Additional Information Submitted on Behalf of:

THE MUIR GROUP & SCOTIA HOMES – LAND AT WESTFIELD, FORFAR

. COVERING EMAIL FROM JAMES LOCHHEAD CONSULTANTS (14 MARCH 2014);

. MASTERPLAN FRAMEWORK;

. HOUSING LAND SUPPLY IN THE WEST ANGUS HOUSING MARKET AREA;

. SIGNALS REPORT;

. LANDSCAPE APPRAISAL & VISUAL ANALYSIS;

. HOUSING LAND SUPPLY IN THE WEST ANGUS HOUSING MARKET AREA 2014; Page 1 of 1

ChristisonP

From: James Lochhead [[email protected]] Sent: 14 March 2014 15:04 To: Localplan Cc: CoweyKJ Subject: Angus Local Development Plan - Land at Westfield Dear Sir/Madam,

Angus Local Development Plan Westfield, Forfar

Further to my submission in response to the Main Issues Report on behalf of the Muir Group and Scotia Homes and the numerous meetings with officials regarding the development of land at Westfield, Forfar a number of important studies have now been finalised.

I will transmit these individually as some are quite large documents. However, they cover:

 Development Framework for Westfield;  Transportation (with particular emphasis on the Dundee Loan/Glamis Road/West High Street Traffic Signals);  Landscape Appraisal and Visual Analysis; and  Housing Land Supply for the Housing Market Area.

Taken as a whole these submissions successfully address all the planning issues surrounding land at Westfield and in particular issues that were considered to be unresolved during the last Local Plan Inquiry.

A further four e‐mails will follow.

Yours faithfully,

James Lochhead

James Lochhead, Millhole Farmhouse, Murthly, Perthshire, PH1 4LG. Tel.01738 710053. Mob.0788 036 1877 Web. www.lochheadconsultancy.co.uk

This e‐mail is confidential and privileged and intended only for the stated addressee(s). If you have received this in error, please inform us immediately and delete it and all copies from your system. This email and any attachments are believed to be free of virus or defect, but it is the responsibility of the recipient to ensure this. James Lochhead does not accept responsibility for any loss or damage arising in any way from its receipt or use or for any errors or omissions in its contents which may arise as a result of its transmission.

19/03/2014 South West Forfar MASTERPLANNING FRAMEWORK

August 2013 Barton Willmore

68/70 George Street Edinburgh EH2 2LR

T: 0131 220 7777

E: [email protected]

Desk Top Publishing and Graphic Design by Barton Willmore This artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF).

Copyright The contents of this document must not be copied or reproduced in whole of in part without the written consent of Barton Willmore LLP.

All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown copyright Reserved. Licence No. AR152684. Contents:

FOREWORD

INTRODUCTION

ASSESSMENT

EVOLUTION AND ENGAGEMENT

DEVELOPMENT FRAMEWORK

FOREWORD Scotia Homes and Muir Homes, in partnership with Chap Homes are developing proposals for a new, long term, sustainable extension to Forfar on land to the south west of the town at Westfield (herein referred to as the Site). Together, they control sufficient land to allow the promotion of a quality development, incorporating a mix of uses which complement those currently on offer in Forfar and they have the resources and commitment to deliver.

This location is capable of supporting the development needs of Forfar and the wider West Angus Housing Market Area over the next two development plan cycles and beyond.

A body of work has been undertaken to date which sets out the justification for this land release, and makes a case for the allocation of the Site in the forthcoming Angus Local Development Plan (LDP). We are certain of both the effectiveness of this Site and of the real contribution that it can make to the delivery of high quality investment in Angus, generating new homes and jobs for the people of Forfar and its wider catchment.

This document presents a concept masterplan for the Site, illustrating how a well considered re-lease can contribute to Forfar both in the short, and long term. The proposals presented in this document have been developed with both the benefit of community and stakeholder involvement. We would like to continue this in partnership with Angus Council and the community of Forfar.

South West Forfar INTRODUCTION Photography taken at the community engagement event (see chapter Process and Engagement)

8 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Introduction

Barton Willmore are instructed by Scotia Our proposals have been shaped by existing Homes and Muir Homes to prepare a and emerging planning policy principles masterplan and development framework and a period of stakeholder and community for land at Westfield, Forfar. Our clients, engagement. By demonstrating how the Site in partnership with Chap Homes, control could be sensitively developed and at what the Site at Westfield and are committed to rate, we hope to afford decision makers the progressing a masterplanned approach to opportunity to make as informed a decision the development of the site in partnership as is possible when our clients’ proposals are with Angus Council. considered through the planning process.

The purpose of this document is to assist In the first instance, this report will serve as Angus Council and the Scottish Ministers in a key component of our submissions on the their consideration of the Site for inclusion Proposed Angus Local Development Plan as an allocation within the Angus Local consultation in early 2014, at which time we Development Plan. By taking a broader will continue to promote the identification of masterplanned approach to our clients’ the Site as a housing allocation. combined landholding , which considers opportunity and need for community Latterly, following on the outcome of the facilities and commercial activities, the initial ongoing development planning process, phases can be developed within the lifetime in the event that the Site is allocated for of the emerging local development plan in a long term growth, this report will serve as a manner that does not compromise the long framework under which detailed proposals term development potential of the site and and applications for planning permission can its ability to contribute towards the creation be prepared and applied for in line with an of quality new residential environments. agreed phasing strategy.

This document specifically sets the context for the allocation of an initial phase of the wider site for development during the coming plan period. The identification of the wider site for long term sustainable growth will then offer certainty and enable the development of a vision for future of Forfar.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 9 Orchardbank Business Park

Glamis Road

Westfield Loan

A90

Dundee Road

Site location Site boundary

10 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Site Description

The Site lies to the south/west of Forfar and comprises a roughly pentagonal shaped area of land covering approximately 157 hectares. This forms an area of open rural land contiguous with the settlement boundary of Forfar to the north and east.

The land use is presently arable farm land, and comprises a regular large scale open field pattern enclosed by stone walls, hedgerows mature tree belts and water bodies.

The Site is bounded on all sides by the local road network with the A90 trunk road to the west, Glamis Road to the north, Westfield Loan and the A932 to the east and a private access road serving residential properties at Halkerton to the south.

Beyond the road network to the north is Orchardbank Business Park and to the north west, beyond Westfield Loan, lies low density residential development with the town centre a short distance beyond.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 11

South West Forfar ASSESSMENT !860

Plan of 1860 Forfar

© Landmark Information Group Ltd and Crown copyright 2012. FOR EDUCATIONAL USE ONLY.

Scale 1:20000 Jul 01, 2013 13:28

0 0.2 0.4 0.6 0.8 1 1.2 1.4 1.6 1.8 2 km Alice Kennedy 14 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Edinburgh University Historical Context

Forfar grew where a number of important routes converged. Roads from the coast met In recent years, the town has with the principle north-south route and continued to expand, following natural roads from Glamis and Kirriemuir just to the contours and respecting important east of the Loch of Forfar. land forms. This process has been accompanied by limited brownfield Forfar was never the subject of a Grand Plan development on previous employment like Montrose, or a later expansion plan like land (see Delivery section of this Stonehaven, but through working with the report). existing streets and topography, the town grew in an ordered and attractive way. With the closure of the Railway Station in 1967, Forfar’s reliance upon By the early 20th Century, Forfar remained the strategic road network increased. a relatively modest sized town. However, As a result, sites to the west of the the 1960’s, 1970’s and 1980’s prompted a town, close to the A90, have seen significant increase in building activity and a greater level of development the growth of the town. activity than elsewhere. Orchardbank Business Park is an obvious example of Development included municipal housing, this westward growth. particularly to the south west and south east at Restenneth, with some small The growth of Forfar continues. groups of workers cottages constructed With employment opportunities at in the town itself. Private housing estates Orchardbank and the A90 bounding grew up at Gowanbank, Westfield and on the Site, Westfield offers the only land near Forfar Academy. Development real opportunity for short, medium gradually expanded beyond the inner and longer term sustainable growth. ring of employment related land uses This masterplan allows the Council that surrounded the Old Town. Albeit, and community to have a clear reasonable proximity to the Old Town meant appreciation of future growth and that the majority of new development in the influence how Forfar might expand. 20th Century remained close to the rich mix of facilities found in the centre.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 15 Aberdeen

Edzell

Brechin

Kirriemuir

Padanaram Forfar Friockheim Glamis Inverkeilor Letham Letham Grange

Gateside Inverarity Woodville

Arbroath Monikie Tealing Westhall Terrace Wellbank Dundee Kellas Carnoustie

Ballumbie House

Moni eth

Dundee/Perth/Glasgow /Edinburgh

Public Transport Connections

23, 23C,24, 25 Forfar Town Services Services from Dundee

27A Forfar - Letham - Friockheim - Arbroath

81 Carnoustie - Monifieth - Wellbank/Newbigging - Forfar

Express bus services: Aberdeen, Dundee, Perth, Glasgow, Edinburgh

20C Kirriemuir - Forfar - Dundee

16 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Public Transport

Forfar is located immediately to the east of A90 Interchange the A90 which is the principal east coast The proposed masterplan offers There is a coach pick-up/set-down adjacent transport corridor. The junction of the A929 the potential to support and to Orchardbank Business Park, opposite (Glamis Road), adjacent to the proposed enhance local public transport McDonald’s Restaurant, at the junction of Site, is the principal access point into Forfar. provision. This could include the A929 (Glamis Road)/A90. From here, relocating elements of the A90 express bus services are available, providing The Site is well located in relation to a range interchange on to the Site. connections to Edinburgh, Dundee, Perth, of public transport opportunities. Indeed, Glasgow and Aberdeen. during the public consultation event, 71% of Stakeholder engagement with people agreed that the Site was accessible Tayside and Central Scotland Consideration has been given to improving by public transport. Transport Partnership (TACTRAN) the performance of the A90 interchange, supported a proposal to and a review of crossing facilities to reach Bus consolidate the A90 interchange local bus services on surrounding road and introduced their objective to Forfar Town Centre includes a formal networks would be undertaken as part of see a a park and ride delivered on interchange at East High Street. any detailed Transport Assessment. the Site. Bus stops are located close to the Site, at the Railway following locations: Scotia Homes and Muir Homes The nearest railway station is located in are committed to exploring the Dundee, approximately 22km from the »» Glamis Road potential of improving public Site. Dundee is readily accessible by bus. transport provision, including the »» Westfield Loan Additional services are also available a similar proposal to integrate a park and »» Dundee Road distance away in Arbroath and Montrose. ride.

For their exact location, please refer to the Site Analysis Section.

From these nearby bus stops, services include:

»» 20C Kirriemuir /Forfar /Dundee »» 23, 23C,24, 25 Forfar Town Services »» 27A Forfar/Letham /Friockheim - Arbroath »» 81 Carnoustie /Monifieth /Wellbank/ Newbigging/Forfar

These services combine to provide regular, frequent bus services within easy reach of the Site to a range of destinations.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 17 Facilities Plan

Built-up area Schedule Monuments Schools Police station

Waterways (loch, burns, ponds) Parks Employment Post office

Accessible green space Golf course Town centre Library General road network Campsite Leisure centre Place of worship Pedestrian and cycle routes (including Core Paths) Cricket pitch Supermarkets Hospital

Nearby bus routes Football pitch(es) Fire station

18 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Local Facilities

Central to the objective of future sustainable Education Retail growth is the effective integration of new Schools provision is concentrated in Forfar’s Town Centre remains the focus of development with the existing built fabric of Whitehills Primary School at Service Road, retail provision in Forfar. Forfar Retail Park the settlement. Strathmore Primary School at St James’ Road has attracted a number of retailers. There are and Langlands Primary School at Glamis also a number of national supermarkets in Where possible, it makes sense to consider Road. the town, including: new development in terms of proximity to the workplace, schools, retail and other Langlands Primary School at Glamis Road »» Tesco community facilities. is closest to the Site, around 1km walking »» Aldi distance from the centre of the Site. »» Farmfoods The proposed masterplan provides the potential to support the existing mix There is one secondary school in the town: »» The Co-operative Food of services and facilities, and, where Forfar Academy in Taylor Street. Angus »» Asda appropriate, add to this mix. Council are currently promoting a new Forfar Academy. The school lies within the walk Town Centre distance specified by Angus Council. Forfar Town Centre is accessible on foot, by Fundamental to the cycle or by public transport. It benefits from Health masterplanning process is the need to introduce a mix of uses a wide range of existing community services The local community hospital (Whitehills which are complementary to and facilities. In common with most historic Health and Community Care Centre) was Forfar Town Centre and do not towns, the majority of these existing services built on the site of the old Whitehills Hospital harm the vitality and viability of and facilities lie close to the centre of the (the former hospital for infectious diseases) its retail and service offer. town. and opened in spring 2005.

Subject to identified need, in Employment The new care facility replaced Forfar line with an agreed phasing Infirmary, formerly the town’s principal Orchardbank Business Park is within programme and through hospital, as well as Whitehills Hospital. walking distance from the Site. When fully discussion with Angus Council, developed it will accommodate sufficient it may be possible for the business space to employ over 1,000 development of the Site to people. It is the only Strategic Employment contribute to education provision Site in Angus and an increasingly important in Forfar, be it through direct on contributor to the regional economy. site provision or through off site planning gain. The proposals at Westfield have the potential to support the long term growth of Orchardbank.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 19 Pedestrian and Cycle Connections

A Circuit of Lour Pedestrian and cycle routes (including PRoWs)

Over Bummie Improved route connecting ‘Paths for All’

Around Restenneth

Round the loch

20 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Pedestrian and Cycle Connections

Forfar benefits from a high quality natural Angus Core Paths and built environment, connected by a Scotia Homes and Muir Homes Within the surrounding landscape there are network of accessible pedestrian and cycle are committed to exploring the a number of Core Paths that form part of routes. potential of connecting routes the Angus Council Core Paths Plan. These described under sub heading include routes leading up to and through Paths For All ‘Paths for All’ through improving Balmashanner Hill, and routes accessing the accessibility of Core Path 301, Angus Council has developed the Forfar Forfar Loch Country Park. Path Network. Most of the paths are as depicted by the green arrow on the plan opposite. accessible to pedestrians, cyclists and Core Path 301 runs north - south through horseriders. All the paths are sign posted the Site, connecting the Site from Halkerton, The retention and enhancement with green fingerposts, as are return routes north across the A929 and beyond through of the existing landscape to Forfar along public roads. The network Orchardbank and Forfar Loch Country Park. characteristics of the Site, includes the following routes: This route does not appear to be well used provides the opportunity to as the northern sections of this route are create a landscape framework »» Around Restenneth: heading out of poorly defined. Forfar on the Arbroath, Montrose, or capable of accommodating further pedestrian and cycle routes. Old Brechin Roads, a number of tracks The path affords connectivity with Core link to make a circuit. The tracks visit Paths 302, 303 and 304 around the Country The routes themselves will the ruins of Retenneth Priory, cross Park to the north and also with Core Paths benefit from a a wayfinding Retenneth Moss and pass through 294, 296, 297 and 298 to the south east. Lunanhead and interpretation strategy, connecting the Site with the wider »» Over Bummie: a network of paths network of pedestrian/ cycle link to the top of Balmashanner Hill or routes, and proposed land uses. ‘Bummie’ »» A Circuit of Lour: beyond Balmashanner Hill there are a number of quiet roads through fertile farmland, with views of Lownie Hill to the east and the Hill of Lour to the south. »» Round the Loch: a network of paths circulate Forfar Loch in either direction from Forfar Leisure Centre. The circuit offers level, easy walking.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 21 WESTFIELD LOAN

WESTFIELD LOAN

APPROXIMA GLAMIS ROAD OF CORE PA

TE ALIG TH 301

APPROXIMA GLAMIS ROAD OF CORE PA NMENT

TE ALIG TH 301

NMENT

CORE PATH 301

CORE PATH 301

A90

A90

DUNDEE ROAD

DUNDEE ROAD

CORE PATH 300

CORE PATH 300

WESTFIELD, FORFAR LANDSCAPE APPRAISAL FIGURE 9 Landscape Appraisal Plan extracted from, ‘Westfield, Forfar, Landscape Appraisal and Visual Analysis (2013) WESTFIELD, FORFAR AREA WITH LOW SENSITIVITY SUBJECT LANDSCAPE APPRAISAL AREA OF HIGH EXISTING CORE PATH- FORFAR ACCESS WESTFIELD STUDY TO SHORT DISTANCE VIEWS FROM FIGURE 9 GROUND / RIDGLINE NO.301 ROAD- DUNDEE ROAD / AREA WESTFIELD LOAN GLAMIS ROAD AREA WITH LOW SENSITIVITY SUBJECT AREA OF HIGH EXISTING CORE PATH- FORFAR ACCESS AREA WITH LOW - LOW/MEDIUM WESTFIELD STUDY TO SHORT DISTANCE VIEWS FROM GROUNDSCHEDULED / RIDGLINE NO.301EXISTING CORE PATH- ROAD-TRANSPORT DUNDEE ROAD CORRIDOR- / SENSITIVITY SUBJECT TO SHORT EXISTINGAREA SITE WESTFIELD LOAN VEGETATION MONUMENTS NO.300 GLAMISA90 ROAD DISTANCE VIEWS FROM GLAMIS ROAD AREA WITH LOW - LOW/MEDIUM AREA WITH LOW/MEDIUM SENSITIVITY EXISTING CORE PATH- TRANSPORT CORRIDOR- SENSITIVITY SUBJECT TO SHORT EXISTING SITE SCHEDULED RESIDENTIAL ACCESS AREA WITH HIGH SENSITIVITY SUBJECT TO SHORT & LONG DISTANCE NO.300 A90 DISTANCE VIEWS FROM GLAMIS ROAD STUDYVEGETATION AREA MONUMENTSSTUDY AREA OVERLOOKED ROAD- WESTFIELD LOAN TO DEVELOPMENT. LONG VIEWS FROM DUNDEE ROAD, WESTFIELD OVERLOOKED FROM BY LONG DISTANCE VIEWS DISTANCE VIEWS AVAILABLE AREA WITHLOAN LOW/MEDIUM & BALMASHANNER SENSITIVITY HILL SHORT DISTANCE FROM WESTFIELD LOAN & RESIDENTIAL ACCESS AREA WITH HIGH SENSITIVITY SUBJECT TO SHORT & LONG DISTANCE VIEWSSTUDY AREA STUDY AREA OVERLOOKED ROAD- WESTFIELD LOAN TO DEVELOPMENT.DUNDEE ROAD LONG VIEWS FROMAREA DUNDEE SUBJECT ROAD, TO MEDIUM WESTFIELD - OVERLOOKED FROM BY LONG DISTANCE VIEWS DISTANCE VIEWS AVAILABLE LOAN & BALMASHANNERMEDIUM/HIGH SENSITIVITY HILL SHORT SHORT DISTANCE FROM WESTFIELD LOAN & DISTANCE VIEWS FROM DUNDEE ROAD VIEWS DUNDEE ROAD AREA SUBJECT&, WESTFIELD TO MEDIUM LOAN - MEDIUM/HIGH SENSITIVITY SHORT DISTANCE VIEWS FROM DUNDEE ROAD &, WESTFIELD LOAN

22 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Landscape and Visual Appraisal

The Paul Hogarth Company, Landscape Recommendations Architects have carried out a Landscape and »» Retain existing mature boundary tree The Landscape and Visual Visual Appraisal of the Site. planting to Glamis Road, Westfield Appraisal of the Site clearly Loan and the A90 identified those parts of the The purpose of the assessment was to Site which are sensitive to consider the existing landscape and evaluate »» Introduce new planting, combined development in landscape terms, the impact that development could have with existing boundary vegetation and in turn, those areas which on the landscape character, visual quality, to strengthen the capacity of can accommodate development value, and resources of the area. the landscape to accommodate development without adverse impact. These parameters set the context Landscape Character »» Enhance existing vegetation to for beginning to establish a increase biodiversity and ecology The landscape character assessment report developable area and then offers landscape guidelines to provide a »» Locate development to areas where recommendations as to how new broad basis for development strategies. the existing landscape can be development can be sensitively The overall aim should be to conserve strengthened integrated into the Site. For and restore the characteristic landscape of »» Avoid development in some areas more information with regards to hedged fields, hedgerow trees, avenues and of the Site towards the southern development are, please refer to policy woodlands. boundary Section, Developable Area within »» Introduce appropriate easement and With particular reference to development landscape treatment on account of the the following guidance is offered: Scheduled Ancient Monument »» Encourage new development to »» Locate higher densities to the reinforce the existing settlement northern and north eastern sections pattern the Site »» Encourage developers to use local »» Locate lower densities to south of the building materials and to adopt local Site vernacular in respect of density, »» Retain and Enhance Core Path 301 massing design colour and location »» Carry out boundary tree and »» Avoid standard designs and layouts woodland buffer planting at an early stage in large blocks within pre- identified areas »» Enhance the existing ecological and habitat value of the Site through management and maintenance of the existing landscape

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 23 Site Analysis: Existing Land Uses

As part of the comprehensive review of the The Proposed Development Site Surrounding Countryside Site, a series of existing constraints and The Site covers an area of approximately South of the Site and west beyond the A90 opportunities have been identified. These 157 hectares (388 acres) and is composed is open countryside. To the north of the Site, are grouped into the following: predominantly of agricultural land with small beyond Orchardbank Business Park is Forfar »» Existing land uses pockets of mature mixed and coniferous Loch Country Park. To the south east is »» Environmental constraints woodland. Linear tree and shrub lines, Balmashanner Hill. often associated with streams and ditches, »» Engineering constraints delineate existing field boundaries. Nearby Restaurants McDonald’s Restaurant is located adjacent Existing Residential Development to the existing farm buildings at the north Adjacent to the eastern and south western corner of the Site. eastern boundary is existing residential development. To the east, development is Martson Inn and KFC premises are also suburban in character, with many dwellings currently under construction and will orientated towards the Site. Housing provide 100 new jobs for Forfar. development to the south east, along the Dundee Road, is more spacious and Bus Stops elevated above the road with large garden There are a number of bus stops within frontages. walking distance of the Site, located on Westfield Loan, Dundee Road and Glamis Existing farm buildings are located in the Road. north western corner of the Site, close to McDonald’s Restaurant. A90 Interchange There is a national coach pick-up/set-down Existing Employment Development adjacent to Orchardbank Business Park, To the north of the Site is the Orchardbank opposite McDonald’s Restaurant, at the Business Park. As a result, employment is junction of the A94/A90 (Glamis Road). the dominant land use when approaching Forfar along Glamis Road (A429).

Angus Council Office Angus House, the principal office of Angus Council, is located within Orchardbank Business Park.

24 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Existing Land Uses

Site boundary

Employment

Residential

Accessible green space

Waterbody

Farmland

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 25 Site Analysis: Environmental Constraints

Topography the eastern area of the Site. Areas Existing Watercourses of woodland are also established The topography of the Site slopes Existing watercourses run towards alongside the A90 corridor to the from a high point of approximately the northern boundary in a formal west, including a mix of coniferous 120 metres AOD along an elevated arrangement, closely aligned to the plantation and native deciduous ridgeline passing through the existing field boundaries. Stretches woodland species. southern area and generally falls of the burns have linear bankside north towards the northern boundary vegetation, which is worthy of Historic Environment at approximately 65 metres AOD. retention. Two Scheduled Ancient Monuments Changes in topography are more are located within the Site, to the Where possible, watercourses apparent in the southern area of the west and northwest of Westfield should be retained and incorporated Site, as the topography rises above House. Monument 1, known as into an effective SuD System (see approximately 95 metres AOD. ‘Westfield, enclosure SW of (Index engineering constraints). A change in topography is also no. 6054) is circular with a diameter apparent in the south-west corner of of 160M. Monument 2 known as The present quality of the water in the Site as the A90 passes through ‘Westfield, enclosures NW of (Index the burns is not known, however, a cutting adjacent to this boundary, no. 6053) is located in the north east during any construction and before flattening off at approximately of the Site, and is irregular in shape throughout the lifetime of the 115 metres AOD across adjoining with maximum dimensions of 240M development, it will be important to agricultural land extending to the by 170M. protect these ecosystems. south. The Landscape and Visual Appraisal Landscape Sensitivity recommends that the masterplan The Site slopes gently towards the Landscape impact has been a key should respect the existing tree northern boundary along a valley consideration from the outset. lined field boundary to the south floor landscape consistent with the Bands of moderate to moderate/ west of Monument 2. Furthermore, topography across the majority of high landscape sensitivity have been the Appraisal recommends the the area in which Forfar appears identified through the Landscape and establishment of a landscape zone contained. Visual Appraisal. The plan opposite surrounding the SAMS to protect identifies land categorised as being their setting in line with Historic This topography means that the most sensitive to development Scotland guidelines. majority of the Site lies below 135m through the Landscape and Visual AOD and is well contained, by the Appraisal. For further information The extent and design of the ridge at southern edge. please refer to section, Landscape necessary easement will emerge and Visual Appraisal. Vegetation Cover through detailed proposals for development during any subsequent Vegetation within the Site includes planning application process, in Biodiversity coniferous and deciduous woodland discussion with Angus Council and The protection and enhancement of along the western boundary, with Historic Scotland. the existing green infrastructure will the remainder of the Site typically not only conserve natural assets but associated with arable crops divided Core Paths minimise habit fragmentation. Any by dry stone dykes and alder and detailed masterplanning process will Core Path 301 runs north south poplar tree belts. Conifer treebelts offer the opportunity to maximise through the Site. Core Path 300 runs are also present in some areas, opportunities for biodiversity. including a spruce tree belt entering along the southern boundary of the into the northern boundary and Site, continuing west beyond the cypress tree belts entering into A90.

26 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK 2

1

Environmental Constraints

Pedestrian and cycle routes (including Core Existing burns Existing vegetation Paths) Area of ground sensitive to development Scheduled Ancient Monuments Existing ponds

Site contours Area of high ground/ridge Site boundary

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 27 Site Analysis: Engineering Constraints

Access to the Road Network Pedestrian and Cycle Access Hydrology Access to the Site can be achieved at The proposed development As noted, there are a series of water several locations, for example: can accommodate a number courses traversing the Site. These of pedestrian and cycle access will be retained and integrated Options at Glamis Road, include: points. These would connect to into a proposed drainage strategy. the surrounding public footway / Sustainable urban Drainage Systems »» An access point from path network and road network, (SuDS) will be considered at the Glamis Road (A94), at the including connections with Glamis detailed masterplanning stage of the roundabout adjacent to Road, Westfield Loan and Dundee Site with provision of appropriate McDonalds Road, as well as existing Core Paths. SuDS features and associated »» Further access point(s) wetland planting. located on the A94 frontage Utilities (either roundabout(s) or Consultations with key utility Existing Man-made Features simple T(s)). A location providers have established the Two drystone walls, run north approximately 330m east of location and constraints of existing south through the Site, defining an the McDonalds roundabout, utilities within and adjacent to the existing farm track. Further stone opposite existing residential Site. This process has shown that walls are located along the north properties fronting Glamis the Site is relatively unconstrained east boundary of Westfield Loan. Road and adjacent to Core by existing utilities. Where possible, these features will Path 301 offers a clear access be retained. option and the alignment of The Site is well located to take the A94 across the northern advantage of utility connections boundary means the taking that serve the existing residential of access is simple. Provision areas. It is well-served by all of the of a roundabout or gateway key utilities including gas, water, feature could also help reduce electricity, telecommunications and vehicle speeds along the A94. sewerage infrastructure - further investigations will be necessary. Options at Westfield Loan, include: An adjacent water supply is available to serve the Site. Foul water from »» From the junction with Old the proposed development will be Halkerton Road disposed of to the existing sewer »» From a point in the north system. eastern corner, close to the Westfield Loan and There is a 300 O drainage pipe Glamis Road junction. This running north-south through the point of access would serve Site, as well as a 12” gas main. A approximately 50 new homes. prudent approach to masterplanning will be to avoid development above these pipes.

28 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Engineering Constraints

300 O water drain Potential areas for detention ponds

Existing 12’’ gas main Potential swales

Forfar access road (Dundee Rd & Glamis Rd) Potential area requiring remediation

Residential access road (Westfield Road) Potential access points

Transport corridor (A90) Site boundary

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 29 Site Analysis: Scheduled Ancient Monuments

The Site is host to two areas Historic Scotland advised that the Development affecting the setting designated as Scheduled Ancient SAMs should be left open as managed of a scheduled monument is dealt Monuments under the Ancient grassland. Returfing in some areas with under the planning system Monuments and Archaeological Areas may be acceptable, however formal and does not require scheduled Act 1979. The Scottish Ministers’ sports pitches were considered monument consent (SHEP, Paragraph policy on scheduling as set out in unlikely to be appropriate due to the 3.13). The Landscape Appraisal SHEP (Scottish Historic Environment need for installation of goal posts which has informed the preparation Policy - December 2011) confirms and other structures which would of this masterplan recommends that scheduling is applied to secure require foundations. Planting and soil establishment of a landscape zone the legal protection of monuments in removal should be limited and any surrounding the SAMS to protect their the national interest and that it is the planting scheme should be drafted setting in line with Historic Scotland intrinsic value of the monument to the in consultation with Historic Scotland guidelines. As such we have sought to nation’s heritage that is the primary and a suitable ecologist. incorporate a landscape zone around consideration in deciding whether the SAMS, the extent and design of or not a site shall be scheduled In response, our proposals leave which will emerge through detailed and in determining applications for the SAMs free of development, proposals for development during scheduled monument consent. forming part of a wider network of any subsequent planning application open spaces throughout the site, process, in discussion with Angus Historic Scotland is responsible for ensuring that development does Council and Historic Scotland. the administration of Minister’s policy not adversely affect their integrity on SAMs and any application for during construction or beyond. The As detailed designs for the site Scheduled Monument Consent is Scheduled Ancient Monument would emerge we will consult further with managed by them. In line with advice be annotated to inform residents and both Historic Scotland and officers contained within SHEP, Historic visitors of their historical significance of Angus Council to secure their Scotland were consulted at an early and conservation status. continued conservation of the SAMs opportunity on the proposals for and ensure minimal impact upon their development on the site. Scheduled Monument Consent is integrity and setting. required for any works that would The SAMs are located within demolish, destroy, damage, remove, the northwest corner of the Site. repair, alter or add to the monument Monument 1, known as ‘Westfield, or to carry out any flooding or tipping enclosure SW of (Index no. 6054) on the monument (SHEP, Paragraph is circular with a diameter of 160M. 3.4). As a result, it is not envisaged Monument 2 known as ‘Westfield, that Scheduled Monument Consent enclosures NW of (Index no. 6053) will be required for these proposals. is located in the north east of the Site, and is irregular in shape with maximum dimensions of 240M by 170M.

30 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Monument 2

Monument 1

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 31 Developable Area

Site analysis, and Landscape and Visual Appraisal have identified areas that could potentially accommodate future development.

The protection and enhancement of the existing green infrastructure of the Site is central to the masterplanning approach, as is the general avoidance of areas deemed more sensitive to development. Therefore, the potential developable area of the Site does not include the following:

»» Existing woodland planting »» Existing hedgerows and other significant landscape features »» Water courses »» The Scheduled Ancient Monument »» Areas of land deemed more sensitive to development, from a visual impact perspective »» Areas of significant topography

The potential developable area only includes land, that is either owned or controlled by, Scotia Homes, Muir Homes or Chap Homes.

32 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Site boundary (c.157ha) (387acres)

Potential developable area (c.74ha) (183 acres)

Potential developable area on land deemed sensitive to future development (c.1Ha) (2.5ha)

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 33 Highways Implications

The ability of the Site to take road access A classified junction survey was from Glamis Road and Westfield Loan undertaken at this location on Wednesday is described elsewhere in this report – 26 June 2013. The weekday AM and both routes afford several ready options PM peak hours were extracted from the for vehicular (and pedestrian / cycle) survey and found to occur between 0800 accessibility. and 0900 and between 1630 and 1730.

Taking access from the north and east of If ‘low’ growth factors are applied, then the Site would focus transport patterns in the future assessment year (2018), the on these areas and the density of the Site signals are predicted to operate with a is likely to reduce as development trends maximum ‘Degree of Saturation’ of 83% in south and west in any event. the PM period.

Road network impacts would, therefore, If it is further assumed that approximately tend to be focused on the Orchardbank 300 units will be completed in phase (A90) junction. This junction is already one and by using the TRICS database to grade separated and no capacity issues establish likely housing trip rates (and are envisaged as the A90 itself remains for the detailed Transport Assessment, relatively lightly trafficked. Reference surveys of existing housing areas in to Transport Scotland’s permanent Forfar could be undertaken to establish counter database illustrates that the A90 a more robust vehicle use profile), (both directions) carries some 1500 AM then combining that information with a weekday peak hour trips at this location. robust trip distribution and testing the With the notional capacity of a single ‘with development’ traffic pattern, the running lane being of the order of 1600 performance of the signals rises to a vehicles per hour (and the hourly road maximum ‘Degree of Saturation’ of 90% in capacity therefore being some 6400 the PM period – well in keeping with the vehicles) it can be seen that the A90 runs performance of an urban signal set. at around 25% of its capacity at peak times.

Within Forfar itself, some investigation has also been made of the signals at Craig O Loch Road / West High Street.

34 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 35 Planning Policy Context

Any detailed proposals for development will require full consideration through both the development plan and development management processes. Notwithstanding, a range of planning policies, insofar as they relate to design, have informed the masterplan approach currently underway. These include but are not limited to the following:

NATIONAL PLANNING GUIDANCE

National Planning Framework 2 (NPF2) Scottish Planning Policy Scotland’s 2nd National Planning Framework was published on June Scottish Planning Policy (SPP) was approved by Scottish Ministers in 25 2009 and sets the spatial strategy for Scotland’s development to February 2010 and is a statement of Scottish Government policy. 2030. In relation to the preparation of development plans, SPP confirms NPF2 places significant emphasis on the important of place (Paragraph 14) that “Development plans should be concerned (Paragraph 13) stating that “Well qualified, creative people primarily with land and infrastructure. The efficient use of are attracted to places which offer a variety of economic land and good infrastructure are important for the wellbeing opportunities, a stimulating environment, amenities for of an area, particularly where they are supported by the a wide range of lifestyles and good connections to other commitment to the creation and maintenance of high quality high quality places. Successful places have strong, positive places.” identities... The environmental quality, built heritage and cultural life of Scotland’s cities and towns are therefore It further confirms (Paragraph 15) that development plans should strong economic assets and planning policies must place be aspirational but realistic, and that they should address the spatial emphasis on supporting and enhancing them.” implications of economic, social and environmental change, in particular opportunities for development. In relation to populations and households it states (Paragraph 34) that “The number of households continues to grow and that SPP requires that the integrity and setting of Scheduled Ancient has implications for housing, infrastructure, energy demand Monuments is not be adversely affected by development (Paragraph and CO2 emissions. Between 2006 and 2031, the number 118), and requires similar protection for listed buildings, confirming of households is projected to increase by 19% to 2.7 million, (Paragraph 113) that the layout, design, materials, scale, siting and an average of 17,600 additional households per year. Not use of any development which will affect a listed building or its all of the additional houses needed to accommodate these setting should be appropriate to the character and appearance of the households can be built on previously developed land.” building and setting.

A review of NPF2 is underway, with a draft Framework having been SPP states (Paragraph 125) that “Scotland’s landscape and published for consultation in May 2013, with final approval expected natural heritage are internationally renowned and important, in late 2013. underpinning significant industries such as the food, drink and tourism industries, and are a key component of the high environmental quality which makes Scotland an attractive place in which to live, do business and invest. Improving the natural environment and the sustainable use and enjoyment of it is one of the Government’s national outcomes. Planning authorities should therefore support opportunities for enjoyment and understanding of the natural heritage.”

36 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Strategic concentration of economic activity associated area

Forfar

Image adapted from National Planning Framework for Scotland 2

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 37 Planning Policy Context

DEVELOPMENT PLAN

TAYplan Strategic Development Plan Forfar Regional Agricultural Service Centre TAYplan Strategic Development Plan was approved by Scottish Ministers in June is identified as a Strategic Development 2012 and comprises the strategic component of the development plan for the Area (Page 7) and Tier 2 Settlement (Policy Dundee City region for the period to 2032. 1, Page 9). It is confirmed (Page 7) that prioritising land release within principal This states (Page 3) that: settlements ahead of land elsewhere is integral to ensuring that the majority “Our population is growing as people live longer, and, as fewer people of growth is concentrated in these leave and more people choose to live and work here. We therefore need locations and that the capacity of principal to provide enough housing to accommodate them. But we also need to settlements to accommodate growth provide better quality homes and neighbourhoods; designed to reduce beyond the Strategic Development Areas resource consumption, improve accessibility and meet people’s needs and will be considered in more detail by Local aspirations throughout their lives. This is also important in attracting new Development Plans. businesses and retaining skilled workers.” Policy 1 specifically states that strategies, Its vision (Page 6) confirms the need to: plans, programmes and development proposals shall focus the majority of »» Plan for an effective supply of land for housing and employment; development in the region’s principal »» Provide for good quality, mixed housing type, size and tenures; settlements and prioritise land release for all principal settlements using the identified »» Promote prosperous and sustainable rural communities that support sequential approach. The sequential local services, including the provision of additional housing and related approach then prioritises land within development proportionate to local need, available infrastructure and principal settlements first, followed by land environmental capacity. on the edge of principal settlements and »» •Design-in at the outset; high resource efficiency standards; a mix of uses finally the expansion of other settlements. and facilities; green space, watercourse and infrastructure networks; and, adaptation measures to future proof places; Policy 2 sets out a arrange of design »» •Locate most of the region’s development in principal settlements to improve parameters aimed at shaping better quality accessibility to jobs and services; reduce resource consumption and reduce places. These include: the need to travel by car; »» •Protect and enhance the quality of the TAYplan area’s built and water »» Ensuring that climate change environments, landscape, biodiversity and natural resources. resilience is built into the natural and built environments »» •Ensure that new development makes best use of existing networks of infrastructure, movement corridors and ecosystems. »» Integrating new development with existing community infrastructure »» •Enhance the condition and connectivity of the networks of green spaces and watercourses within and between the region’s settlements to reduce flood »» Ensuring the integration of transport risk, support cycling and walking, increase tree planting and carbon capture, and land use to: reduce the need to support biodiversity and provide better habitats, leisure opportunities, and travel and improve accessibility by agricultural and economic potential. foot, cycle and public transport; make the best use of existing infrastructure »» •Promote transport linkages, infrastructure improvements and network to achieve a walkable environment improvements; and, support the delivery of infrastructure that promotes a combining different land uses with shift towards non-car travel and transporting freight by rail and sea. green space.

38 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK »» Making the best use of existing infrastructure to achieve a walkable environment combining different land uses with green space; »» Ensuring that high resource efficiency is incorporated within development through the orientation and design of buildings, the choice of materials and the use of low and zero carbon energy generating technologies; »» Ensuring that the arrangement, layout, design, density and mix of development and its connections are the result of understanding, incorporating and enhancing present natural and historic assets, the multiple roles of infrastructure and networks and local design context, and meet the requirements of Scottish Government’s Designing Places and Designing Streets and provide additional green infrastructure where necessary.

Policy 3 (Page 13) seeks to manage and safeguard TAYplan’s assets, including habitats, the historic environment and landscapes.

It is confirmed (Page 14) that Forfar has the potential to strengthen its present role as a hub for agricultural services and businesses and that as a Regional Agricultural Service Centre it could further support a range of activities and development, both existing and potentially new, across the Forfar area. The policy then states (Page 15) that LDPs should identify specific sites for employment land and agricultural services at Forfar and include (or cover in Supplementary Planning Guidance) Strategic Development Frameworks for Strategic Development Areas.

Policy 5: Housing requires that LDPs should allocate land which is effective or capable of becoming effective to meet the housing land requirement up to year 10 from the predicted date of adoption, ensuring a minimum of 5 years effective land supply at all times, and work towards the provision of 7 years supply of effective housing land by 2015, to support economic growth.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 39 Planning Policy Context

Angus Local Plan / Local Development Plan Policy S2: Accessible Development states that: The adopted local plan for the area is the Angus Local Plan Review “Development proposals will require to demonstrate, (ALP), adopted in February 2009, consolidating the carried policies according to scale, type and location, that they: of the Angus Local Plan 2000 and its subsequent 2009 review. »» are or can be made accessible to the existing or Preparation of the first Angus Local Development Plan is underway proposed public transport networks and make provision having undergone consultation on the Main Issues Report in late for suitably located public transport infrastructure such 2013. Once adopted, the LDP and its accompanying supplementary as bus stops, shelters, lay-bys, turning areas which guidance will supersede the Angus Local Plan Review and with minimise walking distances and allow easy access for TAYplan will form the development plan covering Forfar. the mobility impaired.

For the time being the ALP remains the adopted local plan and for »» provide and/or enhance paths for walking and cycling the purposes of this masterplan report, its policies insofar as they which are safe, provide pleasant routes, are suitable relate to design and placemaking are considered below. for use by the mobility impaired, and link existing and proposed path networks. The ALP confirms Forfar as a focus for development in Angus »» are located where there is adequate local road network (Paragraph 1.23) capacity or where capacity can be made available.”

Policy S3: Design Quality states (Page 12) that:

“A high quality of design is encouraged in all development proposals. In considering proposals the following factors will be taken into account:

»» site location and how the development fits with the local landscape character and pattern of development; »» proposed site layout and the scale, massing, height, proportions and density of the development including consideration of the relationship with the existing character of the surrounding area and neighbouring buildings; »» use of materials, textures and colours that are sensitive to the surrounding area; and »» the incorporation of key views into and out of the development.

Innovative and experimental designs will be encouraged in appropriate locations.”

40 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Image of Forfar Loch County Park, located to the north of the Site

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 41 Planning Policy Context

Policy S4 (Page 13) requires that conditions may be imposed regarding Environment Protection Agency (SEPA) environmental protection has been suitably widening or the provision of passing places and Angus Council and should have regard considered during the development process. where necessary. to good practice advice set out in the Sustainable Urban Drainage Systems Design Detailed development principles are set out, (g) Development should not result in the loss Manual for Scotland and Northern Ireland and required to be adhered to under the of public access rights. 2000. terms of Policy S6 (Page 14). These are as follows: Landscaping / Open Space / (o) Proposals will be required to consider the Biodiversity potential flood risk at the location. Amenity (h) Development proposals should have (a) The amenity of proposed and existing regard to the Landscape Character of (p) Outwith areas served by public sewerage properties should not be affected by the local area as set out in the Tayside systems, where a septic tank, bio-disc or unreasonable restriction of sunlight, daylight Landscape Character Assessment (SNH similar system is proposed to treat foul or privacy; by smells or fumes; noise 1998). effluent and /or drainage is to a controlled levels and vibration; emissions including water or soakaway, the consent of SEPA and smoke, soot, ash, dust, grit, or any other (i) Appropriate landscaping and boundary Angus Council will be required. environmental pollution; or disturbance by treatment should be an integral element vehicular or pedestrian traffic. in the design and layout of proposals Waste Management and should include the retention and (q) Proposals should incorporate appropriate (b) Proposals should not result in enhancement of existing physical features waste recycling, segregation and collection unacceptable visual impact. (e.g. hedgerows, walls, trees etc) and link facilities. to the existing green space network of the (c) Proposals close to working farms should local area. (r) Development should minimise waste by not interfere with farming operations, and design and during construction. will be expected to accept the nature of the (j) Development should maintain or enhance existing local environment. New houses habitats of importance set out in the Tayside Supporting Information Local Biodiversity Action Plan and should should not be sited within 400m of an (s) Where appropriate, planning applications not involve loss of trees or other important existing or proposed intensive livestock should be accompanied by the necessary landscape features or valuable habitats and building. supporting information. Early discussion species. with Planning and Transport is advised to Roads/Parking/Access determine the level of supporting information (k) The planting of native hedgerows and (d) Access arrangements, road layouts which will be required and depending tree species is encouraged. and parking should be in accordance with on the proposal this might include any of Angus Council’s Roads Standards, and the following: Air Quality Assessment; (l) Open space provision in developments use innovative solutions where possible, Archaeological Assessment; Contaminated and the maintenance of it should be in including ‘Home Zones’. Provision for cycle Land Assessment; Design Statement; accordance with Policy SC33. parking/storage for flatted development will Drainage Impact Assessment; Environmental also be required. Statement; Flood Risk Assessment; Drainage and Flood Risk Landscape Assessment and/or Landscaping (e) Access to housing in rural areas should (m) Development sites located within areas Scheme; Noise Impact Assessment; Retail not go through a farm court. served by public sewerage systems should Impact Assessment; Transport Assessment. be connected to that system. (f) Where access is proposed by unmade/ private track it will be required to be made- (n) Surface water will not be permitted to up to standards set out in Angus Council drain to the public sewer. An appropriate Advice Note 17: Miscellaneous Planning system of disposal will be necessary which Policies. If the track exceeds 200m in length, meets the requirements of the Scottish

42 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 43 Planning Policy Context

Policy SC11 requires (Page 34) that a) sites selected should be capable of proposed development that outweighs proposals for new residential homes should: absorbing the proposed development to the national significance attached to ensure that it fits into the landscape; the preservation of the monument »» be compatible with surrounding land or archaeological importance of the uses; b) where required, landscape mitigation site. In the case of Scheduled Ancient »» be conveniently located for local measures should be in character with, Monuments, the development must shops, other services and public or enhance, the existing landscape be in the national interest in order transport connections; and setting; to outweigh the national importance attached to their preservation; and »» provide adequate useable garden c) new buildings/structures should ground for residents. respect the pattern, scale, siting, form, c) the need for the development »» Policy SC32 (Page 49) seeks to design, colour and density of existing cannot reasonably be met in other less preserve open spaces of sporting, development; archaeologically damaging locations or recreational, amenity or nature by reasonable alternative means; and conservation value and Policy SC33 d) priority should be given to locating requires (Page 50) that as a minimum new development in towns, villages d) the proposal has been sited and the NPFA standard of 2.43 hectares or building groups in preference to designed to minimise damage to the of open space/recreational space isolated development.” archaeological remains.” per 1000 head of population is met and that development proposals Policies ER6: Trees, Woodlands and The use of SUDS in new development is will require to provide open space Hedgerows and ER7: Trees on Development encouraged in Policy ER24: Surface Water and make provision for its long term Sites afford protection to trees, requiring Disposal (Page 85). maintenance. their retention wherever possible. Policy SC36: Access Rights resists proposals which would result in a significant loss to the The historic environment is addressed in public of linear access, area access or access policies ER12 - ER21. Specifically, ER18: to inland water. Archaeological Sites of National Importance states (Page 80): Transport policies contained in the ALP seek to encourage walking, cycling and public “Priority will be given to preserving transport with a view to reducing private car Scheduled Ancient Monuments in situ. use. Developments affecting Scheduled Ancient Monuments and other Policies ER1 and ER4 offer protection to nationally significant archaeological protected species and habitats as well as sites and historic landscapes and their local biodiversity interests. settings will only be permitted where it can be adequately demonstrated that Policy ER5: Conservation of Landscape either: Character (Page 70) states that: a) the proposed development will not “Development proposals should take result in damage to the scheduled account of the guidance provided monument or site of national by the Tayside Landscape Character archaeological interest or the integrity Assessment and where appropriate will of its setting; or be considered against the following criteria: b) there is overriding and proven public interest to be gained from the

44 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 45

South West Forfar PROCESS AND ENGAGEMENT Engagement Strategy

This Section documents the community Letter to Councillors: Letters inviting Questionnaire: A two page consultation and stakeholder consultation Councillors to the Public Consultation Event Questionnaire was made available to undertaken by Muir Homes and Scotia were issued on 22 April 2013. attendees at the Public Consultation Homes, alongside their consultancy team, Event to give them the opportunity to Barton Willmore. Letter to Community Councillors: Letters express their views about the proposed inviting Community Councillors to the Public development through eleven closed The purpose of this consultation process was Consultation Event were issued on 22 April questions answered on the Likert scale, to communicate directly with key audiences, 2013. and two closed questions with tick box to obtain written and verbal feedback on answer options. the proposed plans. The feedback received Postcard to Neighbouring Local has helped shape this Masterplan and Residents and Businesses: Postcards Comment Card: A one page Development Framework; demonstrating advising neighbouring residents and local Comment Card was also made how the appropriate development of this businesses of the Public Consultation Event available to attendees at the Public Site can make a real and valid contribution were issued to those properties located Consultation Event to provide them towards the longer term growth of the town. within 30m of the boundary of the Site on with the opportunity to suggest any 5th June 2013. amendments to the proposals and A range of consultation methods and express their answers in open prose. techniques were utilised to engage with key Advertisement in Local Press : Details stakeholders and the local community. of the Public Consultation Event were Radio Advert: A twenty second radio advertised in the Dundee Courier published advert was aired on Tay Fm to invite the on Wednesday 29th May 2013, and in the public to attend the Public Consultation Forfar Dispatch published on Wednesday Event. The advert was aired four times 29th May 2013. Both of these adverts daily between Monday 3rd June and invited members of the public to attend the Friday 7th June, and three times daily on Public Consultation Event and provided Saturday 8th and Sunday 9th June. details of time and venue.

Public Consultation Event: A Public Consultation Event was hosted by Scotia Home, Muir Homes and Barton Willmore on Thursday 13th June 2013 between the hours of 9am and 9pm, and Friday 14th June 2013 between the hours of 9am and 5pm at Forfar Reid Hall. This allowed members of the local community to view and discuss the proposed development with Scotia Homes, Muir Homes and members of its consultant team. Approximately 175 people attended the Public Consultation Event and viewed the consultation banners. The location was selected due to its accessibility and convenience for local residents.

48 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Examples the display banners used during the community engagement event

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 49 Community Engagement

Approximately 175 people attended the In total, 80 questionnaires and 45 comment proposal to incorporate employment areas Public Consultation Event on Thursday 13th cards were completed and returned by into the Westfield Site if they built on the June 2013 and Friday 14th June 2013. The attendees. 72 questionnaires and 39 existing employment opportunities in the timings of the Event between 9am and 9pm comments cards were returned at the Public Forfar area. on Thursday 13th June and 9am and 5pm on Consultation Event, with the remainder Friday 14th June were purposely designed received by post up until the closing date Question 3a: Employment ideas to afford as many people as possible the on 28th June 2013. A number of additional Respondents were given the opportunity to opportunity to view details of the proposed comments were offered verbally at the answer an open question to express their development and to share their views with Event. On average, 75 people responded ideas for types of potential employment the facilitators. There was no obligation for to each question on the questionnaire. The which the Site could accommodate. attendees to leave their personal details, results are summarised below: Suggestions included a convenience shop however, 28 addresses were left by local (7 respondents), a hotel (5 respondents), people. Question 1: I believe there is a need for a petrol station (4 respondents), a garden new housing in the local area centre (4 respondents) and small factories One attendee left written feedback that Of the responses received, 46% agreed that (4 respondents). Other suggestions the event was “very interesting, with good there is a need for new housing in the Forfar included a café, primary school, tourist information which provided a sound vision area, while 38% disagreed. The remaining centre, community centre, pub, builders, of Forfar in the future”. The five consultation 16% were unsure. The comment cards also supermarket, agriculture employment, oil banners and masterplan maps were used as reflected this mixed view with comments companies, sustainable engineering, and visual tools to present the proposed ideas ranging from “no more housing is needed leisure facilities. to the public, and to facilitate discussion on in Forfar” to “the provision of affordable a range of issues. Active engagement was housing is essential”. encouraged through the use of questions Question 4: I believe that the Site and the opportunity for attendees to draw could accommodate local retail, if it potential alternatives on the masterplan, Question 2: I believe that building complements existing services and as well as leave written comments through housing within easy reach of jobs and facilities in Forfar other local facilities is a good idea the Questionnaire and Comment Cards. Of those who responded, 48% agreed that The table which displayed a variety of Of those who responded to this question, local retail could be accommodated on the masterplans provided a useful hub area 72% agreed that housing should be built Site to complement the existing services where attendees took part in detailed within easy access of jobs and other in Forfar. 47% disagreed and 5% were discussions of the proposed plans, guided facilities. 13% disagreed and 15% were unsure. Responses from the Comment by design team members, and also between unsure. Cards were concerned that a new retail area the public themselves. in Westfield would further contribute to Question 3: I believe that the Site could the perceived decline of the town centre. accommodate some employment uses, It was explained to the attendees that any complementing Orchardbank Business proposed retail functions on the Westfield Park Site would be likely to incorporate only a few units including a convenience shop, Of those who responded, 47% agreed that and would aim to complement the existing the Westfield Site could accommodate facilities in Forfar town centre. The proposed some employment uses to complement the pedestrian, cycle and public transport routes Orchardbank Business Park. 43% disagreed, through the Site would create connectivity and 9% were unsure. Responses from to encourage people to visit the existing the Comment Cards emphasised that the town centre rather than draw people away Council needed to allow local businesses to from it. use vacant sites in the Orchardbank Business Park. Comments were supportive of the

50 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 51 Community Engagement

Question 4a: Retail ideas accommodate a park and ride facility. 21% pedestrian and cycle routes across the Site. remained unsure. This topic provoked a 23% disagreed and 15% were unsure. The Respondents were given the opportunity to large amount of verbal discussion at the Comment Card responses supported the answer an open question to express their Events. Concerns were raised that the centre view that these routes would be used on a ideas for types of potential retail which of Forfar would need reviving before a Park regular basis. the Site could accommodate. Suggestions and Ride would have viable use, as currently included a restaurant (4 respondents), local there is little for visitors to Forfar to see in Question 11: I think the Site could convenience shop (3 respondents) and the town centre. Some respondents were accommodate some affordable housing a garden centre (3 respondents). Other concerned that the Park and Ride would suggestions included nationwide shop Of those who responded, 52% agreed be used for people to travel to Dundee chains such as Boots or Next, a Post Office, that the Site could accommodate some and cement Forfar as a commuter town. a furniture shop, a DIY Store, a supermarket affordable housing. 24% disagreed and 24% Other respondents believed that there and a bakery. were unsure. Comment Card responses may be demand for a Park and Ride in the highlighted the need to “make housing in future after a new mixed use Site has been Question 5: I believe that the Site is the area affordable to as many people as completed in Forfar, but not at the present accessible by public transport from possible”. However other responses were time. Dundee and Glamis Road concerned that affordable housing would decrease the value of existing properties. Of those who responded to this question, Question 8: If there was a park and ride the majority (71%) agreed that the Site was facility in Forfar, I think people would Question 12: What type of housing do accessible by public transport from Dundee use it you consider is needed within the local Road and Glamis Road. 12% disagreed and Of those who responded, 64% disagreed area? 17% were unsure. that people would use a park and ride facility Of the 66 responses received for this in Forfar. 24% agreed and 12% were unsure. Question 6: I believe that public question, 73% considered that detached transport accessibility could be housing was needed in the local area, 76% Question 9: I believe that retaining improved by bringing a new connection considered that semi-detached housing was and enhancing the existing landscape through the Site needed and 60% considered that bungalows and trees is a good masterplanning were needed. 25% considered that terraced Of those who responded, 53% agreed that approach housing was needed, and 9% considered a new connection through the Site could Of those who responded, the majority that flats were needed. improve public transport accessibility. 31% (85%) agreed that retaining and enhancing disagreed and 16% were unsure. Responses the existing landscape and trees is a good Question 13: What type of community in the Comment Cards included a desire masterplanning approach. 8% disagreed benefits would you like to see on the to keep any potential traffic increases and 7% were unsure. The responses on the Site? on Westfield Loan and Glamis Road to Comment Cards strongly supported this a minimum. In general the public were Of the 64 responses received for this view that the existing natural features on the supportive of the potential access points to question, 73% wanted to see parkland as a Site should remain and be incorporated into the Site, however one respondent wanted community benefit on the Site. 45% wanted the design. to ensure that the access point from Glamis to see sports pitches and 42% wanted to see Road did not negatively impact the existing a play area. 36% wanted to see recreational Question 10: I would take advantage of housing at Halfpenny Burn. space, 27% wanted to see wetlands and 22% a network of attractive and accessible wanted to see allotments. 6% wanted to see pedestrian and cycle route across the Question 7: I believe that the Site could public art. Site accommodate a park and ride facility Of those who responded, the majority (62%) The opinion of those who responded agreed that they would take advantage was divided, with 37% agreeing and of a network of attractive and accessible 42% disagreeing that the Site could

52 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK I believe there is a need for new housing in the local area I believe that the Site could accommodate a park and ride facility

30

25

20

15

10

5

0 disagree Agree disagree Agree

What type of community benefits would you like to see in the Site? Housing

What type of community benefits would you like to see on the site? »» 46% of people agreed that housing would be suited to the Site, and 52% agreed that affordable housing was needed. »» The most popular house types: detached, semi-detached and bungalows. 4

25 Transport

49 »» 71% of the public viewed the Site as accessible by public transport. »» 53% of people agreed that accessibility could be improved by a new connection through the Site. Parkland » 62% of people would take advantage of pedestrian and cycle » Sport pitches routes across the Site. Allotments »» Opinion was split on the park and ride, with 37% agreeing that Wetland 29 the Site could accommodate the facility. Play Area »» Although 42% of the public did not think a park and ride was Recreation needed at present, comments acknowledged that there may be demandPublic for Art a park and ride in the future.

Employment and Retail

32 18 »» The creation of employment uses on the Site to complement the existing opportunities in Forfar was supported by 47% of people. 15 »» Suggested employment opportunities included a convenience shop and a hotel. »» Opinion was split on whether local retail could be accommodated, with 48% agreeing and 47% disagreeing. »» The comments showed that people would welcome new retail uses on the Site, as long as the Town Centre was not Parkland Wetland undermined. Sport pitches Play areas »» The most popular community benefits: parkland, sports pitches and a children’s play area. Allotments Recreation space Public art

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 53 Stakeholder Engagement

In May and June 2013, a programme Planning Workshop: Day 1 of stakeholder engagement was (10am – 1pm) undertaken. A series of 3 workshops were »» Head of Planning & Transport, Angus Council arranged under the headings “Planning”, “Transportation and Infrastructure” and »» Development Plan Manager, Angus Council “Environment”. Invitees were as follows: »» Development Standards Manager, Angus Council »» Development Management Senior Planning Officer, Angus Council »» SDP Manager, TAYplan SDPA »» Chief Reporter, Dept of Planning and Environmental Appeals

Transportation and Infrastructure Workshop: Day 1 (2pm – 5pm) »» Head of Planning & Transport, Angus Council »» Head of Roads, Angus Council »» Senior Service Manager, Angus Council »» Asset Management, Angus Council »» Transport Scotland »» Service Relocation Team, Scottish Water »» Partnership Director, TACTRAN »» General Manager, Angus Community Health Partnership »» Senior Education Manager, Angus Council »» Deputy Chief Inspector, Tayside Police »» Community Safety Dept. & representative from Roads Dept. »» Area Manager, Tayside Fire and Rescue »» Tayside Fire and Rescue

Environment Workshop: Day 2, 10am – 1pm »» Conservation Officer, Angus Council »» Arbroath Unit Manager »» Scottish Natural Heritage »» Team Leader, Historic Scotland »» Biodiversity Officer, Angus Council »» Chair, Tayside Biodiversity

54 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Enhanced Landscape Framework Potential Connections and Movement

Potential Land Use Possible Community Benefits

Plans used to throughout the engagement process

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 55 Photography taken at the community engagement event

56 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Stakeholder Engagement

Owing to resourcing issues, only the Historic Scotland confirmed that their Transportation and Infrastructure workshop principal interest in the proposed went ahead. This generated invaluable development was treatment of the discussion around the opportunities and Scheduled Ancient Monuments within the constraints regarding transportation in Forfar Site and offered advice in this regard. and in particular around the Site. Transport Scotland and Scottish Natural A key point raised was the aspiration of the Heritage confirmed that they would be Tayside and Central Regional Transport open to discussion once plans were suitably Partnership (TACTRAN) for a Park and Ride progressed to allow commentary on at the western edge of Forfar, close to the proposals. Scottish Environment Protection A90. Agency provided specific advice regarding the need to retain existing watercourses and The junction at the McDonald’s Restaurant encourage the use of SuDS. was identified as the preferred location for traffic to join the A90.

Outwith the workshop setting, other stakeholders provided feedback verbally and in individual meetings.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 57

South West Forfar DEVELOPMENT FRAMEWORK Development Objectives

The following development objectives »» Deliver a flexible agenda for the identify a realistic set of masterplanning delivery of new homes capable of components which would help ensure a providing for the short, medium and development which contributes to the future long term needs of Forfar. success of Forfar. »» Provide integrated and accessible employment opportunities, which contribute to the viability of Orchardbank Business Park. »» Identify an appropriate location for local retail which is accessible to the new and existing community. »» Identify a location for a park and ride facility and illustrate how this could contribute to the wider aspiration to improve the gateway to Forfar from the A90. »» Introduce an effective phasing strategy, illustrating how the masterplan would meet housing need in the short term and contribute to Forfar in the long term. »» Use the retained landscape characteristics to accommodate safe, varied and direct walking and cycling routes between new and existing neighbourhoods, and the wider network of pedestrian and cycle routes (Paths for All) »» Protect locally distinctive landscape characteristics and incorporate these into a landscape framework which will support community benefits, define new development and ‘connect’ with the surrounding community and region. »» Deliver safe and accessible play and recreation spaces within easy reach of every home and for all age groups.

60 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 61 Development Principles

The following development principles Urban Design outline the approaches that should be »» Frontage provided to all open spaces »» Concentrate higher densities within taken in order to implement the objectives in order to ensure safety through walking distance of public transport given in the previous section. passive surveillance. and adjacent to main routes and »» Routes and key spaces identified spaces. with the use of varied materials and »» Concentrate higher densities to the boundary treatments. north of the Site, close to Glamis »» Use higher densities to the north of Road. the Site, adjacent to Glamis Road. »» Reduce densities to the south, and »» Use higher densities along key west of the Site, and in areas of routes and spaces and within walking landscape sensitivity. distance of public transport. Landscape and Access »» Reduce densities to the south of the »» Establish vehicular and pedestrian Site. connections that facilitate permeable »» Establish an organic from to the access into and through the Site from western edge of the Site. adjacent neighbourhoods. »» Front curtilage parking avoided along »» Maintain and incorporate the routes of the primary movement routes existing Core Paths. Movement »» Provide a network of walking and cycling paths both alongside and »» Establish a clear street hierarchy separate from the street network. with pedestrian priority promoted wherever possible. »» Retain existing landscape features where possible. »» Use surface materials to signal changes in vehicle/pedestrian priority. »» Consider sensitive views of the development from the surrounding »» Form gateways to the Site through the community and mitigate where careful placement of buildings. necessary. »» Vary street width to reduce vehicle »» Retain existing water courses and speeds. integrate an effective SuD System »» Design a series of urban spaces along with ecological benefits. the main vehicle routes, disrupting the flow of traffic, and emphasising Play pedestrian priority. »» Locate appropriate play spaces safely within overlooked and easily Housing Mix and Density accessible locations. »» Provide a flexible housing mix suitable »» Provide appropriate recreational for the needs of the local market over spaces for all age groups of children the short, medium and long term. and teenagers within the Site. »» Seek to include affordable housing within the final design as part of the overall housing mix.

62 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Initial concept design work

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 63 Concept Masterplan

The Westfield, Forfar Concept Masterplan has been designed to accommodate up to 1300 new homes at an average density of 25 dwellings per hectare, to be delivered beyond the next two development plan cycles. The aim of the Concept Masterplan is to provide a framework for a new vibrant, distinctive, and sustainable community, that responds positively to the characteristics of the location whilst setting new standards of urban design.

The north west corner of the Site will form the new ‘arrival gateway’ to Forfar. It will include a mix of uses just off the A90, which will work to significantly enhance the ‘sense of arrival’ to Forfar. This ‘gateway’ could integrate a Park and Ride and the A90 interchange, with a network of pedestrian and cycle routes which permeate through the Site and on to the wider area.

Alongside new homes and a mix of use which will be established through the ‘arrival gateway’ the masterplan has the potential to deliver local retail, a primary school and a range of community facilities.

In the shorter term, the masterplan could help deliver up to 300 homes to meet Forfar’s current housing needs.

1 Local retail 2 Arrival gateway (see Arrival Gateway section for potential land uses) 3 Allotments

4 Wetland/ ecological park 5 Sport pitches 6 Woodland planting 7 Structural planting 8 Linear park 9 Scheduled ancient monument park Urban space 10 11 Potential location for a new primary school

Potential main road access and circulation Potential pedestrian footpath/ greenway corridors

64 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK 9

1

11

2 10

8

3

4 5 6

7

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 65 Density and Land Use

In order to test the development Density profile Arrival Gateway capability of the Site, a A varying density profile would be Higher density residential development masterplanning exercise was applied across the Site, responding Medium density residential development carried out which generated the to areas of neighbouring figures in the table below. Lower density residential development development and areas of Mixed use block accommodating local retail The central objective of the increased landscape sensitivity. exercise was to determine the 1 Potential location for a new primary school development capacity, and the The densest areas of the ability to meet housing need in the development would be located short term, while also providing nearest to Glamis Road. Density *Primary school inclusion Forfar with a focused long term would also be concentrated along to be agreed. Approx area strategy for sustainable growth. the main routes and around focal of 3Ha. would by reduce points. overall residential area Residential Development The masterplan process shows As the development extends east *Opens space includes that Westfield has the potential and south east, towards the A90 areas of land deemed to accommodate up to 1300 new and Dundee Road, development more sensitive to homes over an extended period. density should reduce. The development, woodland introduction of informal landscape and the scheduled ancient Density will integrate the development with monuments In arriving at the site capacity an the existing landscape and soften allowance of approximately 25 views of the potential built form. *Other open spaces dwellings per hectare (dph) was includes farmland and made. This is broadly similar to associated farm buildings those residential neighbourhoods adjacent to the Site and is, therefore, comparable in terms of character.

Land Use Approximate Area Approx. Acres

Residential (inc. roads, footpaths and associated 52 128.49 infrastructure)

Arrival gateway (employment, park and ride, hotel, 12.3 30.39 bus stop)

Primary school To be agreed*

Mix use block (local retail) 0.6 1.48

Open space* 51.23 126.59

Total development area 116.13 286.96

Other open space* 40.87 100.99

Total site area 157 387.95

66 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK 1

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 67 Arrival Gateway

The north west corner of the Site should form the new arrival gateway to Forfar. It could provide a focal point just off the A90. At present, the first building visitors encounter when arriving in Forfar is a McDonald’s Restaurant. There is considerable scope to improve this entrance through a mix of land uses and signage to fully promote Forfar. The sense of arrival produced by the gateway will draw visitors and businesses to the area, as well as welcoming residents home.

68 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK 1 2 1. Re located A90 Interchange 2. Connections to the wider pedestrian/ cycle routes 3 3. Signage 4 5 6 4. Electric car charging 5. Gateway development 7 8 9 6. Cycle hire 10 7. Wayfinding 8. Park and Ride 9. Potential Hotel 10. Employment

1 1 Land use 2 Connections to the surrounding area

Park and ride Employment Hotel Residential Public art

The arrival gateway will integrate a park and ride, and employment uses, and form the start of the green network which permeates across the Site. Feedback from the Public Consultation suggested that a hotel would be beneficial to Forfar, to provide accommodation for visitors, a venue for weddings and jobs for the local residents.

Wayfinding and interpretation boards will 2 provide information on the history of the Forfar, including the Scheduled Ancient Monument and directions to the woodland and local walks. The green network will also provide sustainable travel routes by linking the gateway with the potential primary school and local shops.

The park and ride area will include sustainable transport options such as buses into Forfar and also to Dundee and Aberdeen, electric car charging points, cycle parking/hire and linkages to the pedestrian and cycle paths throughout the Site and the wider area.

The transport connections will make Forfar an accessible destination for employment, and the new business uses within the Site will strengthen the vitality of the existing employment provision at Orchardbank.

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 69 Landscape and Green Infrastructure

An important component of the concept will be the retention and enhancement of locally distinctive features; incorporating them into a landscape framework. This will comprise a mosaic of green and blue infrastructure, as well as historically important features. This framework will support community benefits and define new development, whilst connecting the surrounding community with nature.

Key landscape design principles: »» Establish greenways which provide links between habitats and incorporate pedestrian and cycle routes. »» Connect greenways to the surrounding network of Core Paths (Paths For All). »» Establish woodland planting, particularly to the south of the Site, in order to soften the edges of the proposed built form. »» Integrate opportunities for enhanced ecology throughout the proposed development. »» Provide a range of open spaces, including natural, semi natural and managed spaces. »» Create opportunities for a range of 1 Scheduled Ancient Monument Park recreational activities from passive to active. 2 SuDS detention ponds »» Ensure that green spaces are connected to 3 Allotments create wildlife corridors. 4 Existing woodland »» Incorporate a full range of children’s play 5 Woodland planting areas in the landscape. 6 Ecology park »» Use planting to reduce the visual impact 7 Sports pitches of the development while opening up new vistas and views. 8 Structural planting »» Retain existing watercourses, and design 9 Retained landscape an attractive and functional SuD System, Community green space which also provides ecological services. Landscaped streets »» Improve the visual and ecological links with Pedestrian and cycle routes the surrounding area. Linear Park (PRoWs) »» Design a series of tree lined streets, connecting community green spaces. Woodland walk Play

70 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK 1

2

8

3

6 7 8 4 Scheduled Ancient Monument Park 5 SuDS detention ponds Allotments Existing woodland Woodland planting Ecology park Sports pitches Structural planting Retained landscape

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 71 Landscape and Green Infrastructure

Open Space Retained Ecology Woodland Planting The masterplan proposes a hierarchy of Existing vegetation will be retained where it Pockets of woodland planting are proposed open spaces, linked by green corridors. is of high ecological value, in good condition throughout the proposed development. These spaces will provide opportunities for or of a high visual quality. Retained A new woodland greenway will define leisure, recreation, species diversity and vegetation includes woodlands, trees, the southern edge, connecting existing nature conservation. wetland habitats associated with ponds, and woodland adjacent to the A90 with Dundee hedges will be retained within the gardens Road. This will incorporate a pedestrian The open spaces form part of a green of the new homes, or the streetscape and and cycle route and community facilities, network that includes the Scheduled open spaces. including: allotments, orchards and sport Ancient Monument, wetland, street trees, pitches. Moreover, planting will soften greenways, private gardens, buffer planting Sustainable urban Drainage the proposed built form along the southern and surface drainage corridors. The network Systems (SuDS) edge of the proposed development, where will not only improve biodiversity, but also The proposed masterplan retains existing landscape impact is at its greatest. the safe movement of pedestrians and drainage ditches which traverse the Site. cyclists between open spaces. Where possible, these will be incorporated Orchards into an attractive and functional SuD Pockets of woodland planting could also Scheduled Ancient Monument Park System. This may also offer the opportunity include native orchard planting. The Monuments will sit within a large new to enhance biodiversity through the park. At a later design stage, opportunities introduction of associated planting. Topography Working with the Site’s natural topography, to enhance the quality of the environment, Strong topographical features serve to drainage will be directed, and filtrated contributing to its landscape setting will define the landscape character. The towards Forfar Loch. be investigated, subject to discussions masterplan approach has regard for with Historic Scotland. The design of the topography in a number of ways: park may be the result of a further public Detention ponds will cater for additional runoff attenuation, improving runoff quality. consultation process. »» Ensuring streets traverse or cut across Where possible, these will be enhanced into gradients of greater than 1 in 12. an area of ecological value (a wetland). Play »» Having regard for views into and Play areas will be an important aspect of the out of the Site and orientating key New Planting plan. Play will take advantage of the natural buildings, streets and frontages to A strategic planting scheme will be opportunities offered by the Site. Provision maximise character and legibility will cater for toddlers, juniors and teenagers. developed to reinforce existing woodlands and hedgerows, enhancing the existing »» Siting SuDS attenuation ponds at the lowest points of the Site. Core Paths green network and integrating new and existing planting. Core Path 301 will be enhanced and incorporated into a greenway featuring new planting, ecology enhancement, SuDS, improved surfacing, signage and interpretation.

72 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Wetlands Play Community greenspace

Safe, varied and direct walking and Allotments Parkland cycling routes

Landscaped streets SuDS Orchards

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 73 Exist. school Connections and Movement

A key objective has been to identify a Vehicle access number of potential links to the surrounding There is the potential to accommodate access to the Site area, including: from Glamis Road (A94) at several locations , for example:

Westfield Loan »» Vehicle, pedestrian, cycle and »» From the A90 roundabout, adjacent to McDonalds. Glamis Rd (A49) possibly public transport access from »» From a point approximately 330m east of this Council Glamis Road and Westfield Loan. roundabout, opposite existing residential properties offices »» Separate pedestrian/cycle access fronting Glamis Road. A new junction at this point from Glamis Road, Westfield Loan and would be carefully designed to incorporate a new Dundee Road. community space. »» Improved pedestrian/cycle route, and bridleway following Core Path There is also the potential to accommodate further points 301. Connecting the Site with: of access from Westfield Loan: Orchardbank and Forfar Loch Country Park to the north, and a network of »» One point of access could be from the junction with paths connecting to Balmashanner Hill Old Halkerton Road. Junction design at this point to the south. would direct traffic through the Site. This would »» A new pedestrian/cycle route, circumnavigate the northern stretch of Westfield following the southern edge of the Loan, where the carriageway in narrower. proposed development, from Dundee »» A second access point would be needed to serve Road to Glamis Road. Connecting approximately 50 new homes in the north eastern the surrounding movement network corner of the Site, close to the junction of Westfield with the proposed development, Loan and Glamis Road. incorporating: woodland planting, Core Path 301 and community spaces. Access to the Site would be subject to road improvements to be agreed through consultation with the local roads authority and detailed through any future transport

assessment. Dundee Rd (A932)

Pedestrian and Cycle Access A90 The Site benefits from a multitude of potential pedestrian Main vehicle routes and cycle access points. Access via Core Path 301 will Secondary streets be retained and enhanced. New footpaths at Glamis and Shared surface streets Dundee Road will be investigated during later design stages in order to connect the Site with the wider network Core Paths of pedestrian and cycle links. Woodland path Pedestrian/ cycle paths Pedestrian and cycle routes will be integrated throughout the development. Separate pedestrian and cycle routes Existing bus stops are also proposed. Proposed bus stops Potential to relocated the A90 interchange 400m walking distances

74 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Exist. school

Westfield Loan Glamis Rd (A49)

Council offices

Dundee Rd (A932) A90

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 75 Street Hierarchy

The proposed development Shared Surface : This will be built on a simple would act as the principal hierarchy of streets means of access for the (essentially ‘Connectors’ majority of homes within and ‘Links’), which promotes the site. The streets will pedestrian and cycle be designed in order to priority. Street design will slow traffic and, therefore, be directed by principles maximise the potential for included in Designing play and social engagement. Streets (2010). Drives: A series of drives Main Route(s): The main will be created along the ‘connectors’ will aim to serve edge of the development, the majority of vehicular adjacent to areas of traffic. These routes will be landscape. These will be a capable of accommodating shared surface, designed a potential bus route. On to have a softer, informal street parking may be quality with materials similar accept-able. New and to gravel. existing landscape features such as, street trees and Mews: The shared surface SuDS will be common. routes will establish intimate Various design methods will spaces for pedestrians and be introduced to promote slow-moving vehicles. reduced vehicle speeds, including: reducing street Parking Squares and dimensions at pinch points, Courts: These spaces are Formal on street parking forward visibility reduction, an important element of physical features and both the movement network material change. and the public realm. The parking squares will be ‘Links’ (Secondary designed as squares into Streets): The character of which cars can readily these streets may be similar access. They will contain to the main routes, in that other activities such as they will also accommodate informal areas of play and footways in order to places to sit. separate pedestrians. However, these have narrower carriageways (as they are not envisaged as bus routes), would be informal in character, and with vehicle parking to the front of properties.

Reducing street dimensions

76 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Methods to reduce vehicle speeds as defined by Designing Street:

Street dimensions – can have a significant influence on speeds. Keeping lengths of street between junctions short is particularly effective.

Reductions in forward visibility – are associated with reduced driving speeds.

Changes in priority/or no priority – at junctions. This can be used to disrupt flow and therefore bring overall speeds down.

Physical features – involving vertical or horizontal deflection can be very effective in reducing speed.

Materials – can reduce speed by both visual perception and by physical characteristics, such as cobbled surfaces.

Multifunctional spaces

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 77 Phasing Strategy

The proposed masterplan represents a long term strategy for Forfar. As such, the potential development of this Site would be implemented in a series of distinct phases. An indicative phasing strategy for its delivery has been considered, and presented.

In the short term, the proposed masterplan could help meet the identified housing need across Forfar, by delivering up to 300 homes in Phase 1.

Access to Phase 1 will be from Westfield Loan and Glamis Road. Associated landscape would be agreed at later design stages and delivered alongside housing development.

Phase 2 will include housing associated with the main street connection across the Site. It is anticipated that this phase could deliver a further 290 homes and potentially a site for a new primary school should it be required. Again, associated landscape would be agreed at later design stages and delivered alongside housing development.

The remainder of the Site would be built out in line with market considerations and Council guidance.

Phase 1 Phase 2 (Future) Other Phase

Phasing Approx. Hectares Approx. Acres Approx. New homes

Phase 1 11.86 29.30 300

Phase 2 11.55 28.54 290

Other phases (residential) 28.4 70.17 To be agreed

Other phases (arrival gateway) 12.3 30.39 To be agreed

Other phases (mixed use block) 0.6 1.48 To be agreed

78 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 79 Delivery

The key to a masterplan being fit for purpose »» Ownership – Those parts of the »» Deficit Funding – No public funding is its deliverability. The proposals included Site that are required to deliver a would be necessary to make the Site in this framework and masterplan have significant scale of development economically viable for residential evolved with this in mind. The development are in the control of two leading development. needs of each landowner have informed Scottish based housebuilders. Each »» Marketability – As discussed at the indicative layout, phasing strategy and contributes significantly to the the last Local Plan Inquiry, the Site development principles. This approach economy of Angus. A portion of the is the prime market opportunity in ensures the masterplan can be delivered. Site at its north western edge is in the Forfar being an attractive and visually control of a third, local housebuilder. contained Site, capable of addressing PAN 2/2010 Affordable Housing All three developers have an agreed all sectors of the housing market. It and Housing Land Audit, defines the partnership for the promotion and can therefore be developed in the effectiveness of Sites by reference to a delivery of development on the Site. period of the Plan. range of headings. The Westfield Site in this »» Physical – The Site is free from »» Infrastructure – The Site can be context. constraints related to slope, aspect, serviced without abnormal cost. Some flood risk and ground stability. It improvements are likely to be required is also capable of vehicular access in the future to local primary school from the surrounding road network. capacity. There are no major water In this regard, the TAYplan Main infrastructure capacity implications. Issues Report (MIR), in assessing the »» Land Use – Residential-led mixed Westfield Site in Annex A, noted that: use development is promoted as the »» Road and public transport preferred use of the land in planning improvements, public transport terms. services /interchange and foot/cycle route facilities would all be required in common with any large greenfield site; »» The site is not located on land protected by the HSE; and »» The site is not in an area of tidal/ flood risk or liable to frequent flash flooding/poor drainage. »» Contamination – Previous use of the Site has been almost exclusively agriculture, and has not resulted in contamination of the Site.

80 WESTFIELD FORFAR:MASTERPLANNING FRAMEWORK Initial sketch layout ideas

WESTFIELD FORFAR: MASTERPLANNING FRAMEWORK 81

Housing Land Supply in the West Angus Housing Market Area

Previous Completions

Over the past 20 years housing completions, over all tenures, have averaged 82 units per annum within the West Angus Housing Market Area and 42 units per annum within Forfar. This annual build rate is shown in Figure 1 for sites of 5 houses or more.

Figure 1 – Previous Completions

However, this average build rate masks significant differences. The highest annual completion rate within the Housing Market Area was 174 units in 1995, although 154 units were achieved in 2009. The lowest level of completions was in 2001 – 33 units. In Forfar the greatest number of houses built in any one year was 88 units in 2008 yet within a few years the lowest recorded completions was in 2012 when only 1 house was built.

Analysis of the last 20 years house building activity clearly takes reveals times when the housing market was both buoyant and also in recession, including the last few years of the ‘downturn’. However, there are indications of ‘market recovery’ and there is no doubt that Forfar, in particular, could sustain a healthy housing market over all tenures.

TayPlan Housing Delivery Framework

Recently approved by Scottish Ministers, TayPlan provides the strategic planning guidance for Angus. For the West Angus Housing Market Area the plan seeks to provide a framework to allow a minimum of 90 houses per annum to be constructed. The plan states that “average build rates are illustrated annually to assist the understanding of what the scale of housing is for communities. These are only averages and the period in which these build rates should be achieved is over the first 12 years of the Plan (from 2012), not annually. It is anticipated that within the first 12 year period build rates will be lower than the average in the early period and greater in the later period.” As will be discussed later this lower rate of completions has characterised the first two years of the strategic plan period.

Forfar is identified as having “the potential to make a major contribution to the regional economy.” Kirriemuir is identified as having a more “modest role in the local economy.”

It is clear that from previous build rates that, 90 houses per annum is clearly sustainable within the Market Area with Forfar playing a prominent role if the right sites in the right location are selected in the forthcoming Local Development Plan.

Existing Supply and Expected Programming

In December 2013 Angus Council finalised the 2013 Angus Housing Land Audit. The document sets out all known allocated housing sites and seeks to estimate when completions could be expected from each site. The Council recognises that not all sites identified in the Local Plan will deliver housing and the Audit is therefore an important tool when considering future allocations to meet the aspirations of TayPlan.

It is worth noting that the Main Issues Report assumed that 225 houses would be completed in 2012 and 2013 within the West Angus Housing Market Area. However, in reality only 102 houses were realised, more than half of what was estimated (38 in 2012 and 64 in 2013). This has led to an urgent review of what constitutes an effective housing site capable of making a meaningful contribution to the TAYplan’s vision of housing supply.

Having carefully reviewed and assessed the existing housing land supply within the Market Area, the Muir Group and Scotia Homes as well as Homes for Scotland are extremely concerned that the vision set out in TayPlan is in danger of not being delivered. A number of sites, particularly within Forfar are, as of April 2013, considered to be non‐effective and cannot be relied upon to deliver housing in the short to medium term. This includes sites that have recently been marketed but have failed to attract potential purchasers.

Figure 2 – Estimated Programming of Existing Housing Sites

It is clear from Figure 2 that the expected output from existing housing sites will significantly fail to fulfil the strategic framework provided by TayPlan, with only a projected output of 402 houses up to 2019/20 against a TayPlan vision of 630 for this 7 year period. It worth noting that TayPlan expects any shortfalls in annual build rates (below 90) to result in an accelerated build rate in later years. A framework must be put in place to allow this to happen.

Conclusions

As the principal settlement within the West Angus Housing Market Area, Forfar will have a key role in the delivery of new homes. Previous completion rates have varied significantly over the years with only 1 house having been completed in the town in 2012. However, with signs of recovery in the housing market it is considered that Forfar is ideally placed to make a major contribution to the regional economy as set out in the recently approved TayPlan.

Careful analysis of the existing supply reveals that Forfar’s potential to aid economic recovery is being held back through lack of effective housing land supply. The framework for housing delivery, as set out in TayPlan, cannot be met without significant effective additions to the existing supply. Westfield, under the ownership of Muirs and Scotia Homes represents the best opportunity to meet the vision and ambitions of Angus Council.

Westfield, South West Forfar Signals Report

March 2014

Prepared for: Prepared by:

Muir Homes and Scotia Homes Transport Planning Ltd Forsyth House 93 George Street Edinburgh EH2 3ES

www.tranplanworld.co.uk

Signals Report

Contents Page

1. INTRODUCTION 2 Background 2 2. TRAFFIC SIGNAL ASSESSMENT 3 A926 Dundee Loan/ A94 Glamis Road/ West High Street Traffic Signals 3 LINSIG results 4 Summary 5

Contents Signals Report

1. INTRODUCTION

Background

1.1 Transport Planning Ltd has been appointed by Muir Homes and Scotia Homes to undertake a traffic signal assessment in relation to development at Westfield, South West Forfar.

1.2 The following section of this short report outlines the methodology and work undertaken to report on this task.

2

Signals Report

2. TRAFFIC SIGNAL ASSESSMENT

A926 Dundee Loan/ A94 Glamis Road/ West High Street Traffic Signals

2.1 A classified junction survey was undertaken on Wednesday 26 June 2013. The weekday AM and PM peak hours were extracted from the junction survey and found to occur between 0800 and 0900 and between 1630 and 1730. The turning movements at the junction during these two peak hours are shown in Diagram 1 of Appendix A. The 2013 traffic count data was fully classified by vehicle type, with HGVs and PCVs shown in Diagram 2. This has allowed the count data to be converted into standard Passenger Car Units (PCU’s) for the purposes of assessment as shown in Diagram 3.

2.2 It is assumed that 300 units will be completed on the Westfield development by 2018 so this year has been assumed for the future year scenario and a ‘low’ growth factor between the years of 2013 and 2018, which corresponds to an overall growth factor of approximately 1.051%, has been applied to the 2013 flows to give 2018 predicted traffic flows. The 2018 weekday AM and PM projected traffic flows are shown in Diagram 4.

2.3 An interrogation of the TRICS database for Land Use ‘03 – Residential’ and Category A ‘Housing Privately Owned’ was undertaken and this resulted in the (relatively high and therefore robust) vehicle trip rates as shown in Table 1 below. Table 1 – Proposed Vehicle Trip Rates People Trip Rates Time Period Land Use Arrive Depart Total Weekday AM Peak (0800- Houses Privately Owned 0.200 0.650 0.850 0900) Weekday PM Peak (1700- Houses Privately Owned 0.650 0.200 0.850 1800)

2.4 The use of a gravity model methodology is normally considered appropriate for establishing a distribution pattern for new vehicular trips generated by residential development, however in this instance it has been assumed that the vehicular traffic will be distributed as per Table 2 below. Table 2 – Vehicular Trip Distribution Route % A90 50.0 A926 Craig O’Loch Road 15.0 West High Street 20.0 A926 Dundee Loan 15.0

2.5 The generated traffic flows for the proposed 300 unit residential development during the weekday AM and PM peak hours are shown in Diagram 5.

2.6 The proposed residential development trips as laid out above have then been added to the 2018 Projected traffic flows to create 2018 Projected + Proposed Residential Development generated traffic flows for the weekday AM and PM peak periods and are shown in Diagram 6.

3

Signals Report

2.7 The performance of the traffic signals in LINSIG has been measured using the following standard outputs - Degree of Saturation (DoS), Mean Maximum Queue (MMQ), Total Delay (Delay) and Practical Reserve Capacity (PRC).

2.8 The scenarios that have been tested are as follows.

1. 2013 weekday AM Peak surveyed 2. 2018 weekday AM Peak projected 3. 2018 weekday AM Peak projected + proposed residential development (300 units) 4. 2013 weekday PM Peak surveyed 5. 2018 weekday PM Peak projected 6. 2018 weekday PM Peak projected + proposed residential development (300 units)

LINSIG results

2.9 The existing layout of the A926 Dundee Loan/ A94 Glamis Road/ A926 Craig O’Loch Rd/ West High Street traffic signal junction is shown in Sketch TP134/SK/01 contained in Appendix B. The traffic signals have a maximum of 4 stages per cycle, which includes a full pedestrian stage, and a maximum cycle time not exceeding 120 seconds. During the traffic surveys, the pedestrian stage was called 15 times during the weekday AM peak hour and 21 times during the weekday PM peak hour. This equates to 1 every 2 cycles and 2 every 3 cycles during the respective peak hours. The LINSIG results for scenarios 1 to 6 are summarised in Table 3 below. Table 3 – Summary of LINSIG Analysis Results (A926 Dundee Loan/ A94 Glamis Rd/ A926 Craig O’Loch Rd/ West High St Traffic Signals)

A926 Dundee Loan A94 Glamis Rd A926 Craig O’Loch Rd West High St Total Total Total Total DoS MMQ DoS MMQ DoS MMQ DoS MMQ PRC Delay Delay Delay Delay (pcu/h (pcu/h (pcu/h (pcu/h Scenario (%) (pcu) (%) (pcu) (%) (pcu) (%) (pcu) (%) r) r) r) r) LS LS LS 62.7 7.2 3.3 52.1 10.7 3.6 43.6 5.1 2.2 39.0 6.9 2.3 43.5 1 R 2.1 0.9 R 0.4 0.2 R 6.8 3.0 22.2 4.2 56.6 LS LS LS 64.3 7.5 3.5 55.4 11.6 3.8 45.9 5.4 2.4 2 42.7 7.5 2.5 40.0 R 2.2 1.0 R 0.4 0.2 R 7.2 3.3 22.7 4.6 59.5 LS LS LS 69.1 8.1 3.9 62.3 13.9 4.5 48.0 5.5 2.4 46.3 7.7 2.6 30.2 3 R 2.2 1.0 R 1.0 0.4 R 7.8 3.6 23.3 11.8 64.9 LS LS LS 77.1 8.0 4.3 60.6 13.3 4.4 78.4 11.6 5.6 4 72.1 12.8 4.8 14.8 R 3.8 1.9 R 0.7 0.3 R 7.8 3.5 45.9 9.2 59.8 LS LS LS 81.2 8.9 4.9 63.7 15.5 4.8 82.4 12.9 6.3 80.2 15.6 6.0 9.2 5 R 4.2 2.0 R 0.8 0.3 R 8.4 3.7 48.4 10.1 62.9 LS LS LS 88.1 13.1 7.2 65.7 15.9 5.0 88.2 14.8 7.6 87.6 18.1 7.6 2.1 6 R 4.3 1.9 R 1.0 0.4 R 10.8 4.9 45.5 13.5 75.4

4

Signals Report

Summary

2.10 The assessment indicates that the junction operates satisfactorily during the weekday morning and evening peak periods with a maximum DoS of 88.2% and an associated mean maximum queue of 15 PCUs occurring on the ahead and left turn lane of the A926 Craig O’Loch Road approach during the evening peak period.

2.11 The LINSIG output is contained in Appendix C.

5

Signals Report

APPENDIX A

6

Weekday AM Peak hour 0800-0900 A926 Craig O'Loch Road

377 324

5 4

181 104 39 183 8 190 0 0 387 3 14 292 A94 Glamis Road A94 Glamis Road West High Street 0 977 0 0 391 27 266 190 7 49 20 167 63

5 3

0 0 250 167

Site Access A926 Dundee Loan

Weekday PM Peak hour 1630-1730 A926 Craig O'Loch Road

433 525

7.4 8.3

225 224 76 196 10.6 227 0 0 453 2.5 30 407 A94 Glamis Road A94 Glamis Road West High Street 0 1322 0 0 434 76 344 181 8 87 28 161 104

5.7 3.6

0 0 293 341

Site Access A926 Dundee Loan

TITLE Westfield Site, Forfar Diagram Potential Residential Release

2013 Existing Traffic Flows (Vehs) Weekday AM and PM Peak Hours 08:00-09:00 and 1630-1730 1 Weekday AM Peak hour 0800-0900 A926 Craig O'Loch Road

16 25

14 7 4 8 25 0 0 36 3 31 A94 Glamis Road A94 Glamis Road West High Street 0 82 0 0 25 3 21 10 8 1 5 2

0 0 8 18

Site Access A926 Dundee Loan

Weekday PM Peak hour 1630-1730 A926 Craig O'Loch Road

13 15

5 8 2 10 9 0 0 20 1 17 A94 Glamis Road A94 Glamis Road West High Street 0 42 0 0 11 0 7 4 3 2 3 6

0 0 11 12

Site Access A926 Dundee Loan

TITLE Westfield Site, Forfar Diagram Potential Residential Release

2013 Existing Traffic Flows (HGVs) Weekday AM and PM Peak Hours 08:00-09:00 and 1630-1730 2 Weekday AM Peak hour 0800-0900 A926 Craig O'Loch Road

393 349

195 111 43 191 0 215 0 0 0 423 17 323 A94 Glamis Road A94 Glamis Road West High Street 0 1059 0 0 0 416 30 287 0 200 57 0 0 21 172 65

0 0 258 185

Site Access A926 Dundee Loan

Weekday PM Peak hour 1630-1730 A926 Craig O'Loch Road

446 540

230 232 78 206 0 236 0 0 0 473 31 424 A94 Glamis Road A94 Glamis Road West High Street 0 1364 0 0 0 445 76 351 0 185 90 0 0 30 164 110

0 0 304 353

Site Access A926 Dundee Loan

TITLE Westfield Site, Forfar Diagram Potential Residential Release

2013 Existing Traffic Flows (PCUs) Weekday AM and PM Peak Hours 08:00-09:00 and 1630-1730 3 2018 1.051 2013 Weekday AM Peak hour 0800-0900 A926 Craig O'Loch Road

413 366.8

205 117 45 201 0 226 0 0 0 444.6 18 339.5 A94 Glamis Road A94 Glamis Road West High Street 0 1113 0 0 0 437.2 32 301.6 0 210 60 0 0 22 181 68

0 0 271.2 194.4

Site Access A926 Dundee Loan

Weekday PM Peak hour 1630-1730 A926 Craig O'Loch Road

468.7 567.5

242 244 82 217 0 248 0 0 0 497.1 33 445.6 A94 Glamis Road A94 Glamis Road West High Street 0 1434 0 0 0 467.7 80 368.9 0 194 95 0 0 32 172 116

0 0 319.5 371

Site Access A926 Dundee Loan

TITLE Westfield Site, Forfar Diagram Potential Residential Release

2018 Projected Traffic Flows (PCUs) Weekday AM and PM Peak Hours 08:00-09:00 and 1630-1730 4 15.00%

Weekday AM Peak hour 0800-0900 A926 Craig O'Loch Road

29 9

9 0 0 29 50.00% 0 39 20.00% 30 30 97.5 97.5 29 39 A94 Glamis Road A94 Glamis Road West High Street 255 118.5 98 0 30 30 0 12 30 12 0 98 98 9 0 0 Residential 300 units Total Trip Rate Trips In 0.200 60 60 Out 0.650 195 195 195 60 9 29

Site Access A926 Dundee Loan

15.00%

15.00%

Weekday PM Peak hour 1630-1730 A926 Craig O'Loch Road

9 29

29 0 0 9 50.00% 0 12 20.00% 98 98 30 30 9 12 A94 Glamis Road A94 Glamis Road West High Street 255 98.25 30 0 98 98 0 39 98 39 0 30 30 29 0 0 Residential 300 units Total Trip Rate Trips In 0.650 195 195 Out 0.200 60 60 60 195 29 9

Site Access A926 Dundee Loan

15.00%

TITLE Westfield Site, Forfar Diagram Potential Residential Release

Proposed Residential Development Traffic Flows (PCUs) Weekday AM and Peak Hours 08:00-09:00 and 1630-1730 5 Weekday AM Peak hour 0800-0900 A926 Craig O'Loch Road

442.3 375.8

214 117 45 230 0 265 30 30 97.5 542.1 47 378.5 A94 Glamis Road A94 Glamis Road West High Street 255 1232 98 0 30 467.2 32 313.6 30 222 60 98 98 31 181 68

195 60 280.2 223.7

Site Access A926 Dundee Loan

Weekday PM Peak hour 1630-1730 A926 Craig O'Loch Road

477.7 596.8

271 244 82 226 0 260 98 98 30 527.1 42 457.6 A94 Glamis Road A94 Glamis Road West High Street 255 1532 30 0 98 565.2 80 407.9 98 233 95 30 30 61 172 116

60 195 348.8 380

Site Access A926 Dundee Loan

TITLE Westfield Site, Forfar Diagram Potential Residential Release

2018 Projected + Proposed Residential Development Traffic Flows (PCUs) Weekday AM and PM Peak Hours 08:00-09:00 and 1630-1730 6 Signals Report

APPENDIX B

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Signals Report

APPENDIX C

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Basic Results Summary Basic Results Summary

User and Project Details Project: Westfield, Forfar Title: Potential Residential Release Location: File name: Glamis Road_West High Street AM 130815.lsg3x

Author: Stuart

Company: TPL Address: Notes:

Scenario 1: 'Scenario 1' (FG1: '2013 Weekday AM Peak', Plan 1: 'Network Control Plan 1') Network Layout Diagram

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C 1 1 C 2 Arm 7 - West High Street Exit Arm 1 - A94 Glamis Road

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Basic Results Summary

Lane Saturation Flows Junction: Glamis Road/ West High Street Lane Turning Flared Sat Nearside Allowed Turning Sat Flow Lane Width Gradient Radius Flow Lane Turns Prop. (PCU/Hr) (m) (m) (PCU/Hr) Arm 6 Left 20.00 47.0 % 1/1 3.00 0.00 Y Arm 7 1850 1850 (A94 Glamis Road) Inf 53.0 % Ahead 1/2 3.00 0.00 N Arm 8 Right 10.50 100.0 % 1798 1798 (A94 Glamis Road) Arm 7 Left 10.50 27.9 % 2/1 3.00 0.00 Y Arm 8 1842 1842 (A926 Craig O'Loch Road) Inf 72.1 % Ahead

2/2 3.00 0.00 N Arm 5 Right 10.50 100.0 % 1798 1798 (A926 Craig O'Loch Road) Arm 5 Inf 69.7 % Ahead 3/1 3.65 0.00 Y 1925 1925 (West High Street) Arm 6 Right Inf 10.5 % Arm 8 Left 10.50 19.9 %

Arm 5 Left 15.00 10.9 % 4/1 3.00 0.00 Y Arm 6 1894 1894 (A926 Dundee Loan) Inf 89.1 % Ahead

4/2 3.00 0.00 N Arm 7 Right 10.50 100.0 % 1798 1798 (A926 Dundee Loan) 5/1 Infinite Saturation Flow Inf Inf (A94 Glamis Road Exit Lane 1)

6/1 (A926 Craig O'Loch Road Exit Infinite Saturation Flow Inf Inf Lane 1) 7/1 Infinite Saturation Flow Inf Inf (West High Street Exit Lane 1)

8/1 Infinite Saturation Flow Inf Inf (A926 Dundee Loan Exit Lane 1)

Basic Results Summary Network Results Turners Av. Mean Total Arrow Demand Deg Turners Turners In Total Lane Lane Full Arrow Num Sat Flow Capacity When Delay Max Item Green Green Flow Sat In Gaps Intergreen Delay Description Type Phase Phase Greens (pcu/Hr) (pcu) Unopposed Per PCU Queue (s) (s) (pcu) (%) (pcu) (pcu) (pcuHr) (pcu) (s/pcu) (pcu)

Network: Potential ------62.7% 47 0 0 15.4 - - Residential Release

Glamis Road/ West High ------62.7% 47 0 0 15.4 - - Street

A94 Glamis 1/1 Road Left U C 2 99 - 406 1850 779 52.1% - - - 3.5 30.6 10.7 Ahead

A94 Glamis 1/2 O C 2 99 - 17 1798 409 4.2% 17 0 0 0.2 32.9 0.4 Road Right

A926 Craig 2/1 O'Loch Road U A 2 44 - 154 1842 353 43.6% - - - 2.2 51.9 5.1 Left Ahead

A926 Craig 2/2 O'Loch Road U A 2 44 - 195 1798 345 56.6% - - - 3.0 56.0 6.8 Right

West High 3/1 Street Ahead O D 2 99 - 287 1925 736 39.0% 30 0 0 2.3 28.8 6.9 Right Left

A926 Dundee 4/1 Loan Left U B 2 37 - 193 1894 308 62.7% - - - 3.3 62.5 7.2 Ahead

A926 Dundee 4/2 U B 2 37 - 65 1798 292 22.2% - - - 0.9 51.7 2.1 Loan Right

C1 PRC for Signalled Lanes (%): 43.5 Total Delay for Signalled Lanes (pcuHr): 15.45 Cycle Time (s): 240 PRC Over All Lanes (%): 43.5 Total Delay Over All Lanes(pcuHr): 15.45

Basic Results Summary Scenario 2: 'Scenario 2' (FG2: '2018 Weekday AM Peak Proj', Plan 1: 'Network Control Plan 1') Network Layout Diagram

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Arm 3 - West High Street Arm 5 - A94 Glamis Road Exit

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Total Traffic Delay: 16.6 pcuHr A

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Basic Results Summary

Lane Saturation Flows Junction: Glamis Road/ West High Street Lane Turning Flared Sat Nearside Allowed Turning Sat Flow Lane Width Gradient Radius Flow Lane Turns Prop. (PCU/Hr) (m) (m) (PCU/Hr) Arm 6 Left 20.00 47.1 % 1/1 3.00 0.00 Y Arm 7 1850 1850 (A94 Glamis Road) Inf 52.9 % Ahead 1/2 3.00 0.00 N Arm 8 Right 10.50 100.0 % 1798 1798 (A94 Glamis Road) Arm 7 Left 10.50 27.8 % 2/1 3.00 0.00 Y Arm 8 1842 1842 (A926 Craig O'Loch Road) Inf 72.2 % Ahead

2/2 3.00 0.00 N Arm 5 Right 10.50 100.0 % 1798 1798 (A926 Craig O'Loch Road) Arm 5 Inf 69.5 % Ahead 3/1 3.65 0.00 Y 1925 1925 (West High Street) Arm 6 Right Inf 10.6 % Arm 8 Left 10.50 19.9 %

Arm 5 Left 15.00 10.8 % 4/1 3.00 0.00 Y Arm 6 1894 1894 (A926 Dundee Loan) Inf 89.2 % Ahead

4/2 3.00 0.00 N Arm 7 Right 10.50 100.0 % 1798 1798 (A926 Dundee Loan) 5/1 Infinite Saturation Flow Inf Inf (A94 Glamis Road Exit Lane 1)

6/1 (A926 Craig O'Loch Road Exit Infinite Saturation Flow Inf Inf Lane 1) 7/1 Infinite Saturation Flow Inf Inf (West High Street Exit Lane 1)

8/1 Infinite Saturation Flow Inf Inf (A926 Dundee Loan Exit Lane 1)

Basic Results Summary Network Results Turners Av. Mean Total Arrow Demand Deg Turners Turners In Total Lane Lane Full Arrow Num Sat Flow Capacity When Delay Max Item Green Green Flow Sat In Gaps Intergreen Delay Description Type Phase Phase Greens (pcu/Hr) (pcu) Unopposed Per PCU Queue (s) (s) (pcu) (%) (pcu) (pcu) (pcuHr) (pcu) (s/pcu) (pcu)

Network: Potential ------64.3% 50 0 0 16.6 - - Residential Release

Glamis Road/ West High ------64.3% 50 0 0 16.6 - - Street

A94 Glamis 1/1 Road Left U C 2 98 - 427 1850 771 55.4% - - - 3.8 31.8 11.6 Ahead

A94 Glamis 1/2 O C 2 98 - 18 1798 390 4.6% 18 0 0 0.2 34.3 0.4 Road Right

A926 Craig 2/1 O'Loch Road U A 2 44 - 162 1842 353 45.9% - - - 2.4 52.4 5.4 Left Ahead

A926 Craig 2/2 O'Loch Road U A 2 44 - 205 1798 345 59.5% - - - 3.3 57.1 7.2 Right

West High 3/1 Street Ahead O D 2 98 - 302 1925 707 42.7% 32 0 0 2.5 30.0 7.5 Right Left

A926 Dundee 4/1 Loan Left U B 2 38 - 203 1894 316 64.3% - - - 3.5 62.6 7.5 Ahead

A926 Dundee 4/2 U B 2 38 - 68 1798 300 22.7% - - - 1.0 51.2 2.2 Loan Right

C1 PRC for Signalled Lanes (%): 40.0 Total Delay for Signalled Lanes (pcuHr): 16.57 Cycle Time (s): 240 PRC Over All Lanes (%): 40.0 Total Delay Over All Lanes(pcuHr): 16.57

Basic Results Summary Scenario 3: 'Scenario 3' (FG3: '2018 Weekday AM Peak Proj + Prop Dev', Plan 1: 'Network Control Plan 1') Network Layout Diagram

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Arm 3 - West High Street Arm 5 - A94 Glamis Road Exit

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Total Traffic Delay: 18.5 pcuHr A

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Basic Results Summary

Lane Saturation Flows Junction: Glamis Road/ West High Street Lane Turning Flared Sat Nearside Allowed Turning Sat Flow Lane Width Gradient Radius Flow Lane Turns Prop. (PCU/Hr) (m) (m) (PCU/Hr) Arm 6 Left 20.00 46.5 % 1/1 3.00 0.00 Y Arm 7 1851 1851 (A94 Glamis Road) Inf 53.5 % Ahead 1/2 3.00 0.00 N Arm 8 Right 10.50 100.0 % 1798 1798 (A94 Glamis Road) Arm 7 Left 10.50 27.8 % 2/1 3.00 0.00 Y Arm 8 1842 1842 (A926 Craig O'Loch Road) Inf 72.2 % Ahead

2/2 3.00 0.00 N Arm 5 Right 10.50 100.0 % 1798 1798 (A926 Craig O'Loch Road) Arm 5 Inf 70.7 % Ahead 3/1 3.65 0.00 Y 1927 1927 (West High Street) Arm 6 Right Inf 10.2 % Arm 8 Left 10.50 19.1 %

Arm 5 Left 15.00 14.6 % 4/1 3.00 0.00 Y Arm 6 1887 1887 (A926 Dundee Loan) Inf 85.4 % Ahead

4/2 3.00 0.00 N Arm 7 Right 10.50 100.0 % 1798 1798 (A926 Dundee Loan) 5/1 Infinite Saturation Flow Inf Inf (A94 Glamis Road Exit Lane 1)

6/1 (A926 Craig O'Loch Road Exit Infinite Saturation Flow Inf Inf Lane 1) 7/1 Infinite Saturation Flow Inf Inf (West High Street Exit Lane 1)

8/1 Infinite Saturation Flow Inf Inf (A926 Dundee Loan Exit Lane 1)

Basic Results Summary Network Results Turners Av. Mean Total Arrow Demand Deg Turners Turners In Total Lane Lane Full Arrow Num Sat Flow Capacity When Delay Max Item Green Green Flow Sat In Gaps Intergreen Delay Description Type Phase Phase Greens (pcu/Hr) (pcu) Unopposed Per PCU Queue (s) (s) (pcu) (%) (pcu) (pcu) (pcuHr) (pcu) (s/pcu) (pcu)

Network: Potential ------69.1% 79 0 0 18.5 - - Residential Release

Glamis Road/ West High ------69.1% 79 0 0 18.5 - - Street

A94 Glamis 1/1 Road Left U C 2 101 - 495 1851 794 62.3% - - - 4.5 32.7 13.9 Ahead

A94 Glamis 1/2 O C 2 101 - 47 1798 398 11.8% 47 0 0 0.4 34.5 1.0 Road Right

A926 Craig 2/1 O'Loch Road U A 2 42 - 162 1842 338 48.0% - - - 2.4 54.2 5.5 Left Ahead

A926 Craig 2/2 O'Loch Road U A 2 42 - 214 1798 330 64.9% - - - 3.6 60.9 7.8 Right

West High 3/1 Street Ahead O D 2 101 - 314 1927 678 46.3% 32 0 0 2.6 29.9 7.7 Right Left

A926 Dundee 4/1 Loan Left U B 2 37 - 212 1887 307 69.1% - - - 3.9 66.1 8.1 Ahead

A926 Dundee 4/2 U B 2 37 - 68 1798 292 23.3% - - - 1.0 51.9 2.2 Loan Right

C1 PRC for Signalled Lanes (%): 30.2 Total Delay for Signalled Lanes (pcuHr): 18.48 Cycle Time (s): 240 PRC Over All Lanes (%): 30.2 Total Delay Over All Lanes(pcuHr): 18.48

Basic Results Summary Basic Results Summary

User and Project Details Project: Westfield, Forfar Title: Potential Residential Release Location: File name: Glamis Road_West High Street PM 130815.lsg3x

Author: Stuart

Company: TPL Address: Notes:

Scenario 1: 'Scenario 4' (FG1: '2013 Weekday PM Peak', Plan 1: 'Network Control Plan 1') Network Layout Diagram

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Total Traffic Delay: 24.7 pcuHr A

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Basic Results Summary

Lane Saturation Flows Junction: Glamis Road/ West High Street Lane Turning Flared Sat Nearside Allowed Turning Sat Flow Lane Width Gradient Radius Flow Lane Turns Prop. (PCU/Hr) (m) (m) (PCU/Hr) Arm 6 Left 20.00 46.6 % 1/1 3.00 0.00 Y Arm 7 1850 1850 (A94 Glamis Road) Inf 53.4 % Ahead 1/2 3.00 0.00 N Arm 8 Right 10.50 100.0 % 1798 1798 (A94 Glamis Road) Arm 7 Left 10.50 25.2 % 2/1 3.00 0.00 Y Arm 8 1849 1849 (A926 Craig O'Loch Road) Inf 74.8 % Ahead

2/2 3.00 0.00 N Arm 5 Right 10.50 100.0 % 1798 1798 (A926 Craig O'Loch Road) Arm 5 Inf 52.7 % Ahead 3/1 3.65 0.00 Y 1910 1910 (West High Street) Arm 6 Right Inf 21.7 % Arm 8 Left 10.50 25.6 %

Arm 5 Left 15.00 15.5 % 4/1 3.00 0.00 Y Arm 6 1886 1886 (A926 Dundee Loan) Inf 84.5 % Ahead

4/2 3.00 0.00 N Arm 7 Right 10.50 100.0 % 1798 1798 (A926 Dundee Loan) 5/1 Infinite Saturation Flow Inf Inf (A94 Glamis Road Exit Lane 1)

6/1 (A926 Craig O'Loch Road Exit Infinite Saturation Flow Inf Inf Lane 1) 7/1 Infinite Saturation Flow Inf Inf (West High Street Exit Lane 1)

8/1 Infinite Saturation Flow Inf Inf (A926 Dundee Loan Exit Lane 1)

Basic Results Summary Network Results Turners Av. Mean Total Arrow Demand Deg Turners Turners In Total Lane Lane Full Arrow Num Sat Flow Capacity When Delay Max Item Green Green Flow Sat In Gaps Intergreen Delay Description Type Phase Phase Greens (pcu/Hr) (pcu) Unopposed Per PCU Queue (s) (s) (pcu) (%) (pcu) (pcu) (pcuHr) (pcu) (s/pcu) (pcu)

Network: Potential ------78.4% 107 0 0 24.7 - - Residential Release

Glamis Road/ West High ------78.4% 107 0 0 24.7 - - Street

A94 Glamis 1/1 Road Left U C 3 139 - 442 1850 730 60.6% - - - 4.4 35.4 13.3 Ahead

A94 Glamis 1/2 O C 3 139 - 31 1798 337 9.2% 31 0 0 0.3 34.9 0.7 Road Right

A926 Craig 2/1 O'Loch Road U A 3 74 - 310 1849 395 78.4% - - - 5.6 64.8 11.6 Left Ahead

A926 Craig 2/2 O'Loch Road U A 3 74 - 230 1798 385 59.8% - - - 3.5 54.1 7.8 Right

West High 3/1 Street Ahead O D 3 139 - 351 1910 487 72.1% 76 0 0 4.8 49.7 12.8 Right Left

A926 Dundee 4/1 Loan Left U B 3 45 - 194 1886 251 77.1% - - - 4.3 79.9 8.0 Ahead

A926 Dundee 4/2 U B 3 45 - 110 1798 240 45.9% - - - 1.9 61.8 3.8 Loan Right

C1 PRC for Signalled Lanes (%): 14.8 Total Delay for Signalled Lanes (pcuHr): 24.73 Cycle Time (s): 360 PRC Over All Lanes (%): 14.8 Total Delay Over All Lanes(pcuHr): 24.73

Basic Results Summary Scenario 2: 'Scenario 5' (FG2: '2018 Weekday PM Peak Proj', Plan 1: 'Network Control Plan 1') Network Layout Diagram

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Basic Results Summary

Lane Saturation Flows Junction: Glamis Road/ West High Street Lane Turning Flared Sat Nearside Allowed Turning Sat Flow Lane Width Gradient Radius Flow Lane Turns Prop. (PCU/Hr) (m) (m) (PCU/Hr) Arm 6 Left 20.00 46.7 % 1/1 3.00 0.00 Y Arm 7 1850 1850 (A94 Glamis Road) Inf 53.3 % Ahead 1/2 3.00 0.00 N Arm 8 Right 10.50 100.0 % 1798 1798 (A94 Glamis Road) Arm 7 Left 10.50 25.2 % 2/1 3.00 0.00 Y Arm 8 1849 1849 (A926 Craig O'Loch Road) Inf 74.8 % Ahead

2/2 3.00 0.00 N Arm 5 Right 10.50 100.0 % 1798 1798 (A926 Craig O'Loch Road) Arm 5 Inf 52.6 % Ahead 3/1 3.65 0.00 Y 1910 1910 (West High Street) Arm 6 Right Inf 21.7 % Arm 8 Left 10.50 25.7 %

Arm 5 Left 15.00 15.7 % 4/1 3.00 0.00 Y Arm 6 1885 1885 (A926 Dundee Loan) Inf 84.3 % Ahead

4/2 3.00 0.00 N Arm 7 Right 10.50 100.0 % 1798 1798 (A926 Dundee Loan) 5/1 Infinite Saturation Flow Inf Inf (A94 Glamis Road Exit Lane 1)

6/1 (A926 Craig O'Loch Road Exit Infinite Saturation Flow Inf Inf Lane 1) 7/1 Infinite Saturation Flow Inf Inf (West High Street Exit Lane 1)

8/1 Infinite Saturation Flow Inf Inf (A926 Dundee Loan Exit Lane 1)

Basic Results Summary Network Results Turners Av. Mean Total Arrow Demand Deg Turners Turners In Total Lane Lane Full Arrow Num Sat Flow Capacity When Delay Max Item Green Green Flow Sat In Gaps Intergreen Delay Description Type Phase Phase Greens (pcu/Hr) (pcu) Unopposed Per PCU Queue (s) (s) (pcu) (%) (pcu) (pcu) (pcuHr) (pcu) (s/pcu) (pcu)

Network: Potential ------82.4% 112 0 1 28.0 - - Residential Release

Glamis Road/ West High ------82.4% 112 0 1 28.0 - - Street

A94 Glamis 1/1 Road Left U C 3 139 - 465 1850 730 63.7% - - - 4.8 37.1 15.5 Ahead

A94 Glamis 1/2 O C 3 139 - 33 1798 328 10.1% 32 0 1 0.3 35.8 0.8 Road Right

A926 Craig 2/1 O'Loch Road U A 3 74 - 326 1849 395 82.4% - - - 6.3 69.4 12.9 Left Ahead

A926 Craig 2/2 O'Loch Road U A 3 74 - 242 1798 385 62.9% - - - 3.7 55.4 8.4 Right

West High 3/1 Street Ahead O D 3 139 - 369 1910 460 80.2% 80 0 0 6.0 58.4 15.6 Right Left

A926 Dundee 4/1 Loan Left U B 3 45 - 204 1885 251 81.2% - - - 4.9 85.7 8.9 Ahead

A926 Dundee 4/2 U B 3 45 - 116 1798 240 48.4% - - - 2.0 62.7 4.2 Loan Right

C1 PRC for Signalled Lanes (%): 9.2 Total Delay for Signalled Lanes (pcuHr): 27.99 Cycle Time (s): 360 PRC Over All Lanes (%): 9.2 Total Delay Over All Lanes(pcuHr): 27.99

Basic Results Summary Scenario 3: 'Scenario 6' (FG3: '2018 Weekday PM Peak Proj + Prop Dev', Plan 1: 'Network Control Plan 1') Network Layout Diagram

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C 1 1 C 2 Arm 7 - West High Street Exit Arm 1 - A94 Glamis Road

Arm 3 - West High Street Arm 5 - A94 Glamis Road Exit

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Basic Results Summary

Lane Saturation Flows Junction: Glamis Road/ West High Street Lane Turning Flared Sat Nearside Allowed Turning Sat Flow Lane Width Gradient Radius Flow Lane Turns Prop. (PCU/Hr) (m) (m) (PCU/Hr) Arm 6 Left 20.00 46.5 % 1/1 3.00 0.00 Y Arm 7 1850 1850 (A94 Glamis Road) Inf 53.5 % Ahead 1/2 3.00 0.00 N Arm 8 Right 10.50 100.0 % 1798 1798 (A94 Glamis Road) Arm 7 Left 10.50 25.2 % 2/1 3.00 0.00 Y Arm 8 1849 1849 (A926 Craig O'Loch Road) Inf 74.8 % Ahead

2/2 3.00 0.00 N Arm 5 Right 10.50 100.0 % 1798 1798 (A926 Craig O'Loch Road) Arm 5 Inf 57.1 % Ahead 3/1 3.65 0.00 Y 1916 1916 (West High Street) Arm 6 Right Inf 19.6 % Arm 8 Left 10.50 23.3 %

Arm 5 Left 15.00 26.2 % 4/1 3.00 0.00 Y Arm 6 1866 1866 (A926 Dundee Loan) Inf 73.8 % Ahead

4/2 3.00 0.00 N Arm 7 Right 10.50 100.0 % 1798 1798 (A926 Dundee Loan) 5/1 Infinite Saturation Flow Inf Inf (A94 Glamis Road Exit Lane 1)

6/1 (A926 Craig O'Loch Road Exit Infinite Saturation Flow Inf Inf Lane 1) 7/1 Infinite Saturation Flow Inf Inf (West High Street Exit Lane 1)

8/1 Infinite Saturation Flow Inf Inf (A926 Dundee Loan Exit Lane 1)

Basic Results Summary Network Results Turners Av. Mean Total Arrow Demand Deg Turners Turners In Total Lane Lane Full Arrow Num Sat Flow Capacity When Delay Max Item Green Green Flow Sat In Gaps Intergreen Delay Description Type Phase Phase Greens (pcu/Hr) (pcu) Unopposed Per PCU Queue (s) (s) (pcu) (%) (pcu) (pcu) (pcuHr) (pcu) (s/pcu) (pcu)

Network: Potential ------88.2% 119 0 3 34.7 - - Residential Release

Glamis Road/ West High ------88.2% 119 0 3 34.7 - - Street

A94 Glamis 1/1 Road Left U C 3 141 - 486 1850 740 65.7% - - - 5.0 36.7 15.9 Ahead

A94 Glamis 1/2 O C 3 141 - 42 1798 312 13.5% 39 0 3 0.4 36.7 1.0 Road Right

A926 Craig 2/1 O'Loch Road U A 3 69 - 326 1849 370 88.2% - - - 7.6 83.9 14.8 Left Ahead

A926 Craig 2/2 O'Loch Road U A 3 69 - 271 1798 360 75.4% - - - 4.9 65.5 10.8 Right

West High 3/1 Street Ahead O D 3 141 - 408 1916 466 87.6% 80 0 0 7.6 67.2 18.1 Right Left

A926 Dundee 4/1 Loan Left U B 3 48 - 233 1866 264 88.1% - - - 7.2 111.2 13.1 Ahead

A926 Dundee 4/2 U B 3 48 - 116 1798 255 45.5% - - - 1.9 60.4 4.3 Loan Right

C1 PRC for Signalled Lanes (%): 2.1 Total Delay for Signalled Lanes (pcuHr): 34.66 Cycle Time (s): 360 PRC Over All Lanes (%): 2.1 Total Delay Over All Lanes(pcuHr): 34.66

Westfield, Forfar

Landscape Appraisal and Visual Analysis

June 2013

Revision P03

1.0 Introduction

The Paul Hogarth Company, Landscape Architects have been appointed to prepare a Landscape and Visual Appraisal for the land at Westfield, Forfar. The purpose of the assessment will be to evaluate the landscape character, visual quality, value, and resources of the study area and surrounding landscape in relation to the potential development of Westfield.

The report has been split into three broad sections. Firstly the existing baseline conditions of Westfield and the wider study area are described with respect to designations, landscape character, landscape resources and the visual amenity. The second section then identifies and assesses the study area in relation to local receptors within the wider landscape study area. The third section, with an understanding of the existing landscape and potential visual impacts, identifies the landscape and visual constraints and opportunities of the study area and provides recommendations for mitigation to reduce or remove negative impacts on the landscape and local receptors.

By broadly separating the sections the assessment aims to provide a clear statement about the existing landscape, ecological and environmental conditions and the impacts which development could have upon them, taking into account the following aspects:

impacts on the study area and existing condition; impacts on the surrounding area (wider study area); static experiences, e.g. at a viewpoint or settlement; and sequential experiences, e.g. when travelling through the area.

Desk studies for each topic were used to identify the current baseline condition, and to inform the fieldwork discussed within the report. Data sources included Ordnance Survey, topographic, geological and soil maps, as well as references specific to each topic. The baseline and impact assessment were established through field visits, and records were made in the form of field notes and photographs through extensive travel around the area carried out during late April 2013.

1 1.1 Baseline Information

Collation of information on the existing landscape and visual conditions (baseline information) is required to provide a robust foundation for predicting and assessing change in the landscape and the effects such change may have on the study area and its surroundings.

This section addresses the existing landscape & visual characteristics and quality of both Westfield and its local context. In reference to this assessment the ‘landscape’ refers to the understanding of the physical environment, encompassing the whole of the external environment and the components that combine to produce distinctive local character setting. The landscape components are addressed first followed by the visual components of the landscape.

The area of land under review at Westfield is located to the southwest of Forfar and is centred on grid reference NO444493. The study area is bounded to the north by the A94, Glamis Road, to the east by Westfield Loan. Westfield House and recently constructed houses adjacent also form a short boundary to this eastern edge. Its southern boundary consists of the farm and pedestrian track providing access to Halkerton and the A932 Dundee Road. The A90 forms the west boundary.

Location plan

2 Westfield in its entirety covers an area of approximately 130-140 hectares and is composed predominantly of agricultural fields with small pockets of mature mixed and coniferous woodland. Linear tree and shrub lines often associated with streams and ditches delineate existing field boundaries.

Glamis Road is particularly well delineated with a line of mature trees forming a strong edge to the north. This is further reinforced by other rows of trees extending perpendicular into the northern sections of the study area from the Glamis Road frontage.

View west along Glamis Road

To the east along Westfield Loan larger groups of tree cover are primarily found around Westfield House, especially on its southern boundary. Where trees are present along Westfield Loan these tend to be in intermittent, small linear lines along the east boundary, which gives way to a boundary wall extending towards Glamis road to the north. To the south of Westfield House a reasonably dense hedgerow bounds the study area along Westfield Loan towards the junction with Dundee Road.

View towards Westfield House

3 To the west, and along the A90 intermittent tree cover is visible with mature lines of poplars extending from Glamis Road into the northern sections of the study area providing a degree of intervisibility when viewed from this location. Further south along this boundary an area of young woodland coniferous planting adjacent to the trunk road provides a strong boundary.

View towards West boundary

Along the southern sections of the study area, where it meets Dundee Road, there is little vegetation along this boundary restricted only to perpendicular tree belts along the field boundaries. From here open views north across the agricultural landscape are evident.

Typical view from south boundary

Internally vegetation is generally restricted to single tree lines along field boundaries and farm tracks. Small areas of broadleaved tree and woodlands are visible and are generally associated with the existing SUDS ponds found to the northern sections of the study area, tree cover to Westfield House and along the western boundary adjacent to the A90.

4 1.2 Wider Landscape Study Area

Within the wider study area the extent of the landscape and visual envelop assessed within this report extends north towards the A926, east through Forfar towards Whitehills, west past the A90 and south towards the B9127/ A90. The study area is restricted to locations within 2- 3 kilometres from Westfield.

1.3 Land Use

From a distance, the Strathmore area appears as a broad, flat-bottomed valley enclosed by the Highland Foothills to the north and the rising sweep of the Sidlaws’ north facing dipslope to the south. Where estate planting survives, the Strath landscape is rich, textured and particularly colourful during spring and autumn. Where the trees have been lost it is an open and expansive landscape of rectangular fields punctuated with a scatter of large farmsteads. Changes to the landscape have occurred through the expansion of arable production and the consequential loss of hedgerows and hedgerow trees to create larger fields. This pattern of change has been uneven within the broad valley lowlands with some estates conserving the field structure and others creating a prairie-like appearance. These latter areas render other landscape features such as roads, traffic and buildings much more visible. The fertile nature of the lowland landscape and the consequent dominance of agriculture mean that woodland is fairly limited in extent.

1.4 Landscape Character

The Tayside landscape character assessment SNH Review No 122 (1999) confirms that there are 15 Landscape types within its study area. Westfield is located within the type No 10 Broad, Valley Lowland. This type is further sub divided into Landscape Units with Westfield located in the Strathallan Unit.

The Old Sandstone rocks of the Tayside Lowlands are comparatively soft and were subject to glacial erosion creating the lowland straths. The harder igneous rocks resisted erosion and resulted in the Sidlaw and Ochil hills.

At a local level glacial deposition has an important influence on landform, landuse, and character.

The landscape character assessment report offers landscape guidelines to provide a broad basis for development strategies. The overall aim should be to conserve and restore the characteristic landscape of hedged fields, hedgerow trees, avenues and policy woodlands.

5 With particular reference to development the following guidance is offered; Encourage new development to reinforce the existing settlement pattern. Encourage developers to use local building materials and to adopt local vernacular in respect of density, massing design colour and location. Avoid standard designs and layouts.

1.5 Topography

Locally, Westfield occupies a level of 120M AOD at its highest location and 60M AOD at its lowest and has a north westerly aspect. Generally sloping north its highest point is adjacent to the A932, Dundee Road to the southeast of Halkerton. There is a change of level of approximately 60 metres from south to north however, the majority of this slope occurs in the area between Halkerton and the A932, Dundee road. Within the wider study area ground levels continue to gradually rise to a high point of 164M AOD south of Mains of Brigton and 250M AOD at Fothringham Hill, before dropping down to below 100M AOD at Inverarity. To the southeast ground levels continue to rise towards the viewpoint at Balmashanner Hill at a height of 170M AOD however intervening vegetation to the western edge of Balmashanner Hill constantly interrupts views towards Westfield (refer to Figure 1 – Topography)

Due east the ground rises to 160M AOD at Hillside and then drops to below 150M AOD at Kingsmuir. The slope of the study area and intervening building restricts intervisibility. To the north, northeast and northwest the ground level generally remains between 100M AOD and 50M AOD before rising at considerable distances from the study area to above 150M AOD at Kirriemuir and Turin Hill 252M AOD. Due to the flat nature of the topography to the north intervisibility with the study area would be expected, however in reality, minor ground undulations and existing tree cover constantly interrupt direct views

1.6 Landscape designations

There are no landscape designations covering the study area or within 1km, however the remains of 2 Scheduled Ancient Monuments are located within the study area to the west and northwest of Westfield House. Monument 1, known as ‘Westfield, enclosure SW of (Index no. 6054) is circular with a diameter of 160M. Monument 2 known as ‘Westfield, enclosures NW of (Index no. 6053) is located in the north east of the study area and is irregular in shape with maximum dimensions of 240M by 170M.

6 KEY

Westfield Study Area

170-160m

160-150m

150-140m

140-130m

130-120m

120-110m

110-100m

100-90m

N

Figure 1 Topography Plan 0 1 2km Ordinance Survey © Crown copyright 2007 All rights reserved. Licence number AR100034836 SSP 2010 states that Scheduled monuments are of national or international importance. With the purpose to secure the long-term legal protection of the monument in-situ and as far as possible in its existing state and within an appropriate setting. Scheduled monument consent is required for any works that would demolish, destroy, damage, remove, repair, alter or add to the monument. Where works requiring planning permission affect a scheduled monument, the protection of the monument and its setting are important considerations. Development which will have an adverse effect on a scheduled monument or the integrity of its setting should not be permitted unless there are exceptional circumstances.

Any proposal within the study area will respect current guidance on the setting of Scheduled Ancient Monuments and Historic Scotland’s concerns regarding development close to these monuments

1.7 Core Paths

Within the surround landscape there are a number of core paths that form part of the Angus Council Core Paths Plan (map 10a) predominantly to the southeast leading up to and through Balmashanner Hill and to the north of the study area accessing Forfar Loch Country Park.

Within the study area two core paths are present running north south and east west. Core Path 301 connects the study area from Halkerton north across the A929 and beyond through Orchardbank and Forfar Loch Country Park however this route does not appear to be well used as the northern sections of this route are poorly defined and in part revert from a farm access track to an informal grassy edge to the field boundary.

Core Path 300 crosses the southern boundary of Westfield from Dundee Road towards the A90 to the west and is predominantly a farm track.

1.8 Landscape Quality and Condition

The general area exhibits a rural, agricultural character with varying levels of tree cover in the form of small woodlands, shelterbelts, and hedgerow trees both internally and externally. There are good quality views available north across the valley from many locations along the southern urban edge of Forfar and from the road network approaching the town from this location.

7 The residential development at Westfield Loan is reasonably dense and suburban in character with many dwellings orientated towards the study area gaining reasonable quality views. Clear views into the study area are restricted to the properties along the southern edge of Westfield Load towards the junction with Dundee Road. Housing development along the Dundee Road is more spacious and elevated above the road with large garden frontages. These properties gain good quality long distance views to the north. From both these locations vegetation to the boundary of the study area is sparse creating intervisibility with Westfield.

Approaching Forfar along the A929, Glamis Road industry is dominant and fronts directly onto the carriageway reducing the rural quality of this approach into the town. From this approach only intermittent lateral views are available along and into the northern section of the study area.

The following table provides a mechanism for achieving a quality or condition judgement using particular criteria. Using the weight of distribution of certain criteria leads to an indication of a category ranging from Exceptional to a Damaged Landscape. The criteria, which we consider appropriate for the study area, have been underlined and highlighted in bold

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Category Criteria Typical example High Strong landscape structure, characteristics, patterns, Internationally or Nationally exceptional balanced combination of landform and landcover; recognised e.g. all or great Appropriate management of land use and landcover; majority of World Heritage Site, Distinct features worthy of conservation; Sense of place; No National Park, AONB detracting features.

High Strong landscape structure, characteristics, patterns, Nationally, Regionally recognised balanced combination of landform and landcover; e.g. parts of National Park, AONB, Appropriate management of land use and landcover; all or majority of AGLV Distinct features worthy of conservation; Sense of place; Occasional detracting features.

Good Recognisable landscape structure, characteristic patterns and combinations of landform and landcover are still evident; Scope to improve management for land use and land cover; Some features worthy of conservation; Sense of place; Some detracting features. Ordinary Distinguishable landscape structure, characteristic patterns of landform and landcover often masked by land use; Scope to improve management of vegetation; Some features worthy of conservation; Some detracting features.

Poor Weak landscape structure, characteristic patterns and combinations of landform and landcover are masked by land use; Mixed land use evident; Lack of management and intervention has resulted in degradation; Frequent detracting features. Very poor Degraded landscape structure, characteristic patterns and combinations of landform and landcover are masked by land use; Mixed land use dominates; Lack of management / intervention has resulted in degradation; Extensive detracting features. Damaged Damaged landscape structure; landscape Single land use dominates; Disturbed or derelict land requires treatment; Detracting features dominate

Table 1 Criteria for Assessing Landscape Quality

With regard to landscape quality the existing agricultural setting within the study area combines with the surrounding landscape character to provide a good quality rural setting to the boundary of west Forfar where the existing tree and woodland features found throughout the study area create a reasonable mature landscape that exhibits a good landscape quality when viewed from the surrounding area.

9 1.9 Landscape Value

In order to understand what is important in a landscape and why, it is necessary to make a judgement on the value or importance of the landscape and whether this is at local, regional or national level. It is also important to know to whom the landscape is important.

Locally the study area and its surroundings exhibit open agricultural countryside with uninterrupted views from a number of residential properties. In addition, two core paths and farm tracks are present within the study area that permits access through the study area for pedestrians who do gain value from the landscape.

From Glamis Road the trees to the boundary of the study area provides screening and makes a valuable contribution to the setting of this road whereas to the south along Dundee Road where there is limited boundary vegetation this open and elevated position enables clear views landscape and contributes to the setting of Forfar from this approach.

On a larger scale, the study area is not located within any landscape designation and is a small part of a wider landscape with similar features and elements within the wider view.

From the A90views towards the western boundaries of the study area are available however the main body of Westfield does not contribute towards the traveller’s enjoyment of their journey travelling either north or south.

The following table provides a mechanism for arriving at a general level of landscape quality, which can be used later in the evaluation section of the report. The highlighted elements indicate features we consider relevant to both the local and wider landscape. The category is finally decided based on the greatest concentration of highlighted elements. The suggested criteria are contained within the Guidelines for Landscape and Visual Impact Assessment Second Edition published by Spon Press 2002.

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Table 2 Factors to consider in reaching a judgement regarding Landscape Value.

Value Typical criteria Typical scale Typical examples

High Exceptional High Importance (or Quality) and Rarity. International, World Heritage Site, No or limited potential for substitution. National National Park, AONB

High High Importance (or Quality) and Rarity. National, National Park, AONB, Limited potential for substitution Regional, Local AGLV,LCI, ALLI

Medium Medium Medium Importance (or Quality) and Regional, Local Undesignated but value Rarity. Limited potential for perhaps expresses substitution through non-official publications or demonstrable use.

Low Poor Low Importance (or Quality) and Rarity Local Areas identified as having some redeeming feature or features and possibly identified for improvement

Very poor Low Importance (or Quality) and Rarity Local Area identified for recovery

We suggest taking into consideration the proceeding paragraphs and from the above table that the current landscape within the study area has a Medium value.

1.10 Landscape Receptors

The term ‘receptor’ is used in landscape & visual assessments to mean an element or assemblage of elements that will be directly or indirectly affected development. Landscape receptors include elements of the physical landscape that may be directly affected by development such as topographic, geological and drainage features, woodland, tree and hedgerow cover, landuse, field boundaries and artefacts. It also includes tangible and intangible landscape characteristics such as scenic quality and tranquillity.

The following are considered the main landscape receptors. The order is random and is not intended to suggest an order of importance.

Existing watercourses

Scheduled Monuments

Existing trees, woodland, hedgerows and hedgerow trees

Existing manmade features

11 1.11 Existing watercourses

The existing watercourses run towards the northern boundaries in a formal arrangement closely aligned to the existing field boundaries. Stretches of the burns have linear bankside vegetation, which is worthy of retention.

The present quality of the water in the burns is not known, however during any construction and throughout the lifetime of the development, it will be important to intercept any potential pollutants using a sustainable drainage system. This will also provide attenuation during prolonged rainfall.

As per PAN 61, Sustainable drainage systems (SUDS) are to be considered at the Masterplanning stage with provision of appropriate SUDS features and associated wetland planting.

Typical view of existing watercourse

1.12 Scheduled Monuments

Any masterplan should take full account of the Scheduled Ancient Monuments present in the study area. The masterplan should respect the existing tree lined field boundary to the south west of Monument 2 and provide a further 30M wide landscape zone around the monument. The nature of this landscape zone should be in accordance with the requirements of Historic Scotland.

Similarly for Monument 1, a 30m-landscape zone should be established around the perimeter of the monument with an additional woodland / tree buffer introduced to create an open space around Monument 1, protecting and enhancing the setting of the monument in accordance with Historic Scotland guidelines.

12 1.13 Existing trees, woodland, hedgerows and hedgerow tree

Existing vegetation is located throughout the study area and provides some mature and enclosed character areas to a number of spaces. A variety of trees and small woodland habitats are present including field boundary vegetation, windbreak avenues and individual mature tree groups associated with Westfield House

The boundary vegetation, especially to the north and northwest and areas along Westfield Loan provide valuable visual assets and reasonable containment to the study area from these locations. This boundary vegetation also adds ecological value establishing wildlife links within the wider landscape.

Existing field boundary tree line

Where such features are present within masterplan proposals these landscape features should be retained and substantially strengthened including where possible the small internal woodland copses found between field lines and junctions, along the existing drainage features and to the study are boundaries. Retaining and strengthening these features would reinforce the existing landscape fabric within the study area, allow masterplan proposals to integrate into the existing landscape while increasing and enhancing biodiversity. This aim is recommended in the landscape character assessment report.

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1.14 Existing man made features. i.e. stone dykes

The two-drystone walls, which run north south within the study area and define a farm track, are landscape features, which should be retained where possible building on the existing character. Further stone walls are located along the northeast boundary of Westfield Loan and again should be retained conserving the existing boundary character of the study area.

2.0 Visual Baseline

This part of the report aims to assess the visual influence of Westfield on the surrounding landscape. It will identify the principle representative viewpoints from which the study area contributes to the view and where potential development or change in character of the study area would be visible within that view.

The degree of external visibility of a particular site will depend not only on physical factors such as topography and tree cover, which may restrict views, but also on accessibility to the site and surroundings. This will influence the number of viewers and the way the view is seen, whether as a pedestrian, from within a residential property or travelling at particular speed in a car.

The areas aspect, colour and amount of sunlight received will also affect the quality of vision. Some sites may be physically prominent but if there are no major roads or houses nearby there may be few people visually affected by any change on that site. Seasonal changes will also be important as deciduous trees and other vegetation will create more effective visual screens in summer than winter.

Eye level will also be important. In this report normal eye level will be assumed to be that of a driver or passengers in an average sized car or for a person of average height within the landscape or at particular points of vision. For taller people, those on upper floors of buildings or driving or travelling as a passenger in higher vehicles (e.g. lorry or bus/coach) the view will clearly be slightly greater.

Visual receptors may include residents, tourists and visitors, the public or community, as well as people at valued locations within the landscape. Examples of visual receptors include:

14 Users of public roads, railways and other transport routes; people travelling through or past the affected landscape; Users of recreational landscapes including public rights of way and bridleways, Users of public sports grounds and amenity open space Views of or from within valued or recognised landscapes. Occupiers of residential properties with views affected by the development; People at their place of work

The visual analysis (refer to figure 2) and topographical plan (Figure 1) indicates the 2-3km visibility limit, which encompasses a large part of Forfar town to the northeast. To the north it reaches the A926 and to the west it reaches as far as Drumgley and Ingliston. South of the Westfield the limit extends as far as Kinnettles and North Mains of Invereighty.

To the north, northwest and west, the ground level is maintained at a consistent level of between 50M AOD and 100M AOD for considerable distances. With the slight north-facing slope of the study area it would be anticipated that there could be considerable intervisibility between the Westfield and areas in those directions. However due to the level nature of the area, intervening vegetation, minor local topographical variations and other features easily provide interruption to long distant views towards Westfield. Closer to the study area the existing boundary vegetation along Glamis Road and development at Orchardbank provides an effective visual screen from views from the north.

From Glamis Road oblique intermittent side views are possible where access routes into the adjacent fields are present. There are some residential properties located along this road whose orientation is towards these northern sections of Westfield.

To the northeast of the study area there are no long distance views available of Westfield, however short views are available from properties adjoining Westfield Loan particularly to the junction with Glamis road and to the south with Dundee Road. The extent of existing vegetation along the boundary of Westfield Loan varies and is very effective in areas around Westfield House and further north however the southern sections are less effective at screening views and in some parts are open to short distance views from residential properties, vehicles and pedestrian travelling along this road.

Due east there is a high point at Hillside, which provides a short distance view into the study area. These views are over existing residential properties and the main viewpoint direction is orientated towards the north rather than northwest towards Westfield.

15 KEY WESTFIELD STUDY AREA

TREES/ TREEBELTS/ WOODLANDS RESTRICTING VIEWS

RIDGELINE PROVIDING ELEVATED LANDFORMS

THEORETICAL SHORT DISTANCE VIEWS TOWARDS STUDY AREA

THEORETICAL LONGER DISTANCE VIEWS TOWARDS STUDY AREA

3KM VISIBILITY LIMITATION

2KM VISIBILITY LIMITATION

1KM VISIBILITY LIMITATION

N 0 1 2km

Visual Analysis Plan Figure 2 Ordinance Survey © Crown copyright 2007 All rights reserved. Licence number AR100034836 Due south the ground remains generally below 150M AOD before dropping below that level at North Mains of Invereighty .To the southwest there is a small hill rising to 164M AOD. Due to the north-facing slope of the study area, there is limited intervisibility from the south particularly the areas at higher levels near Halkerton.

To the Southeast from Balmashanner Hill the ground is elevated over Forfar and the surrounding landscape to the north. From here panoramic views across the landscape are available with lateral views possible towards Westfield however existing vegetation around Balmashanner Hill does interrupt views. From this location the focus of the view tends to be to the north over Forfar and beyond to Forfar Loch.

2.1 Views from Public Roads

There are very few distant views of Westfield from public roads due to the flatness of the valley. Existing vegetation within and between Westfield and the surrounding road network with subtle changes in level constantly interrupt direct and more prolonged views.

The main trunk road, the A90 travels through a cutting when adjacent to Westfield, which effectively blocks views when travelling north along this road. The study area is also north facing and has boundary vegetation which further assists in restricting views however, approaching the Forfar junction, lateral views into the western sections are possible for a short period. Travelling south on the A90, the road is aligned southwest which is away from the study area. The existing vegetation adjacent to the Loch of Forfar restricts distant oblique views towards Westfield. Closer to the study area similar side views are available for a short time as the southwestern edge of the Westfield is passed.

Travelling along Glamis Road towards Forfar the existing tree lines that are located alongside the boundary and along existing internal field edges provides screening and restrict prolonged views along the majority of the road frontage. Where field entrances exist short gaps in the boundary vegetation allow short distance lateral views into the study area.

Westfield Loan lies immediately adjacent where a number of locations experience close views into and across the eastern sections of the study area from this road. From the south, closer to the A932 Dundee Road, the reduced boundary vegetation allows short distance oblique views however the existing boundary wall does block constant views. The road is at similar levels and therefore the internal vegetation along field boundaries curtails long distance views across Westfield.

16 Dundee Road is at the same level Westfield where it meets Westfield Loan. Travelling south the road climbs up to a high point of 126M AOD adjacent the track leading to Halkerton before dropping slightly to tie in with the A90. The study area slopes quite steeply (1:5-1:10) immediately adjacent to the road and then gradually slopes away towards the north. Views from this road when travelling towards Forfar are across Westfield and onwards for considerable distances across the valley. By the time that the road is at the same level as Westfield, the existing houses at Westfield Loan already interrupt views.

2.2 Views from Residential Properties Many of the residential properties along Westfield Loan are orientated towards the study area and due to the close proximity and lack of boundary vegetation short distance views are possible into the study area, especially to the south of Westfield Loan. The area around Westfield House is well vegetated and views from properties on the other side of the road are limited. At other locations the existing vegetation and edge treatment along the boundary limit views however there are locations where the boundary definition is weak allowing localised views into Westfield.

A number of properties on Dundee Road, many at elevated locations, enjoy open views over the study area and beyond.

The residential cottages along Glamis Road at Halfpenny Burn are orientated towards the study area. Although whilst travelling along the road boundary appears well vegetated, there are gaps, which permit direct views into Westfield. The gaps are located directly opposite these cottages.

Views obtained from local unclassified roads across the A90 looking east towards the Westfield are restricted to long distance views towards the existing poplars tree lines and woodland pockets providing positive screening when viewed from these locations.

2.3 Views from Places of Work

People arriving, leaving and attending work at Orchardbank Industrial Estate do gain views towards and into the northern sections of Westfield. As stated previously the existing boundary vegetation along Glamis does provide screening of the study area however where adjacent workplaces along Glamis Road are orientated towards Westfield these views will be affected. The pockets of existing field boundary vegetation effectively restrict further views into the study area from the Industrial Estate.

17 2.4 Views from Public Locations

There are few public locations in the vicinity of Westfield where people congregate in large numbers for recreational purposes either active or passive. Visitors to the Loch of Forfar are secluded by the presence of substantial existing vegetation surrounding the Loch.

There are locations on the Forfar path Network, particularly on the sections to the west and southwest of Westfield heading towards Balmashanner Hill, which provide long distance views over Forfar where Westfield does form part of the view. However as mentioned previously, the north facing orientation and western location from these viewpoints minimises the effect of Westfield on the viewpoint when viewed from this direction.

As part of the core path network, path 300 and 301 accesses and passes through the study area. From these locations clear uninterrupted views of and through Westfield are possible and will be impacted upon development of parts of Westfield.

3.0 Visual Receptors

This part of the report aims to assess the visual influence Westfield on the surrounding landscape. It will identify the principal representative viewpoints from which the study area and potential development of the study area would be visible, and highlight the potential sensitive receptors of the visual effects.

3.1 Viewpoint Analysis

As a result of the proceeding paragraphs, representative viewpoints, identified in figure 3 have been selected for assessment of the visual affect of the study area. The selected viewpoints represent the visual resources as discussed above, and are based on the following criteria:

They are accessible; They are representative of close views to the study area; They are representative of longer views to the study area; They have the potential for significant and varied numbers of views; and They are representative of views from the key visual receptors.

Visual receptors may include residents, tourists and visitors, the public or community, as well as people at valued locations within the landscape. Examples of visual receptors include:

18 Users of recreational landscapes including public rights of way and bridleways, whose attention or interest may be focussed on the landscape; Users of public sports grounds and amenity open space; Users of public roads, railways and other transport routes; people travelling through or past the affected landscape; People at their place of work; Occupiers of residential properties with views affected by the development; and Views of or from within valued or recognised landscapes

Some visual receptors will be more sensitive to change than others. Sensitivity can relate to:

The location and context of the viewpoint; The expectation and occupation or activity of the receptor; and The importance of the view, which may be determined with respect to its popularity or numbers of people affected.

Each visual receptor is given a sensitivity grading of High, Medium or Low. The most sensitive receptors with a grading of high may include:

Users of all outdoor recreational facilities including public rights of way, whose attention or interest may be focused on the landscape; Communities where the development results in changes in the landscape setting or valued views enjoyed by the community; and Occupiers of residential properties with views affected by the development.

Sensitive receptors with a grading of medium may include:

People engaged in outdoor sport or recreation, other than forms of appreciation of the landscape; and Visitors to public places with views affected by the development, especially where large numbers of people are likely

Sensitive receptors with a low grading may include:

People travelling through or past the affected landscape in cars, on trains or other transport routes.

19 3.2 Magnitude of the Visual Effect

The term ‘magnitude’ in relation to effects on the landscape is defined as the following: ’A combination of the scale, extent and duration of an effect on the landscape’. In the assessment of the effects on views and the visual amenity of the identified receptors, the magnitude or scale of visual change is described by reference to:

The scale of change in the view with respect to the loss or addition of features in the view and changes in its composition including the proportion of the view occupied by the proposed development; The degree of contrast or integration of any new features or changes in the landscape with the existing or remaining landscape elements and characteristics in terms of form, scale, and mass, line, height, colour and texture; The duration and nature of the effect, whether temporary or permanent, intermittent or continuous; The angle of view in relation to the main activity of the receptor; The distance of the viewpoint from the proposed development; and The extent of the area over which the changes would be visible.

The methodology for the quantification of the scale or magnitude of relative effects is generally based on the scale or degree of change to the landscape resource, nature of the effect and its duration including whether it is permanent or temporary. Some effects are quantifiable, such as the number of mature trees and length of hedgerow to be lost as a result of the proposed development. The details of any phasing, duration of the active operations and the extent of new and replacement planting are all relevant factors.

20 3.3 Visual significance

The visual sensitivity to which a particular landscape type or area can accommodate change arising from a particular development and the magnitude of visual effects will be analysed within the following viewpoints from which a categorisation of visual significance will be made from the following matrix table.

S E N S I T I V I T Y

LOW MEDIUM HIGH

NONE NONE VERY LOW LOW M NEGLIGIBLE VERY LOW LOW MEDIUM A

G LOW MEDIUM N MODERATE MEDIUM MEDIUM HIGH I

T

U MEDIUM D SUBSTANTIAL MEDIUM HIGH HIGH E

Table 3 Matrix for Assessing Visual Significance

21 KEY

WESTFIELD STUDY AREA

3KM VISIBILITY LIMITATION

3KM VISIBILITY 2KM VISIBILITY LIMITATION

2KM VISIBILITY 1KM VISIBILITY LIMITATION

1KM VISIBILITY

Viewpoint 1

Viewpoint 7 Viewpoint 4

Viewpoint 2

Viewpoint 3

Viewpoint 5

Viewpoint 6

N

Viewpoint Location Plan 0 1 2km Figure 3 Ordinance Survey © Crown copyright 2007 All rights reserved. Licence number AR100034836 3.4 Viewpoints

Photographs were taken using digital SLR cameras with a 50mm lens, late April 2013. It is acknowledged that where references are made in the text to screening by intervening vegetation, this screening will be less effective during the winter months (refer to figure 3 Viewpoint Location).

3.5 Viewpoint 1 (refer to figure 4)

The viewpoint was taken from the junction of Westfield Loan adjacent to the northeast corner of the study area and is looking west along the A929, Glamis Road in the direction of the study area and is representative of receptors travelling along this section of road.

From this section of road views towards the extreme northeast corner of the study area are possible however due to the existing boundary vegetation and local topography as the ground rises to the south and west views past this northeastern edge of Westfield are obscured and constantly interrupted. Travelling further west the study area levels gradually fall to meet the road levels where views into Westfield become available and tend to be through field access points, gaps in the hedgerows and weak boundary tree planting. Long distance views into main areas of Westfield are not available.

Although transient for the receptor, views towards this northern section of Westfield are possible however, as views into the main body of the study area are constantly interrupted and due to the nature of the receptor if development was located over this ridgeline with a sufficient landscape buffer the impact from development of Westfield on this view will not substantially alter the receptor’s understanding of the landscape. As the main elements within the view will remain unaffected with the focus towards the boundary vegetation and west along Glamis Road we would consider the sensitivity Low and the magnitude to change Low to receptors travelling along this section of road. However, although partially screened there are residential properties located along Westfield Loan, with a small number orientated towards the study area and would gain views of development. From these positions the sensitivity would increase to medium and moderate magnitude to change.

Impact Significance- low-medium / Medium

22 Westfield Study Area Views past northeast corner of study area screened by existing vegetation Westfield Loan and local topography

Existing Boundary Tree Planting Glamis Road

Westfield, Forfar Viewpoint 1 - View from Glamis Rd/ Westfield Loan Figure 4 3.6 Viewpoint 2 (refer to figure 5).

This viewpoint is located to the southeastern edge of the study area adjacent to the residential properties along the southern Westfield Loan and taken from the junction with Dundee road. The view is generally experienced from pedestrians walking along this public road, from road users and from a number of residential dwellings orientated towards the study area.

Open, short distance views are available into and over the agricultural fields with mid distance views towards the central and western sections of the study area. From this viewpoint if development were located to the northern and northeastern sections of the study area, towards Glamis Road views of development would not be clearly distinguishable within this viewpoint due to the distance and local topography of the Study Area.

If development were to be proposed within this viewpoint, especially to the higher elevated areas around Halkerton this would alter the existing view and the overall character of the landscape impacting on the receptors immediate views from this location.

For road users and adjacent residential properties, if development were restricted from the open and elevated positions visible within this viewpoint this would limit the visual impact development of Westfield would have on these receptors resulting in a sensitivity of low and magnitude to change negligible however if development were proposed within these visually sensitive areas within the view this would impact upon the receptors from adjacent residential properties and the sensitivity and magnitude would increase to a high sensitivity and a moderate magnitude to change.

Impact Significance- Low

23 Views to the northeast of study area are partially screened by existing Dundee Road Internal field boundary vegetation Westfield Study Area vegetation and topography Westfield Loan

Halkerton Clear views towards elevated land to the west Orchardbank

Viewpoint 2

Internal field boundary vegetationClear views towards foreground with Internal field boundary vegetation Westfield Loan panorama available to northern Westfield study landscape area

Orchardbank estate

Viewpoint 3

Viewpoint 2 - View from Westfield Loan / Dundee Road Westfield, Forfar Viewpoint 3 - View from Dundee Road Figure 5 3.7 Viewpoint 3 (refer to figure 5).

This view is taken from the pedestrian pavement along Dundee Road looking north from the southeastern boundary of the study area and adjacent to a number of elevated residential properties orientated towards Westfield.

Generally, clear short to long distance views from positions along this road approach are available over Westfield due to the elevated position and lack of intervening boundary vegetation.

Detailed views into the southern and central fields are within the foreground views with long distance views north across and beyond the study area are also available from the wide range of receptors from this viewpoint. From here development within the northern sections of Westfield, although visible, would be in the distant view and would be easily absorbed into the landscape albeit with strengthening of the existing landscape elements. If development was proposed within this southern area this would will be distinguishable within the short and mid distance panorama allowing the receptor to assess and absorb the landscape in front of them, particularly given the category of receptor and proximity to Westfield. Although the focus of this view tends to be drawn across the study area to the landscape beyond these southern sections of Westfield contribute to the panorama from this location which could be visually impacted although the degree of this does relate to the orientation, density, height and material finishes to the proposed built elements and any proposed tree cover assisting to absorb development into the surrounding landscape.

Although transient for the majority of the receptors within this viewpoint there are sensitive receptors located within the residential properties to the south and southeast of Dundee Road however if development of Westfield were restricted within the visually sensitive areas to the south the sensitivity would be Medium and magnitude to change Negligible/ Moderate

Impact Significance- Low to Low/Medium

24 3.8 Viewpoint 4 (refer to figure 6).

This viewpoint is located along core path no. 294 from a position adjacent to the war memorial on Balmashanner Hill looking north through the existing tree cover over Forfar and is representative of similar views gained from pedestrian and visitors accessing this location.

The view is orientated north offering long distance panoramic views towards and over Forfar and beyond. Views towards the south and eastern sections of Westfield are within the view however these are restricted to lateral views within the mid distance. From this location the focus is drawn towards and across Forfar town and landscape creating a strong awareness of the existing character of the town and its setting to the north.

The number and nature of receptors using this landscape and varied speed of travel allows the users to experience the landscape in front of them and assess the detail of the view. With only lateral views into the study area possible, development of Westfield will not significantly detract from the receptor’s experience of the landscape however it will extend built elements within the panorama. Although generally transitory people do congregate at this viewpoint, however given the extent of the study area within the view we would consider that the sensitivity as medium depending on the scale and density of development of Westfield and magnitude of change negligible due to proposed development not distinguishable from Forfar within the existing view.

Impact Significance- Low

25 Turfbeg site Forfar Loch Country Westfield Park Forfar

Core Path 294

Viewpoint 4

Westfield House Glamis Road to north boundary Existing warehouse Core Path 301 through site Internal field boundary vegetation Orchardbank estate

Viewpoint 5

Viewpoint 4 - View from core path 294 Balmashanner Hill Westfield, Forfar Viewpoint 5 - View from internal core path 301 Figure 6 3.9 Viewpoint 5 (refer to figure 6).

This viewpoint is taken from within the study area, centrally located looking north from the existing core path no. 301 connecting to Glamis Road and is representative of views from recreational users travelling through Westfield.

From this core path the study area slopes gradually towards the north and clear, open views are available across the landscape therefore development within Westfield will clearly be visible and impact upon walkers using this core path. However the extent of use by pedestrians is unknown as the northern path link with Glamis Road is not well defined.

As this viewpoint is within the Westfield boundary the proposed development of will be visible and, although transient to the receptor, the close proximity and change of character will impact on the view, however the residual impact will depend on the proposed density of buildings and landscape treatment of the path.

Due to the existing views and nature of receptors it is considered that the sensitivity to change is High and magnitude of change Substantial to local views however as development matures and depending on the scale and distribution the impact on the view and change of character the sensitivity may reduce. If development was, for example, restricted to eastern sections of the study areas views to the west will not change and again this would reduce the categories of sensitivity and magnitude to change.

Impact Significance- High

26 3.10 Viewpoint 6 (refer to figure 7).

This viewpoint is taken from the unclassified road leading to South Leckaway and forms part of the core path no. 300 connecting to the southern edge of Westfield. The view is looking east over the A90 towards the western boundary of Westfield at a distance of 1.2km

The visual receptors from this viewpoint are predominantly walkers utilising the core path network and vehicles travelling along this section of road heading north to the A94.

Looking towards the study area long distance views are possible towards its boundary however clear views into Westfield are not possible due to the existing boundary vegetation and distance from the boundary.

From this location Westfield is well screened from the receptor and although views towards the boundary are possible Westfield is not distinguishable therefore we would consider that the sensitivity is low and magnitude of change negligible.

Significance of Impact Very Low

27 A90 Westfield Study Area

Forfar town Core Path 300 Orchardbank estate

Viewpoint 6 - View from core path 300 South Leckaway Westfield, Forfar Figure 7 3.11 Viewpoint 7 (refer to figure 8).

This viewpoint is taken from the western approach to Forfar along the Glamis Road adjacent to the northwest corner of Westfield and adjacent to the core path no. 302 accessing Orchardbank Business Park.

Travelling along this section of road, side views into the northern sections of Westfield are available however these are through the existing mature tree planting along the boundary of the study area, which does provide screening during the summer months. Due to the close proximity however intermittent short distance views are possible into the adjacent southwest sections of Westfield. If development was proposed along this section of the study area views from this location may be affected by development however this would depend on the layout, density and location from the boundary together with proposed landscape treatment.

This view is on the approach into Forfar however given the close proximity to the northern boundary of Westfield and range of receptors, both vehicular traffic and pedestrians accessing the core path network, the receptor could be in close proximity to and gain short distance views of development within the study area. Development within this view could alter the local character of the existing setting resulting in a sensitivity of Medium and magnitude of change Moderate. However If development was restricted to the northeastern sections on the study area with an appropriate landscape buffer this would significantly reduce the sensitivity to Low and magnitude to change negligible as the existing boundary vegetation does screen views to these northeastern locations.

Significance of Impact: Low

28 Westfield Study Area South Boundary Vegetation Pedestrian Access along Glamis Road and access to Core Path 302 / Orchard- bank Glamis Road

Viewpoint 7 - View from Glamis Road Westfield, Forfar Figure 8 3.12 Sources of Effects

Landscape and visual effects can arise from a variety of sources during the life cycle development. Effects can be negative (adverse) or positive (beneficial); direct, indirect, secondary or cumulative and be either permanent or temporary (short, medium or long term). They can also arise at different scales (local, regional or national) and have varying levels of significance (local, regional or national).

A direct effect may be defined as an effect that is directly attributable to a defined element or characteristic of the proposed development. An indirect effect is an effect that is not a direct result of the proposed development but is often produced away from the study area or as a result of a secondary association.

3.13 Significance of the Visual Effects

The significance of the effects on visual receptors is determined by the combination of the sensitivity of the receptor and the magnitude of the effect. A higher level of significance is generally attached to large-scale effects and effects on sensitive or high-value receptors.

In determining the significance of the visual effects of a development, the following guidelines are used:

Large-scale changes, which introduce new, discordant or intrusive elements into the view, are more likely to be significant than small changes or changes involving features already present within the view;

Changes in views from recognised and important viewpoints or amenity routes are likely to be more significant than changes affecting other less important paths and roads; and

Changes affecting large numbers of people are generally more significant than those affecting a relatively small group of users.

Tables 4 and 5 provides assistance in determining the Significance of the Visual Effects on the Landscape and duration of impacts

29 Table 4 Significance of the Visual Effects

Impact Definition Assessment

Large The project would cause severe deterioration to a view from a highly sensitive visual adverse receptor; would cause a very high quality landscape to be permanently changed and its quality diminished or would permanently degrade, diminish or destroy the integrity (LA) of valued characteristic features, elements and/or their setting;

Moderate The project would cause obvious deterioration to a view from a moderately sensitive adverse visual receptor; will be substantially damaging to a high quality landscape or the proposed scheme would result in effects that cannot be fully mitigated and may (MA) amount to a severe adverse effect;

Slight The project would cause a perceived deterioration to a view from a moderately sensitive adverse visual receptor; degrading the integrity of the landscape or leave an adverse impact on a landscape of recognised quality. (SA)

Negligible / The project would cause perceived deterioration to a view from a moderately sensitive neutral visual receptor; leave an adverse impact on a landscape of recognised quality or affect an area of recognised landscape character (N) The proposed scheme has the potential to maintain existing landscape quality Slight fit in with the scale, landform and pattern of the landscape improve the quality of the beneficial landscape through removal of damage caused by existing land uses. (SB)

Table 5 Duration of Impacts

Duration Definition

Short term (S) The effects would be of short duration and would not last more than 2-5 years following development

Medium Term The effects would take 5-15 years to be mitigated (M)

Long term (L) The effects would be reasonably mitigated over a long period of time (15 years or more)

30 Viewpoints Impacts Duration Sensitivity Magnitude Significa nce Of Impact

Ref: Location description L M S S N S M L A A A B

Viewpoint

Glamis Road / Low/ Low to 1 Westfield Loan Medium & Moderate & Medium junction Medium Moderate

Westfield Load / 2 Dundee Road Low Negligible Low junction

Low – Negligible / 3 Dundee Road Medium Low/ Moderate Medium

4 Balmashanner Hill Medium Negligible Low

Internal Core Path 5 High Substantial High no. 301

South Leckaway / Very 6 Low Negligible core path 300 Low

Glamis Road / Core 7 Low Negligible Low path 302

Table 6 is of assistance in assessing the visual significance of the proposed development on each viewpoint before mitigation.

From the majority of viewpoints selected elements of development could be visible from a number of receptors ranging from a low, medium and high sensitivity. The resulting low categories are generally from road users approaching from the west towards the study area and are transient for the receptor where elements of development may be visible these will only be for a short period of time. The sensitive receptors classified as medium and medium to high significance of effect are from locations within close proximity to the study area and view Westfield at a similar or elevated position. These sensitive receptors are restricted to internal views from the core path 301 and from a relatively small number of residential properties located along Westfield Loan and adjacent to Dundee Road. From these locations

31 development within the lower northern sections will not significantly impact on views where development may not alter the character of the existing view. From the high category of receptor along the core path it is noted that this view is transitory however as the viewpoint is from the public core path network such receptors do have a high sensitivity to change due to the nature of the receptor and speed of travel.

It can be concluded that overall the significance of Westfield has a Low visual impact on receptors within the wider landscape, a low to medium and medium impact on a relatively small number of sensitive receptors within close proximity to the study area and a single high impact category on the internal core path running through Westfield.

4.0 Landscape Capacity and Mitigation

The following section of the report will evaluate the above conclusions and based on the landscape appraisal plan propose a mitigation strategy to inform the masterplanning process through the avoidance, reduction and remedy or offset of the negative effects on the environment and sensitive receptors.

In terms of Landscape Capacity, the existing mature boundary tree planting to Glamis Road, parts of Westfield Load and the A90 has created a relatively strong landscape framework where development can be absorbed when viewed from positions along these routes. However, from residential properties and road users along and adjacent to Dundee Road and sections of Westfield Loan a range of short and long distance views into and through the study area is available. These views are available due to weak boundary vegetation in these locations and due its elevated position thereby reducing the capacity of the landscape to accommodate development without clear mitigation. Similar impacts would also affect the existing core path network through and adjacent to Westfield changing the experience of the receptor.

Due to the existing landuse of the study area internal vegetation is restricted to field boundaries with large areas of cultivated land visible from southern locations. Where existing internal vegetation is present these tend not to be a strong visual element in the landscape resulting in development potentially dominant within certain views from adjacent receptors. It will be necessary to introduce strong internal buffer planting building on the existing internal landscape structure and combining with the existing boundary vegetation to strengthen the capacity of the landscape to accommodate development.

32

In terms of visual capacity it has been noted that Westfield is reasonably well screened from long distance views within the wider landscape. Views from road users only become possible within the local landscape when directly passing the study area. Where direct views are available for pedestrians these are also from routes directly passing the study area and from the core paths within and adjacent to Westfield. Within the wider study area a single long distance side view is available from Balmashanner Hill looking north over Forfar where Westfield does contribute to the overall setting of the view. A number of views are also available from residential and farm properties in close proximity to the study area however these tend to be restricted to views of the higher ground to the south. To north Westfield these views tend to be screened. Such visual receptors impacted by development will require to be mitigated through the design of landscape buffers, both internal and external and through the detailed masterplanning process to reduce the potential negative impacts. The visual significance is greatest from these adjacent residential properties to the south and from the local Core Path network. This is due to the importance of these routes and the scale of change in the view from these sensitive receptors (refer to figure 9 visual appraisal plan).

4.1 Mitigation

The purpose of mitigation is to avoid, reduce and where possible remedy or offset any significant negative effects on the environment arising from development. In light of this and the assessment of the likely effects as mentioned in the previous chapter the general objectives of the mitigation will be to:

Minimise and reduce the impact of development on the views for all visual receptors with a medium to high classification (pedestrians and residential properties); Provide appropriate strengthening of internal and boundary planting to screen views into the Westfield from adjacent receptors and help to integrate development into the landscape providing a robust landscape framework and; Enhance the existing vegetation on and around the study area while increasing the biodiversity and ecology of the landscape;

There are five areas of mitigation to be considered to reduce the landscape and visual impact of the development. These are; Avoidance; Reduction; Remediation; Compensation and Enhancement.

33 WESTFIELD LOAN

APPROXIMA GLAMIS ROAD OF CORE PA

TE ALIG TH 301

NMENT

CORE PATH 301

A90

DUNDEE ROAD

CORE PATH 300

WESTFIELD, FORFAR LANDSCAPE APPRAISAL FIGURE 9

AREA WITH LOW SENSITIVITY SUBJECT AREA OF HIGH EXISTING CORE PATH- FORFAR ACCESS WESTFIELD STUDY TO SHORT DISTANCE VIEWS FROM GROUND / RIDGLINE NO.301 ROAD- DUNDEE ROAD / AREA WESTFIELD LOAN GLAMIS ROAD AREA WITH LOW - LOW/MEDIUM EXISTING SITE SCHEDULED EXISTING CORE PATH- TRANSPORT CORRIDOR- SENSITIVITY SUBJECT TO SHORT VEGETATION MONUMENTS NO.300 A90 DISTANCE VIEWS FROM GLAMIS ROAD AREA WITH LOW/MEDIUM SENSITIVITY RESIDENTIAL ACCESS AREA WITH HIGH SENSITIVITY SUBJECT TO SHORT & LONG DISTANCE STUDY AREA STUDY AREA OVERLOOKED ROAD- WESTFIELD LOAN TO DEVELOPMENT. LONG VIEWS FROM DUNDEE ROAD, WESTFIELD OVERLOOKED FROM BY LONG DISTANCE VIEWS DISTANCE VIEWS AVAILABLE LOAN & BALMASHANNER HILL SHORT DISTANCE FROM WESTFIELD LOAN & VIEWS DUNDEE ROAD AREA SUBJECT TO MEDIUM - MEDIUM/HIGH SENSITIVITY SHORT DISTANCE VIEWS FROM DUNDEE ROAD &, WESTFIELD LOAN

4.2 Avoidance

Avoidance can be achieved through careful siting, planning and design. It is referring to the initial stages in the process where consideration can be taken to avoid the predicted effects reaching their expected impact.

It will be necessary to locate development to areas where the existing landscape can be strengthened to allow future built elements to be better absorbed into the study area thereby reducing the change in character of the views from sensitive locations. To the northern areas of Westfield the existing Landscape does provide some maturity where such strengthening can be accommodated.

Where ground levels are elevated to the south it will be necessary to sensitively locate development avoiding areas where land is viewed from adjacent sensitive receptors limiting the potential dominance of development from such locations. Avoiding development within this area would also restrict the potential impact of development across the skyline when viewed from these locations and from vehicular and pedestrians travelling into Forfar.

Where the more serious environmental constraints, such as the existing scheduled monuments and semi natural habitats have been identified, development would avoid these areas. Strong landscape buffer planting would be proposed creating a appropriate landscape setting for these elements while separating development between such features removing any potential negative impacts.

4.3 Reduction

Where negative effects cannot be avoided the reduction of any remaining conflict with the landscape and visual impact should be carefully considered and, where possible, reduced.

The sensitive receptors located in close proximity to the southern boundary of Westfield currently enjoy good quality, direct views into and through the study area. These receptors have been identified as medium to high sensitivity and magnitude to development due to the nature of the receptor and speed of travel. To reduce the predicted impact it is recommended that development should be located within the northern and northeastern sections of the study area where views are less dominant thereby reducing development within these views. If development was proposed within sections of the study area visible from these locations this should be of low-density, small scale built elements retaining views over the landscape to the north. Strengthening of internal linear planting features would also

34 assist to break up development within the view while retaining these longer panoramic views.

From pedestrians accessing Balmashanner Hill and travelling west along the core path no. 294 partial long distance views towards the eastern edge of Westfield are available. As these form part of the panorama over Forfar strengthening of internal planting and a general increase in tree cover across the study area will again help to absorb and reduce build elements in the view.

As the character of the existing view from the core path no. 301 within the study area will clearly change the character of the view recommended strengthening of this link together with internal planting will not provide complete screening of development however these measures will reduce the expanse of buildings within the line of sight while creating a clear recreational route linking with the wider footpath network.

4.4 Remediation

Remediation should be seen as part of the overall process of avoiding and reducing adverse impacts. The treatment of any proposed landscape should augment the integration of development while responding to and building upon the existing landscape framework.

Where it is recommended to strengthen both internal and boundary tree and woodland planting the primary purpose of this planting is to increase the intervisibility of the study area from sensitive receptors however a secondary purpose is to create a landscape fabric able to accommodate and absorb development. In order for this to be achievable it may be necessary for such boundary tree and woodland buffer planting to be carried out at an early stage in large blocks within pre-identified areas. In certain areas this planting might be sacrificial, where one or two planting areas might be lost to accommodate the intricacies of the development layout without comprising the overall integrity of the overall woodland block.

It is intended through the landscape proposals to enhance the existing ecological and habitat value of the study area through management and maintenance of the existing landscape together with the strengthening of such features namely, woodland, unimproved grassland, and wetland habitats enhancing the existing biodiversity and local landscape.

4.5 Compensation.

Where a negative effect cannot be mitigated to an acceptable degree, other compensatory measures or related environmental improvements may be offset.

35

The careful landscape treatment of the external spaces especially between proposed development parcels and along pedestrian and vehicular access route will aim to integrate the proposals within the existing landscape structure. This will be especially important along the core path 301 where a strong ‘green’ linear identity could be created along this route forming a clear definition to the pedestrian linkage within the wider footpath network currently lacking within Westfield.

Where it will be required to remove any tree cover to accommodate proposed vehicular and pedestrian routes and the construction of any built elements this should be compensated for in the longer term by the new areas of woodland and specimen tree planting throughout the design to mitigate the visual and ecological impact from surrounding receptors. In addition through the detailed design a range of grassland and wetland habitats should be created as part of the open space and SUDS strategies, which will more than compensate for the loss of any grassland field edges.

4.6 Enhancement.

Where possible, opportunities to enhance the quality of the environment and contributing positively to the landscape setting should be considered.

Currently pedestrian links and access through the study area is restricted to the existing core path 301 however this link does not appear to be a well used route as current access past the existing drainage ponds to the north does not form a designated path connecting to Glamis Road, restricted to a field edge. Where this existing path crosses through this section of the study area it is recommended that the connection be strengthened creating a clearly defined pedestrian core spine route through Westfield and connecting to Orchardbank and beyond through Forfar.

Within this landscape and pedestrian spine route, a number of open spaces can be included at key locations to provide a variety of spatial experiences and permit appropriate views through and out into the landscape, enhancing the pedestrian experience while travelling through Westfield.

Throughout the mitigation proposals there are opportunities to increase the wildlife and biodiversity through the new landscape structure, particularly in association with the management of SUDS and the existing drainage ditches. At the detailed design stage the landscape proposals should investigate the opportunity for example to re-introduce

36 hedgerows alongside internal and external boundaries and create native grassland habitat and woodland fringe habitats. By improving the existing ecology such enhancements will both add to the visual and ecological connections to the surrounding landscape character as recommended within the local biodiversity action plans. Detailed proposals should look to the following ecological enhancements:

Maintain and improve boundaries and where appropriate introduce new hedgerows and reinstate and manage existing hedgerows;

Erect bird & bat boxes;

Use a diversity of native species, including broadleaves;

Implement maintenance and management of existing woodland habitats;

Ensure sufficient regeneration within woodlands and retain field boundary features.

4.7 Residual Effects

The current baseline visual appraisal of the study area shows that although Westfield is not extensively viewed within the wider landscape, locally it does visually contribute to the landscape setting, particularly within short distance views from a relatively limited number of locations to the east and south east. From these locations panoramic views are available particularly from the small number of properties to the south of Dundee Road where the focus tends to be towards and into the higher ground to the south of the study area. Such views experience a medium to high sensitivity and magnitude to change in the landscape. Development in close proximity to and viewed from these receptors would alter the character of the view, and although the mitigation proposals would reduce this impact there would be a residual impact on some of these views. Views to the lower section of the study area to the north are not as sensitive from these locations and It would be recommended that this land presents a lower impact on these sensitive receptors with a medium and high category. Although a relatively small amount of views can be experienced from the residential properties to the northeast corner of Westfield Loan these could be easily mitigated through the proposed strengthening of the existing boundary vegetation.

Any affect from development of Westfield upon the Landscape Character Area would only be noted most readily on the higher land to the south from locations along Dundee Road and Balmashanner Hill where long distance views over a limited area of the landscape is gained. From these locations development of northern Westfield would not impact on such views and would not substantially impact upon the wider landscape character area.

37

It can be concluded that within the wider landscape, we would consider that the visual impact from development of land to the north and northeast of Westfield to have a low visual impact. Within the local landscape development of this impact would increase slightly with a low to medium impact on a relatively small number of sensitive receptors along Westfield Loan. If development extended into the elevated and more open landscape to the south the visual impact could increase.

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Housing Land Supply in West Angus Housing Market Area 2014

Strategic Context

TAYplan provides the strategic planning guidance for Angus. Policy 5: Housing states that Local Development Plans should:

“Allocate land which is effective or capable of becoming effective to meet the housing land requirement up to year 10 from the predicted date of adoption, ensuring a minimum of 5 years effective land supply at all times, and work towards the provision of a 7 years supply of effective housing land by 2015, to support economic growth. Land should be allocated within each Housing Market Area (Proposal 2) through Local Development Plans to provide an effective and generous supply of land to assist in the delivery of in the order of 26,000 units up to year 2024 across TAYplan. Average annual build rates are illustrated. In the period 2024 to 2032 in the order of 17,400 units may be required. To assist the delivery of these build rates, Local Development Plans shall allocate sufficient land to ensure a generous supply of effective housing sites and to provide for flexibility and choice.”

For the West Angus Housing Market Area the plan seeks to provide a framework to allow a minimum of 90 houses per annum to be constructed. The plan states that “average build ratese ar illustrated annually to assist the understanding of what the scale of housing is for communities. These are only averages and the period in which these build rates should be achieved is over the first 12 years of the Plan (from 2012), not annually. It is anticipated that within the first 12 year period build rates will be lower than the average in the early period and greater in the later period.”

The emerging Angus LDP has two key requirements to fulfil – 1) provide a framework that allows a minimum of 90 houses to be constructed per annum; and 2) ensure a minimum of 5 years supply is available at all times.

Angus Housing Land Audit

Based on the published Housing Land Audit 2014 prepared by Angus Council the chart below compares the requirements of TAYplan which, directs Angus Council to provide a framework that allows for 90 houses per annum to be completed within the Housing Market Area, and the Councils own forecast of likely completions from the existing supply of housing land.

Graph 1

West Angus HMA Actual and Projected Completions

120

100

80

60 TAYplan

Completions Angus Council Housing Audit 40

20

0 13/14 14/15 15/16 16/17 17/18 18/19 19/20 20/21 21/22 22/23 23/24 24/25 25/26

2012/13

The first two years (2012/13 and 2013/14) are factual completions. From 2014/15 to 2020/21 the Audit estimates an annual output from the existing supply of housing land. Beyond this period (up to 20025/26) an assumption is made of the likely output of the remaining housing land based on similar assumptions made within the Audit. The LDP is to have a timescale of 10 years from adoption; hence the projection is up to 2026. It is clear that there is a serious lack of effective housing land to allow TAYplan completions to be achieved and provide a minimum of 5 years effective land to be available at all times. The projected completions are shown in table 1.

Table 1

West Angus HMA Audit 2014 Projected Completions

12/13 13/14 14/15 15/16 16/17 17/18 18/19 19/20 20/21 21/22 22/23 23/24 24/25 25/26 64 60 60 90 114 77 73 40 45 20 15 0 0 0

By examining the supply each year as we progress through the plan period it is possible to determine what supply is available and to reveal if a 5 year supply of land is provided. As the first two years are factual, the base year of the Audit is used i.e. 2014/15. This is shown in table 2.

Table 2

West Angus HMA Supply and Years Supply

14/15 15/16 16/17 17/18 18/19 19/20 20/21 21/22 22/23 23/24 24/25 25/26 Supply 534 474 384 270 193 120 80 35 15 0 0 0 Years Supply 5.9 5.2 4.2 3 2.1 1.3 0.8 0.3 0.1 0 0 0

This can usefully be shown in the form of a graph which compares the 5 year supply target of 450 units (5 X 90) and the actual diminishing supply over the plan period.

Graph 2

West Angus HMA Supply and the 5 Year Supply

600

500 5 Years Supply, 450

400

300 Completions

200

100

Supply 0 14/15 15/16 16/17 17/18 18/19 19/20 20/21 21/22 22/23 23/24 24/25 25/26

Future Housing Allocations

It is possible, indeed necessary, to translate the lack of a 5 year supply and therefore a lack of a planning framework to allow 90 houses to be constructed every year into a minimum housing number that should be allocated in the emerging LDP. The starting point is in fact the end of the plan period – 2025/26. In order to meet the requirements of TAYplan there must be a minimum 5 year supply of land at this time (land for 450 houses).

The plan must allow for a minimum of 90 houses to be completed in each of the 10 preceding years as shown in Table 3.

Table 3

West Angus HMA ‐ Meeting the Requirements of TAYplan

16/17 17/18 18/19 19/20 20/21 21/22 22/23 23/24 24/25 25/26 1260 1170 1080 990 900 810 720 630 540 450 ‐90 ‐90 ‐90 ‐90 ‐90 ‐90 ‐90 ‐90 ‐90

Table 3 reveals that to ensure a minimum 5 year supply of housing land is available at all times throughout the plan period (2016/17 to 2025/26) the LDP must allocate sufficient land to accommodate the construction of 1260 houses. However, according to the Councils Housing Land Audit 2014 there will already be an existing supply of land at the base date of 2016/17. This is estimated to amount to 384 units, leaving the LDP to allocate a minimum of 876 houses within the Housing Market Area.

This is an absolute minimum for two reasons. Firstly, TAYplan is clear that the Council should aim to allocate a 7 years supply to support economic growth. This alone would require an additional allocation of some 180 houses if this ambition of supply were to be achieved. Secondly, the actual and projected completions between 2012/13 and 2015/16 will fall short of the average completions sought by TAYplan by some 86 units thereby requiring an accelerated build rate in the period covered by the Angus LDP. Taking these figures together requires a further 266 units to be added to the supply making a total new allocation of 1,142 to be identified by the LDP if it is to conform to the strategic guidance provided by TAYplan.

The above assessment is based on the existing effective supply coming forward for development. There is also a further supply of land identified within the existing adopted Local Plan or with the benefit of planning consent covering 8 sites and amounting to a potential supply of some 232 housing units. The 2014 Audit considers these sites to be non‐ effective and unlikely to make a contribution to supply during the audit period. Even, if all these sites were to come forward for development during the plan period, and this is considered unlikely, eth LDP would still need to find additional land to accommodate 910 houses.

The Role of Forfar

TAYplan sets out a settlement strategy for the Plan area. In terms of the West Angus HMA Forfar is identified as having “the potential to make a major contribution to the regional economy” as a principal settlement. Kirriemuir is identified as having a more “modest role in the local economy.” Therefore, the emerging LDP should ensure that the majority of the future housing supply for the immediate future should focus on the town of Forfar.

The Main Issues Report considered a number of potential locations where the future growth of Forfar could take place. These were at Turfbeg, Westfield and Suttieside North. Successive Local Plans (and public inquiries) have failed to support the development of land at Suttieside North either as a direction of growth or as a specific site. Land at Westfield and Turfbeg have however, benefitted from the support of the Council in the past and emerge as the key locations to accommodate future housing land releases.

Given the scale of development required to meet the strategic guidance of TAYplan and the role expected of Forfar to play within the Housing Market Area it is clear that both Westfield and Turfbeg should be the focus of new land allocations in the emerging Angus Local Development Plan.

TAYplan seeks a ‘generous supply’ of housing land to be identified in Development Plans. This is an acknowledgement of the uncertainties surrounding the effective delivery of housing sites. There are many factors that come into play that can hinder the successful development of an allocated site within a Local Development Plan. Not least of these is ownership. Westfield benefits from being in the ownership of both the Muir Group and Scotia Homes while Turfbeg is under option to purchase by Guild Homes. Both Companies have a proven track record of effective delivery of housing in Angus. These facts provide the necessary confidence to allow the Council to allocate sufficient land at both Westfield and Turfbeg to ensure the economic growth of Forfar as the ‘principal’ town within the West Angus Housing Market Area.