Transport Appraisal Guidance (STAG) appraisal.

7 A masterplan was will be required agreed in 2015 for the whole of this sitee to ensure the community and leisure facilities, retail units and strategic open space arere accommodatedaccomacc on the site. Two of Scottish Water’s cast iron water main pipes cross the site anda may need to be diverted. Once a masterplan has been received and approved, it is anticipatedanticip that development of the site may continue through the development offfparts parts ofo the site. The sites will be developed across a number of phases. Full Planning Permissionssion for 94 homesh on the northern half of the site is pending a decision. The Goldenknowesowes Road and LusylawLus Road are to be the main point of access, in order to avoid impacting onn the A98, a principal A-classA-class road in Aberdeenshire.

Development should be orientated to factor in weather conditions given its open coastal location with a mix of house sizes. It is expected that the site will contribute towards affordableafforda housing in line with Policy H2 Affordable Housing. This should be delivereddeliv as part of the early phases of development 100 affordable houses will be provided on site by the developer,develope and integrated into the design of the development, which should to includeinclud a range of detached,det semi-detached and terraced house types. Wherehereere the site rises towardstow the summit ofT Gallow Hill, development should not be overbearingg on existingisting properties.propertie

OP2 (Bid BB020): Colleonard Road AlloAllocation: 20095 homes

This site was previously allocatedd as site OP2 in the LDP 2017site2017site H1 in the 2012 LDP.The site will become the southern gateway into Banff and is situated northFTF of the Banff Conservation Area and Duff House Gardensns and Designedgned Landscape.Landscape This cornercor of Banff is heavily wooded, and the site presentsnts an opportunitynity to link LusylawLu WoodWoo and Wrack Wood.

Vehicular access to the site is likely to be from the A97A and ColleonardC Road, which requires widening. There is ann existing tree linlined access track off theth A97, which leads to Colleonard House which forms the western boundary to the site and isi a valuable feature to be retained. This tree avenue also plays an importantimport role in screeningscreenineenin the site at this southern ‘gateway’ position. Supplementaryementaryement strategicgic planting is to be incincluded to minimise adverse impact on the setting of Banff.andff.and splits the site in two.two. AAFTAF The Councilcil has an aspiration to link the A97 withwit the A98 and consideration should be given to identifyingg a route throughough this sites for a potentialpotent bypass for Banff. This will initially have to be the subjectbject of a proportionate ScottishScott TransportTransp Appraisal Guidance (STAG) appraisal.

Twoo core pathspaths are located in close proximityproxiprox to the north of the site and suitable connections to them should be made through the sitesit layout. A masterplan will be required forf the RARwhole of this site to demonstrate integration with the existingexisti town, and to ensurere theth ststrategic open space is accommodated along the western boundary of the site, and to incincluinclude the route for a potential link road between the A97 and A98. Oncence a masterplan has been receivedr and approved, it is anticipated that the site will be developedoped across a number of phases. development of the site may continue through the developmentent of parts of the site.

Development shouldould be orientated to exploit the southern aspect of the hill slope, particularly to maximise solar gains, for solar collection and be sympathetic to the style of existing houses along Colleonard Crescent and Colleonard Drive. It is expected that the site will contribute towards affordable DRAFDRDhousing in line with Policy H2 Affordable Housing. This should be delivered

8 as part of the early phases of development73 affordable houses will be provided on site by the developer, and integrated into the design of the development to , which shouldho provide a mix of housing tenures.

OP3: A953 Quayside to Scotstown AllocationAllocAllocation:: 29 homes

This site was previously allocated as site EH1 in the 2012 LDP.P. Planning permisspermission has been granted for the development of 13 houses and 12 flats on partart of the site (application reference BB/APP/2009/3876 dated 02/08/2011). It is located next too two rows of single storey houhouses with dormer roof extensions in the Scotstown Conservationon Area, and development should complement the linear layout and design of these protectedected houses.housesh . ThereThere is an opportunityrtunity to integrate the site into Scotstown by incorporating the low stone wall that runs parallel to the road and connecting to the core path, which runs alonglong the northern boundarybo of the site.site It is expected that 7 affordable houses will be providedd on site by the developer.devel T OP4: North of Colleonard House AllocationAllocation:: 5 homes

This site was previously allocated as sitee EH2 in the 2012 LDP. DevelopmentDeve should be orientated in a linear layout and reflectt the design of the single storey houhousehouses adjacent to Colleonard House. This area is characterisedracterised by tree belts and woodland anda it is preferred that the line of trees adjacent to the roadadd are retained. A core path is located in close proximity to the site at Lusylaw Wood and suitableitablee connections to it should be mademadFTF through the site layout. Part of this site may need to be reserved for a link road between A97A9 and A98 in order to safeguard the route for a potentialotential bypass for Banff. AFA RA DRAFT

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10 DRAFT

11 DRAFT

12 CAIRNBULG AND INVERALLOCHY

Vision

The villages of Cairnbulg and Inverallochy lie adjacent to one another approximatelyappro 6km east of Fraserburgh within the Regeneration Priority Area. Historically bBoth fishing villages, and theth harbour still remains lie to the northwest of the settlements, while Inverallochy GGolf Course forms the eastern boundary. The coast at this point is part of an importantrtant geological site with good examples of rock exposures along the shore and a raised beach/fossilch/fossil cliff/sand dune complexc which is important for breeding, overwintering and feeding birds.rdsrd . The older parts of the settlementssettlementset are characterised by traditional buildings densely spaced, whereas more recent expansion of theth settlements to the south and west is of more modern design.sign.

Future development in the settlements should providee a choice of housing,housin while also attemptingattem to adopt some of the characteristics of the old village to reaffirm the settlements’settlementssettlem ’ unique builtbuil fabric and attractive coastal setting. T The lack of community facilities and amenities,s, in particularicular for youngeryoun people, is ana issue for this community. There is a desire to bring the currenturrent derelict communitycommunit hall back into use, and to have a local healthcare facility. The Conservationervation Area designationgnation is highlyh valuedval by residents who would like to see it enhanced throughgh pavement improvements, parkingparkin anda speed restrictions. There is local demand forr affordable housing, and a desire to crcreate employment opportunities by attracting new businessesessessses or through home-workinghome-working opportunities.oppo

Natural and Historic Environmentent

Cairnbulg to Coastt Site of Special Scientific InterestIn (SSSI)(SSS and Cairnbulg to St Combs Local Natural Conservation SiteSite (LNCS) are located to the north ofo the settlement.

To the south lies the remainsmains of Cairnbulg Airfield, an arcarchaeoarchaeological site listed in the Sites and Monuments Record, which the settlements have encroachedencroach onto. Settlement Featuresres AFA Protected Landandnd P1To conserveserve the settingsett of Cairnbulg and Inverallochy. P2To conserve ve the play area and parklandpark as amenities for the village. P3To conserve the playing field and recreation ground as amenities for the village. P44 Marks the proposed strategic landscapingla required for site OP1 and OP2. P5 For education anda communitymmunity uses associated with the primary school and to conserve recreational open space. For education and recreation uses. P6 To conserve the greengr spacesp area as an amenity for the village. P7 To conserve thehe golfgo courseco R as part of the setting for Cairnbulg and Inverallochy and to prevent coalescoalescencecoal with St Combs. Reserved LandLand R1ForFo a new cemeterycemeteemete and a link road from Rathen Road. Other DesignationsDesignationsesignatio CACairnbulg/ InveInverallochy Conservation Area. FOP1 Futurere opportunityoppo site for housing (11.75 hectares) (Bid BB018) DRAFTDRD

13 Flood Risk

x There is a risk of flooding from fields adjacent to site OP1 and OP22. TheseThesThe are located adjacent to the Scottish Environment Protection Agency’s indicativetive 1 in 200 yeary flood risk area, or has a small watercourse running through or adjacent to the site. A Flood Risk Assessment will be required.

Services and Infrastructure

x Community facilities: All residential development mayy be required to contribute towardstow facilities that serve the community in Cairnbulg and Inverallochy,InverallochyInver , including thee village hallha and or towards facilities in the wider catchment arearea at FraserburghFraserburgh.. These may be identified in the Community Plan or relevant Communityommunity Action Plan. x Sports and recreation facilities: All residentiall development may beb required to contributecon to indoor and outdoor sports and learning facilitiesilities in Cairnbulg and InverallochyInverallochy or towards facilities in the wider catchment area at Fraserburgh.Fraserburghaserburgh. Theseese maym be identified ini T the Community Plan or relevant Communityty Actionn Plan. x Health facilities: All residential developmentopment must contributecontribute towards the extensione of Saltoun Surgery or Finlayson Streetet Practice in Fraserburgh.rburgh.

Allocated Sites

OP1 (Bid BB017): South of Allochychy Roadoad Allocation: 85 homes

This site was previously allocatedcated as site H2 in the 2012 LDP OP1 in the LDP 2017. Located on the southern edge of thee settlements andd on CairnbulgCairn Airfield,Airfield the development site is visible to those approachinghingng from the south. For thethese reasons strategic landscaping should be planted along the southernhern boundary to minimise potentialpot adversead impacts on the setting of the settlements and the adjacent archaeologicalarchaeo site.site. The designdesi of new housing should be sympathetic to the style of existing housesho next to the site.sisite It is expected that the site will contribute towardss affordable housing in line with Policy H2 Affordable Housing. This should be delivered as partrt of the early phases of developmentatdevelopmentaAAFT least 21 affordable houses are provided on site by the developer,developerdevelop , and integrated into the designdes of the development which to includes a mix of housingng tenures. The developmentdeve also prpresents an opportunity to recognise and commemorateorate the former World War II airfield uuse of the site and it is expected that some form of historicalical reference is made throughth the overallove development design, or within the public realm.

Vehicularhicular access points off Allochy Road are likely to be the most appropriate however, this is yet to be resolved. Offsite open space contributions to connect to and contribute towards the upgrading of the national coascoastal path,path which is adopted as a core path, could be considered. However this must not be to theth detdetrimentRAR of the layout of the development site. A masterplan will be required to demonstrate inintegration with the existing settlements, to ensure strategic planting is provided alongg the sosouthern boundary and to ensure provision is made for potential futurere development to the south,sou subject to confirmation that provision of suitable road access can be made.

Specialist advicece must beb sought to investigate ground contamination from potential radioactive substances on the site due to the site’s former use as an airfield. A Flood Risk Assessment is likely to be required due to surface water flooding issues and it is expected that an appropriate SUDS solution will beDRADRD required.

14 OP2: Fraser Crescent South Allocation:n: 10 homes

This site was previously allocated as site H3 in the 2012 LDP for up too 12 houses.hhouses. Development on this site has begun with planning permission granteded for 10 houses. It is anticipated that 8 houses will be developed by 2017, with the remainingaining 2 between 2017 anda 2022. Located on the southern edge of the settlements and on Cairnbulg Airfield,Air the development site is visible to those approaching from the south.h. For these reasonsreaso strategic landscaping should be planted along the southern boundary to minimise potential adversead impacts on the setting of the settlements and the archaeologicalogical site. A FloodFlood Risk AssessmentAsse may be required.

OP2: Westhaven Allocation: 37 homeshomm

This is a newly allocated site with full planning permissionermission for 37 homeshome (planning applicationappl reference APP/2017/0478), located at the southh western edge of the settlements. It isi expected that the site will contribute towards affordablefordable housing in line with Policy H2HT Affordable Housing. The site is bounded too the northrth by the old railwayr line (now a public footpath) and new vehicle access will be created off Rathenathen RoadRoa to the south. A public right of way running through the site is to be retained and a neww space for communitycommun allotments will be provided by the development. Thee site includes provision for potentialpotentia fufuture road access through the site to the north (potentiallyally to R1 site currently reserved for a future cemetery use). Surface water is required to be mitigatedtigatedgggated on site usingg a detention basin.basinFTF AFAFTA

DRA

15 DRAFT

16 CORNHILL

Vision

Cornhill is a small rural settlement situated to the southwest of Banff on the crossroads ofo the A95 and B9023. The village contains a number of amenities including severaleveral smallsm local businesses,busines sports pitches, village hall and post office. The village has a characteracter that reflectsrefle its origins around the crossroads and subsequent organic growth along Midd Street.StreStreet. The built formf generally reflects individual or small groups of one, to one and a half storeyrey homes.hohomes. Midd Street reflectsr a distinctive pattern by having the oldest properties hard againstst the current road line while ono the southern side, long gardens separate the road from the houses.uses. Mature tree featuress mark the oldest part of the village and contribute to making the placeace distinctive.distinctivedis . The adjacent localal AncientAnc Woodland is also an important natural heritage feature of the area.area. While demand for developmentdevelo is low, it is important that the distinctive character of thehe village is maintained.maintainedmaintai .

The local community would welcome new developmentpment to help sustain the village and boostb demand for local amenities, although flooding iss a concern.concern. Thee communitycom desire newne footpath links around the village, including a connectingg path too Ordiquihill PrimaryPrimary School,School, anda improved play facilities.

Settlement Features

Protected Land P1 To conserve the playingying fieldeld and recreation ground asas amenitiesameam for the village. P2 To conserve the treeee belt to protect the character of the village.v F P3 To conserve the tree belt to protectrotect thee characterchar of the village. P3 For the constructionction of a new primaryrimary schoschool (2.4ha).

Flood Risk

x There is a risksk of flooding from fields adjacent to OP1,O which are located within the Scottish Environmentent Protection Agency’s indicative 1 in 200AFA year flood risk area. A Flood Risk Assessmentment willwil be required.ired.

Services andd Infrastructuretructure

x Primaryimary education: All residentialresidentia develdevelopment must contribute towards a new school for the community.community. x Community facilities: All residentiresidential development may be required to contribute towards facilities that serve the communitycommunic in Cornhill, including the local hall, or towards facilities in the wider catchment area at Banff.Ba RA These may be identified in the Community Plan or relevant Community Action Plan.Plan. x Sports and recreation facilities:facilfac All residential development may be required to contribute to indoor and outdoor sportsspor and learning facilities in Corhnill or towards facilities in the wider catchmentchment area at Banff.Ban These may be identified in the Community Plan or relevant Communitynity Action Plan.P x Waste and recycling:ecycli All development must contribute towards a household waste and recycling centre in Macduff. x Health facilities:DRAFTDR All residential development must contribute towards an extension to Portsoy Medical Practice.

17 Allocated Sites

OP1 (Bid BB001): Midtown Allocation:on: 12 25 homes and link roadad to sites P3from the B9023B

This site was previously allocated as site OP1 in the LDP 2017site7site H1 in the 2012201 LDP Development on part of this site has begunand full p; planningng permissionper has been granted for 8 houses on part of the site. Development on the site shouldould retain the block of establishedestabli woodland in the southeast corner of the site, which as it contributes to the sense of place. Provision for vVehicular access through OP1 to the westst of theth site must be made to allow fofor potential future extension of the settlement westwards.s. into site P3,P3, must be provided, whicwhichhic is reserved for a primary school. It is expected that thehe site will contributecontribu towards affordableaffordab housing in line with Policy H2 Affordable Housing.. A buffer strip will be required alongside a drainagenageage ditch to the northwestnorth of the site, Tto ensure it can be accessed for maintenance. A Waterr Impactct Assessment willw be required forf the District Metered Area. Development on the site willll be served from a trunktru water main sos 24 hour water storage will be required at each property.y. A Flood Risk Assessmentssessment willFTF be required.req AAF

DRAFT

18 DRAFTDR

19 CROVIE

Vision

Crovie is a unique and traditional fishing village built on a narrow ledge betweenbetwee the base of the cliffs forming the east side of Gamrie Bay and the sea. The entireent settlement is designated as a Conservation Area. The scenic coastal setting andnd historic charactercha of Crovie must be protected to ensure the settlement remains a popular andnd attractive destinationdestina for tourists and visitors.

Natural and Historic Heritage

Troup, Pennan and Lion’s Heads Special Protected Areaea (SPA),(SP Gamrie and Pennan Coast SiteS of Special Scientific Interest (SSSI), and Gardenstown too Strangles Point LocalLo Natural ConservationConse Site (LNCS) are located to the west of the settlement.nt.

Settlement Features

Protected Land P1 To conserve the setting of thehe settlement. Other Designations CA Crovie Conservation Area.a.

Services and Infrastructure

x Community facilities: Allll residential development maym be requrequired to contribute towards facilities that serve thee community in Crovie or totowards facilitiesfaci in the wider catchment area at Banff/Macduff.uff. These may be identified in the CoCommunity Plan or relevant Community Actionon PlanPlan.. x Sports and recreationreation facilities: All residential developmentdevelodeve may be required to contribute to indoor and outdoorutdoor sports and learning facilities in Crovie, including coastal paths, or towards facilitiescilities in the wider catchment area at Banff/Macduff.AF These may be identified in the Communitymunity Plan or relevant Community AcAction Plan. x Wastee and recycling: All devdevelopment must contribute towards a household waste and recyclingcling centrecentree in GardenstownGardenGardenstown.. DRAFT

20 DRAFT

21 CRUDIE

Vision

Crudie is a dispersed village centred around an existing Primary Schoolol locatedloca to the southeastso of Banff and southwest of Fraserburgh. Its main role is to act as a focusus for communityco activity based on the library and primary school, which serve the wider rural area.. Demand forfo homes in this areaa may be low but opportunities have been provided for developmentent to sustain these services, and organic growth may be permitted. Development is likely to progressogress at a relatively slow rate to meet the capacity of waste water treatment.

The local community are supportive of organic growth developmentvelopment in order to sustain local services and facilities, including Crudie Primary School. Whilst recognising there is low demademand for new housing in the area, the community desire moreore mixed use/employmentuse/emplo development,developme and have aspirations for a new pathway around the villageage as a ‘selling point’.point’

Settlement Features

Protected Land P1 For education and communityrecreationtyrecreation uses associatedssociated with the primaryp school and to conserve recreationalnal open space.

Services and Infrastructure

x Strategic drainage and waterater supply:ly: A growth projectproje for waste waterFT treatment would be required in order for thee village to expand.xpand. For waterwat supply, alla new development will be served from a trunk water main so 24 hour water storage willw be required at all properties. x Community facilities:s: All residential developmedevelopment may be required to contribute towards facilities that servee the community in Crudie or totowards facilities in the wider catchment area at Banff/Macduff.acduff. These may be identified in the Community Plan or relevant Community Actionction Plan.P x Sports and recreation facilities: All residential developmentdeve may be required to contribute to indoor andd outdoor sports and learning facilities inAFA Crudie or towards facilities in the wider catchmententnt area at Banff/Macduff. These may be identified in the Community Plan or relevantant Communitymmunity Action Plan. x Wasteste and recycling:cling: All dedevelopment mumust contribute towards a household waste and recyclingecyclingycling ccentreentree in GardenstownGardenstowGardenstown.. x Health facilities: All residential devdevelopdevelopment must contribute towards upgrading the health centre in GardenstownGardenstow or providingroviding a new health centre in Macduff. Allocatedlocatedlocat SitesSites RA OP1 (Bid( BB006): Land at HawthornHawthoHaw Croft Allocation: 14 10 homes

Thee site was previously allocaallocated as site OP1 in the LDP 2017EH1 in the 2012 LDP and has the potentialal . It has the potentialpotentiaotentia to link the two built up areas of Crudie together. The design of the developmentent should be sympatheticsy to the style of existing houses adjacent. There is the potential to linkk with the path along its eastern boundary that runs directly to Crudie Primary school. It is expectedcted that the site will contribute towards affordable housing in line with Policy H2 Affordable Housing3 affordable homes will be provided on site by the developer. This should be, integrated into theDDRAFT design of the development to provide a mix of house tenures which.

22 Development on the site will be served from a trunk water main so 24 hour water storage will be required at each property.

Access should not be taken off the The A98 as it is a principal A-classs road in AbeAberdeenshire and consideration therefore consideration should be given to could be givengiv to taking vehicular access off Hawthorn Crescent, to the east of the site., which also leads theth northern portionportio of the site. One house has been built on Hawthorn Crescent in 200808 but there has been no interestinter in further development.

OP2: Hawthorn Crescent Allocation: 14 99ho hohomes

Part of the site was previously allocated as OP1 inn the LDP 2017. TheTh site lies to the north of Sunnybank Cottages between the community woodlandwoodla to the east anda OP1 site to theth west. Full planning permission has been granted for 9 homes and constructiononstru has commencedcommT including a new access road (Hawthorn Crescent)scent) off the A98,A98, althoughalt progress in delivering the site has been slow.

OP3 (Bid BB033): Land adjacent too ‘The Firs’ Allocation:ion: 14 4 homes (self-build)

This is a newly allocated site onn an ‘L-shaped’‘L-shaped’ plot of land situated to the east of the primary FTFth school. The site is wedged betweenetween the community woodlandwoo to theth north, a 19 Century house known as the ‘The Firs’ to thehe south, and existing housinghous to the east.e

The site is part greenfield,ld,d, part brownfieldbrow and d this newn allocatallocation presents an opportunity to develop currently derelictelict land with ana attractivewoodedwood bacbackdrop. All trees on site should be retained but if it is essentialssential to remove anyyp trees, compecompenscompensatory planting must be provided, and additional planting providedprovid as screeningreening for ‘The Firs’Firs’.. There is an existing field access track immediately to thee easteas of the sitee withwit potential for sharedsha access to the site. It is expected that affordable housingsing provision will be made through developmentde AAF of this site in line with Policy H2 Affordable Housing.ousingusing.

The site iss identified as being ssuitable for self-buildself-b homes. This allocation is subject to planning permissionsion being granteded for the developmentdevelopmend site as a whole, not as separate individual plots. The landowner will be responsibleresponsi forfo ensuring that all infrastructure to service all plots is in placelaceace prior to any homes being constructed.construconstruc This is to include waste water treatment, road accessccess through the site to an adoptable standard and open space provision. In addition, there must be commitment from the ddeveloperevelop to provide affordable housing in line with Policy H2 AffordableAffor HousingHousing.. All necesnecessary ssiteRAR surveys and assessments deemed to be required through the planning permissiopermission prprocess such as archaeological survey, drainage impact assessment, and flood risk assessmentassasses must also be carried out on the development site as a whole. DRADRDDRAFT

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24 FORDYCE

Vision

Fordyce is a historic settlement located at the foot of Durn Hill. Protectedcted by Conservation Area status, the village has remained largely unchanged in recent years. TheThe existingexis church, castle,cast wooded setting and distinctive architecture styles which include privaterivate gardens,gardens make Fordyce ana attractive and ‘green’ village. Limited future development is acceptableeptableeptabl andnd organic growth may be permitted, which should respect the existing architectural styless found within the settlement.settlementm .

Natural and Historic Heritage

The Fordyce Castle and St Tarlorgan’s Church scheduleded monumentmo are found within the settlement.

Settlement Features

Protected Land P1 To conserve the community woodland.oodland. P2 For education and communityity uses associated with the primarypr schoolsc and to conserve recreational openn spacerecreationspacesp recreation uses,uses, as amenitiesamenitie for the village. Other Designations CA Fordyce Conservation Area.Arearea. Services and Infrastructure F

x Community facilities: All residential developmentvelopment may be requiredre to contribute towards facilities that serve thehe community in Fordyce, including theth local public hall, or towards facilities in the widerder catchment area at Banff. TheseTh maym be identified in the Community Plan or relevantt Community ActioAction Plan. x Sports and recreationecreation facilities: All residential devedevelopment may be required to contribute to indoor and outdoor sports and learning facilities iniAFAAFT Fordyce or towards facilities in the wider catchmentnt area at Banff. These may be identifiedidentif in the Community Plan or relevant Communityunityy Action Plan. x Wasteste and recycling:ycling: All ddevelopment musmust contribute towards a household waste and recyclingcycling ccentreentre in Macduff. x Health facilities: All residential dedevelopdevelopment must contribute towards an extension to Portsoy Medical PraPractice. DRAF

25 Allocated Sites

OP1 (Bid BB027): West Church Street Allocation:AlloAl 5 homes

This site was previously allocated as site OP1 in the EH1 in the 20122 LDP 2017 and presentsp the only potential direction for development for the village without impactingimpacti on its historic setting.. The site is being actively marketed by the owner, Seafieldeld Estates.

The majority of Fordyce is included within a conservation area,ea, and development on this site must be sympathetic in terms of its layout and design. A lowow density development is preferredpre on this site as it would reflect the density pattern in the Fordyce,ordyce,ordyc which decreases outwards fromfro its centre. The development could be orientated along a curved road to emulate Back Street and St Tarquins Place, with the main point of access takenn off School Road. Consideration shouldsho be given as to whether there is an opportunity to link thishis site to West ChurchChu Street sinceassinceas national planning policy discourages cul-de-sacs and thisitth would echo the street layout in Fordyce. T It is expected that the site will contribute towardswards affordable housinghous in line with PolicyP H2 Affordable Housing1 affordable house will be provided on site by the developer and be , integrated into the design of the development.pment. Developmentent on the site will be fed directly from the trunk water main so 24 hour water storage will be requiredd at eachFTF propeproperty.p AF

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27 FRASERBURGH

Vision

Fraserburgh serves as a major employment and service centre within north eastern Aberdeenshire. It is one of Europe’s premier fishing harbours and itsts growth has been tied to the fortunes of the industry ever since its early origins. Fraserburgh offersffers a wide rangera of services with good shopping and leisure facilities.

Bounded to the north and east by the sea, Fraserburgh has expanded inland without the landwardla physical constraints of many of the smaller coastline settlements.ments. T Thehe north has undergoneergone extensive housing regeneration and new tourism and recreationcreation opportunities are being providedprovid with the ongoing regeneration of the lighthouse and beach.ach. It is i essential ti l that th t this thi effort ff t continuescont t during the Plan period in order to fully realise the potentialential Fraserburgh hhas to be a vibrant place to live, work and visit. The harbour area has been safeguardedfeguarded for port relatedrela activities as there is potential for new development arising from a masterplanningsterplanning exercise. A retail park in tthe south- east has added to the large scale employment areaseas on the east and north boundaries.boundarie Significant employment and housing land allocations haveve been made to the north,n west and southso of the town, with progress being made on developinging the housingng sites to the south and south west.

Delivering housing choice within the Regenerationgeneration Priority Area and buildingbuildin floodfl resilience within the settlement remain priorities for the local community.communitycommunit . In particularr there is a desire for a broader, more diversified spread of fundingundingnding beyond Council owned properties,propert and to see investment being used to attract newew businessesusinesses to the towntown.. There is lolocall concern that negative perceptions from outside of Fraserburgherburgh impactmpact on decisions affecting theFTF town’s growth and development. There is a desiree for improveded localised healthhea facilitiesfacilitie to avoid people having to travel.

Natural and Historic Environmentvironmentironment

There are three environmentalonmental designations along Fraserburgh’sFraserbu coastline. Rosehearty to Fraserburgh Coast Site of Special Scientific Interest (SSS(SSSI) and Aberdour Bay to Local Natural Conservationservation Site (LNCS) are located to theth north of the settlement. Fraserburgh Bay LNCS is locatedated to the east of the settlement. AFA

There are threeee schedulededuled monumentsmonumenmonum ts in Fraserburgh:Fraserbu a World War Two pill box at Fraserburgh Bay, and thehe Wine Towerer and Kinnaird’sKin Head CCastle to north of the harbour.

Settlementmentent Features

Protectedrotectedrotect LLandand P1T Too conservee SaltounSalto Gardens,Gard playing fields, tennis courts, bowling green, putting green, play areaseas aand crcricketRA ground, and is reserved for community uses. P2P2 For education and recrecreation uses. P3P3 For education and communityco uses associated with the primary and secondary schools,schoolsc s, andd to conserveco recreational open space.For education, recreation and community usesuses. P4For leisure useuses. P5 For port relatedrelat activities. Reserved Land R1 For a park, and sport and recreation facilities (.associated with the approved MasterplanDRAFTDRD for site OP2). Other Designations

28 BUS1 - Safeguarded for business employment uses. BUS2 BUS3 Safeguarded for employment uses with a link road to OP3. BUS34 Safeguarded for business employment uses. -– BUS45 TC Fraserburgh town centre. CA1 Fraserburgh Central Conservation Area. CA2 Fraserburgh Conservation Area. FOP1 Future opportunity site for business uses (5 hectares).ctares)ctares . Site previouslyusly unallocated.unalloc

Flood Risk

x Parts of Fraserburgh are in an area identifiedfied by thet Scottishtish EnvironmentEn ProteProtection Agency (SEPA) as an area potentially vulnerableulnerableerable to flooding. T x Part of sites OP2, OP3, OP6, CC1 ,andd R1 andd BUS3BUS3 areare located on or adjacentadj to SEPA’s indicative 1 in 200 year floodd risk area, or has a smallsma watercourse running through or adjacent to the site. A detailed FFloodlood Risk AsAssessmentsessmentent will be required to accompany any future development proposalsls for these sites and an appropriate bbuffer strip may be required adjacent to the existingg watercourse. Services and Infrastructure FT x Strategic drainage and water supply:: A water imimpactpactpa assessmentassessm and a drainage impact assessment will be requiredequired for sites OP1 and OP2.O x Primary education: All residential development must contrcontribute towards a new school or a permanent extensionsion to one of the existing primprimary schools.scho x Community facilities:lities: All residential development maym be required to contribute towards facilities that serve the community in Fraserburgh. TThese may be identified in the Community Plan or relevant Community Action PlPlan. x Sports andnd recreation facilities: All residential developmentdeAAF may be required to contribute to indoor andnd outdoor sports and learning facilitiesfaciliti in Fraserburgh. These may be identified in the Communityity Plan or relerelevant Community Action Plan. x Healthalth facilities: All residentialresident developmentdevelopme must contribute towards health services in Fraserburgh.Fraserburghaserburgh. x Open space: Open space contributionscontributioncontributi should include allotments, a park along the western boundary, new cemetery, and two fullf size pitches with associated changing facilities. Strategic landscaping should makmake use of opportunities to connect areas of woodland to create habitat networkwork aroundar Fraserburgh.F Cycleway linkages to Fraserburgh, the and Buchanhan WayW aand coastal path should be made through site layouts.

Allocatedocated SitesSites

OP1: Kirktonrkton Development Allocation: 600 homes, 4ha employment land, and sites for education/community usea new primary school, health centre and cemetery

This site was previously allocated as site OP1 in the LDP 2017site M1 in the 2012 LDP. A masterplan has beenwasDDRAFTagreed in 2014 for the whole of this site OP1 and OP7 which is required to demonstrate integration with the existing town, and to set out where the school, health centre, cemetery and employment land will be accommodated on the site. It is anticipated

29 that development of the site may continue through development of parts of the site. Subsequently, an updated masterplan was agreed in 2016 with a revised phasingp plan. Phase 1 construction commenced in 2017.

There is an The site has presented an opportunity to emulate the historic grid layout of the town, thereby creating a sense of place with a mix of house sizes. It iss expected thatth 150 affordable houses, It is expected that the site will contribute towards affordablerdable housing in linel withwith Policy H2 Affordable Housing including housing for rent, will be providedvided on site by the developer,dev integratinged into the development which should include a rangeange of house tenures. It is preferred that the The masterplan allocates employment land is located in the easternstern part of theth site which is allocated in the LDP separately as OP7. SitesSites OP1 and OP7 are inextricably linlinked as per the approved masterplan, retaining a mixed usee developmentdev overall.overall.

This site is, close to the A90, with vehicular accessss to beb arrangeded to separate,s as far asa possible, commercial and freight movements fromom residential traffic. The updated masterplanma identifies a new 3-arm roundabout from Boothbyby Road as a preferenceprefere for accessingaccessin T the eastern portion of the site. A new internal spine roadad servingving the first phasepha of developmentdevelopme has been identified for connecting the future phases of the development.developmentlopment. However, a furtherfurt Transport Impact Assessment will be required priorr to development of the remainderrem of OP1,O and prior to development of OP7, and this should also take into considerationation a newlynew allocatedall potential future employment site to the south (sitesite FOP1FOP1).).)

An access direct to the A90 gatewayway roundabout may offer potential in this regard, subject to detailed design and assessment.nt. However,wever, this will need to be evaluatedevaluFTF in a full Transport Impact Assessment, which willll be requireded to resolve the site’s trantransport issues. Opportunities should also be taken to ensureure connectivityy between theth developmentdevelopm site OP1 and existing settlement, including vehiclecle and pedestrian routes. LandL for ededucation/community purposes is identified, a new primaryy school requiresreq includingtoincludingdingto include recreationre facilities. Core paths are located in close proximitymity to the site and suitable connconnectionconnections to it should be made through the site layout. .The sitee will contribute towards affordable housinghouh in line with Policy H2 Affordable Housing. for AFA OP2: Land too West of Boothby Road Allocation: 590 homes and land for two full size grass pitches with changing facilities

This sitee wasas previously allocated aas site OP2 in the LDP 2017site H1 in the 2012 LDP. A masterplanerplan was has beenb agreedgreed in 22014 fofor the whole of this site, R1, OP6BUS3 and OP3. This,s, which was isrequired to demonstratedemonstrat integration with the existing town and shared road accessccess points,pointsp , to ensurensure flood risk from drains are accommodated, and to set out where the sports pitches and changingnging facilitiesf will be located on the site. The masterplan has been prepared by only one of three knownRRAFTRA landowners of these sites and it may be revised in the future.futur Furthermore,The southernsouth part of the site has been undergoing development with a construction programme to delivdeliverdel 350 houses by 2031. Iit is anticipated that development of thee remainderremaind of site OP22 may continue through development of parts of the site. However, a reviseded masterplanmasterp mayay be requiredr in order to deliver the remainder of the site.

The linear layoutyout of the ssite provides an opportunity to emulate the historic grid layout of the town, thereby creatingeating a sense of place with a mix of house sizes. It is expected that 147 affordable houses willl be provided on site by the developer the site will contribute towards affordable housing in line with Policy H2 Affordable Housing , integrated into the development and which should includeDRD a range of house tenures. Opportunities should also be taken to ensure connectivity between the development site and existing settlement, including vehicle and pedestrian routes.

30 A core path runs along the eastern boundary of the site and suitable connectionsne to it should be made through the site layout.

A buffer strip, which is required to allow maintenance of an existing drainagedraina ditch that is prone to flooding, provides an opportunity to enhance of the nature conservationervationervatio value of this area,ar and could form part of the open space obligations for this site with sitete R1. A FloodFlo RiskRisk AssessmAssessment will be required.

OP3: Phingask Allocation:AllocationAll : 16.5ha16.5ha employmentployment lanland

This site was previously allocated as site OP3 in the LDP 22017site2017site E1 in the 2012 LDP.A. A masterplan has been approved for the whole of thiss site, R1,R1, BUS33 anda OP2 and OP6, whichw wa is required to demonstrate integration with thee existing town and sharedsh road accessacces points, to ensure flood risk from drains are accommodated,ated, and to set out wherew the sports pitchesp and changing facilities will be located. on the site. Thehe masterplan has beenb prepared byT only one of three known landowners of these sites and it may be revised in theth future. Furthermore,Further it is anticipated that development of site OP3may continuecontinuee through developmentd of parts of the site. A Flood Risk Assessment will be required.ed. However, a revisedvised masterplanmast maym be required. A Flood Risk Assessment will be required.ed.

Vehicular access into the site is mostostst likely to be taken off a new roundaboutrounda on the A98 and a link road from OP6BUS3. Accessss off the B9031 is possible, but it is unlikelyuun to be appropriate for increased volumes in vehicular traffictraffic.. FTF A core path runs along the northern boundaryary of the sitesi and suitasuitable connections to it should be made through the site layout.yout.

Buffer strips that are required to allow maintenance to two drainaged ditches in the site could be pursued as part of thehe open space contributions for the sitesits if designed appropriately.

OP4 (Bid BB035)35): Land at Tyronhill Farm AFA Allocation: 30 homes This is a newew site providing 1.35 hectares of housinghou land to the south of the settlement. Due to the site’s close proximitymity to OP1OP it is expected that the development will accord with the approveded masterplan for OP1 and provide pedestrianpe access linking the two sites to ensure there is good connectivityconnectivity between the two sites. It is also preferred that the existing granite buildingsdings are retained as they will contribucontrib contribute to a sense of place as OP1 develops. A Flood Risk Assessmentssessment may be required due to surfacesu water flooding on adjacent fields. The site will contribute towards affordable housingRAR in line with Policy H2 Affordable Housing OP5 (Bid BB032): Land att Mid Street,S West of Albert Lane Allocation: Healthcare Use (700 sq m)

This is a new allocation on vacant brownfield land on the site of a former gas governor regulator. The site is adjacentacent to an existing health centre and is located in close proximity to the town centre. The site iss allocatedalloc for healthcare use only. Soil contamination is expected to be investigated and appropriateDDRAFTDR remediation measures undertaken. OP6: Land to the East of Phingask Allocation: 10.13ha employment land with a link road to OP3

31 This site was previously allocated as BUS3 in the LDP 2017. A masterplanan has been approved for the whole of this site, R1, OP2 and OP3, which was required to demonstratemonstratmonstr integration of the existing town and shared road access points, to ensure flood risk from drainsd area accommodated, and to set out where the sports pitches and changingng facilitiesfac will be located. Furthermore, it is anticipated that development of site OP6 may continueontinue through developmentdevelop of parts of the site. However, a revised masterplan may be requireduired for all ofo these sites.sites. A Flood Risk Assessment will be required.

Vehicular access into the site is most likely to be taken off a new roundabout on the A98 and a with a link road to OP3. Access off the B9031 is possible,e, but it is unlikely to be appropriateppropriate for increased volumes in vehicular traffic.

A core path runs along the northern boundary of thee site and suitable connections to it shouldsh be made through the site layout. Buffer strips that are required to allow maintenancenanceance to drainage ditchesditchditc es adjacentadjacent to theT site could be pursued as part of the open space contributionsbutions for the sites if designed appropriately.a

OP7: Land within Kirkton Developmentent Allocation:ocation: 4ha4 employment land

This site was previously allocatedd as part of site OP1 in the LDP 2017.2017 A masterplan was agreed in 2014 for the whole off site OP1P1 and OP7 too demonstrate integrationintFTF with the existing town, and to set out where thee school, healthealth centre, cemetery and employment land will be accommodated on the site. Subsequently,y, an updatedupdate masterplanmasterpla was agreed in 2016 with a revised phasing plan.

The Masterplan allocatesates employment land located in the easternea part of the site which is now allocated as OP7 in the LDP. This site is close to the A90AA90, with vehicular access to be arranged to separate,ate, as far as possible, commercial andan freight movements from residential traffic. The updatedated masterplan identifies a new 3-arm3-arm roundabout from Boothby Road as a preference for accessing the eastern portion of the site.s AAFTAF A new internal spine road serving the first phase off development has been identified for cconnecting the future phases of the development.ent. However, a furtherfurthe Transport ImpImpact Assessment will be required prior to developmentment of the remainder of OP1, and priorprio to development of OP7, taking into considerationeration a potentiall further employmentem site to the south, currently safeguarded for future use ass site FOP1.FOP1.

Opportunitiespportunities should also be taken to eensure there is good connectivity between sites OP7, OP1, and with the existingsting settlementsettlement,se RAR including vehicle and pedestrian routes.

CC1: South Harbour Road CommercialCoC centre Allocation: Bulky comparison outlets

This site wass previously allocateda in the 2012 LDP 2017 and has been re-allocated with revised boundariesies in ordero to accommodate a larger ‘BUS’ site to the north (BUS3). Site CC1 It is the preferred locationca for bulky comparison outlets if town centre sites are not available. The developed and occupied area of the site is mostly retail park. A Flood Risk Assessment may be required. A DDRAFDRcore path is located in close proximity to the site and suitable connections to it should be made through the site layout.

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