Cardenden Road, Cardenden, (Fife Council Site Ref.LDP-CDD001)

Fife Local Development Plan Development Strategy Consultation February 2014 Clarendon Planning and Development Ltd Exchange Place 2 5 Semple Street Edinburgh EH3 8BL T/F: 0131 306 0115 E: [email protected] W: www.clarendonpd.co.uk

2 Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 CONTENTS

4. INTRODUCTION

6. DEVELOPMENT STRATEGY QUESTION 3

8. LANDSCAPE

12. ACCESS

14. UPDATED DESIGN FRAMEWORK

16. CONCLUSIONS

Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 3 Introduction his representation relates to the Fife has been introduced to provide more detailed Local Development Plan Development information on preferred and alternative sites TStrategy Consultation and follows and also to address the increase in required previous representations made to both the housing allocations derived from the South- initial ‘Call for Sites’ exercise in 2012 and the East Strategic Development Plan LDP Main Issues Report in 2013. (SESplan) Supplementary Guidance, a draft of which was approved by SESplan committee As such, Clarendon act on behalf of Barratt in September 2013 with public consultation David Wilson Homes, who retain control over ending in December 2013. the land and actively wish to pursue a planning approval with a view to delivering housing at In this context, Cardenden is an established Cardenden. settlement within the Ore/Upper Leven Valley Strategic Development Area, which requires Previous representations outlined the to accommodate an additional 3,220 housing site’s merits and deliverability in relation to units in the period to 2024. Fife Council state Fife’s housing land supply requirement. In that the current housing land supply shortfall particular, this addressed the LDP Main Issues for the period to 2019 is just over 2,000 units. Report development strategy and assessment of competing sites with particular regard to Both these figures are substantial relative to the Cardenden. local area and therefore require deliverable sites to come forward at the earliest opportunity. The current consultation provides the Council’s view following the LDP Main Issues The Development Strategy’s support Report stage but prior to a Proposed LDP for Site LDP-CDD001 at Cardenden as a being published, which is understood to be in preferred housing site for inclusion within Summer 2014. the Local Development Plan is therefore wholly supported by Barratt David Wilson It is understood that this intermediary stage Homes.

4 Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 This submission addresses Consultation The site’s general location in relation to the Question 3 and the specific points raised Cardenden and mid Fife area is demonstrated within the Site Assessment to confirm the site’s in Figure 1. deliverability in the short term.

Comments have been provided online as per the Council’s preferred consultation process but it is requested that this supporting document is fully considered.

Site

Fig 1 - Wider Site Location Context Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 5 Development Strategy Question 3 “Do you agree with the preferred sites It is considered that the range of settlements and strategy for the Ore/Upper Leven put forward to accommodate the housing Valley area?” requirement is appropriate, given the scale of required allocations. Part A Deliverability within the next 10 years is “Does the preferred approach focus however questioned, given that settlements development on the right towns in this area? such as Lochgelly, Cowdenbeath, Kelty and If not, which towns should be chosen?” Kinglassie all have existing major sites which will impact on the ability of new sites to generate significant completions in the short Fife’s Development Strategy identifies term. preferred housing sites within a range of settlements within the Ore/Upper Leven Valley Analysis of the LDP MIR settlement SDA, with the following indicative housing assessment, provided within the January numbers:- 2013 representation, highlights that Cardenden compares favourably against other • Cardenden - 400 units (3 sites) settlements within the SDA area in terms of • Cowdenbeath - 60 units (1 site) existing committed housing sites (no national • - 500 units (2 sites) developer currently active within the town), • Kelty - 620 units (2 sites) infrastructure capacity (rail) and accessibility • Kinglassie - 160 units (2 sites) (rail plus proximity to and A92). • Lochgelly - 690 units (3 sites) • Thornton - 880 units (3 sites) The amendment of the Council’s preferred spatial strategy approach for the Ore/Upper Overall, this provides for 3,310 units on Leven Valley, in terms of inclusion of Cardenden preferred sites to meet the (draft) SESplan within a mix of urban consolidation, dispersed Supplementary Guidance additional allowance and urban extension is noted and supported. requirement.

6 Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 Part B “Does the preferred approach focus Overall, an appraisal of competing sites within development on the right sites? If not, from Cardenden (contained within the January 2013 those submitted, which sites should be representation) highlighted that Cardenden chosen? Road had the optimum development potential and was of a suitable scale for short The Council’s support of Site LDP-CDD001 - term development - an indicative capacity Cardenden Road - as a preferred housing site is of 75 units is noted within the Council’s noted within the Development Strategy’s list of Development Strategy. ‘Candidate sites’ on Page 33 of the consultation document. The Council’s Site Assessment concludes that the site, “fits in with the existing character, In this regard, it is noted that the Council’s scale and form of the settlement”, has, “good supporting site assessment concludes that integration into town” and “close proximity potential development of the site would have a to services - train station, shops”. neutral impact on the settlement, air pollution, built heritage, biodiversity, water quality and flooding.

Whilst a negative impact is assessed in terms of waste and soil, all potential greenfield sites considered for development are subject to these same constraints.

The assessed negative impact upon landscape is addressed in more detail within this document.

Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 7 Landscape 1 Fife Council’s Site Assessment generally supports the identification of Cardenden Road as a preferred housing site for inclusion within the Local Development Plan.

One aspect that is rated negatively is landscape impact. Firstly however, it should be noted that of the 16 No. preferred housing sites within the list of Candidate Sites for the Ore/Upper Leven valley SDA, 10 of the sites are rated negatively for landscape, i.e. 63% of the preferred housing sites.

This highlights the fact that the majority of potential new greenfield housing sites will have a degree of landscape impact and it is The accompanying images highlight views therefore important to note that all sites will looking southwards toward the site from the require mitigation to minimise that impact. existing residential area. This demonstrates that mid-range views of the site (including With respect to Cardenden Road (ref.LDP- the more exposed western area extending up CDD001), the main issue that is raised is that towards the rail line) are framed by existing of the existing site topography, with paticular housing to the south. The impact on views regard to the western part of the site. The from the north is therefore deemed to be assessment notes that the western part of the negligible with development capable of being site is “highly visible” although “development accommodated without impacting on the could be achieved subject to avoiding upper existing skyline. hill slopes and crest of hill”.

8 Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 View 1 - from Orebank Road, looking south

View 2 - from Derran Drive, looking south

Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 9 Landscape 2 The Site Assessment notes the containment by the railway embankment to the north. In this respect, the site is not visible from the southern approach along Cardenden Road (as shown below) due to this raised feature - appropriate landscaping should ensure that this ridge line is not breached by proposed housing.

In this respect, the accompanying viewpoints highlight the existing hedgerow/tree cover along the site boundary which provides a partial screen to the road at present.

Creation of site access and housing development must ensure this green edge is maintained and enhanced to minimise impact The western edge of the site, fronting on existing housing. Cardenden Road, provides the other key area in terms of potential landscape impact, with the Finally, the site fronts an existing burn on its principle relationship with existing housing northern edge which provides the opportunity and being the entrance to the proposed site. for a green edge with amenity value as both a wildlife corridor and footpath/cycleway.

10 Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 View 1 - from Cardenden Road, looking south-east

View 2 - from existing Scottish Water access on Cardenden Road, looking south-east

Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 11 Access It is noted that the Council’s Site Assessment This would provide a realigned access to the requires 2 points of access into the site from Scottish Water property east of the site and Cardenden Road. allow for an informal grid to be formed to access the remainder of the site. This would likely necessitate the realignment of the existing access into the Scottish Water The second access point would be located storm water retention tanks to the east of the east of the existing access but prior to the site (which is subject to legal agreement). restrictive change in ground levels nearer the rail line and south-eastern site edge (shown in The access design will be further dictated green on the plan). by the rise in levels towards the rail line, the requirement to maintain a landscape edge There remains scope for a two-access to Cardenden Road to mitigate views and arrangement with approximately 75m required sight lines. between junctions, exceeding Fife Council’s Transportation Development Guidelines The north-western part of the site adjoining (Supplementary Designing Streets Guidance). Cardenden Road provides the logical access point where site levels and potential sightlines Sightlines for the existing access offer good are at their optimum. visibility and the proposed access points could provide sufficient visibility for residential The accompanying plan outlines the proposed streets adjoining a 30mph zone, in terms of access points. Designing Streets policy.

In order to satisfy the requirement for 2 Detailed street design and access positioning accesses, the first access point would have to will be subject to further design at planning be pushed to the north-west edge and could application stage. create a new cross-roads junction with the residential street to the south.

12 Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 Potential Access Points & Principle Network

c.75m

Existing access - looking north-west Existing access - looking south-east

Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 13 Updated Design Framework An indicative Design Framework was included landscaping along northern edge of site within the representation to the LDP Main fronting the Den Burn / River Ore Issues Report in January 2013. C - greenspace network including footpath/ Following the more detailed Site Assessment cycleway linked to landscaped frontage and by Fife Council which forms part of the current site open space, enabling potential link to LDP Development Strategy consultation, an existing Core Path network and town services updated version is provided. (subject to adjoining land proposals)

This takes into account the two key areas D - linear open space within site linking to deriving from the assessment in terms of waterside frontage landscape and access. E - protected wildlife site; scope to potentially The accompanying plan outlines a revised link proposed site with town centre via Design Framework which provides two this natural resource (subject to Council/ points of access and a greater level of landowner proposals) greenspace and boundary treatment to integrate development with both the F - landscaping / woodland planting to immediate vicinity and wider context. elevated boundaries adjoining rail line and part of Cardenden Road to enhance screening In this respect, the indicative design comprises of development and create green edge the following elements:- G - Development blocks set within permeable A - Two points of access off Cardenden Road network with frontage to Cardenden Road and with realigned route to Scottish Water property scope for c.70-80 units comprising terraced, and maximum permeability semi-detached and detached units

B - Feature SUDS scheme integrated with

14 Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 Town Centre Services

E Flood Plain Wallsgreen Park River Ore C F Den Burn D B G A CardendenA Road Bus Route

Parkland

Primary School

Cardenden Rail Station

Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 15 Conclusions This representation responds to Fife Council’s services and amenities and is adjacent to a LDP Development Strategy consultation local bus route and within walking distance and, in particular, supports the inclusion of a rail station. The site is also in the control of Site ref. LDP-CDD001 Cardenden Road, of a national housebuilder and is therefore Cardenden. deliverable in the short term.

In responding to Development Strategy This representation has addressed the two Question 3 and the Ore/Upper Leven Valley areas for further investigation noted within the SDA, it is considered that the preferred Council’s Site Assessment, being landscape approach does now focus on the correct impact and access. range of settlements for future growth to address the significant housing land supply Landscape impact is considered negligible shortfall. in terms of mid-range views and there is scope for mitigation through suitable site In particular, Cardenden offers scope for design to ensure elevated boundaries to both housing growth due to proximity to Kirkcaldy, Cardenden Road (part) and the rail line are existing rail provision and the A92 network. addressed. Furthermore, there is no major housebuilder currently active, unlike other towns within the The preference for two points of access can be SDA area. accommodated to allow for design flexibility and maximum permeability. It is also considered the preferred approach focuses development on the right sites with A revised indicative design framework regard to the developability of Cardenden has been provided to respond to these Road in particular. considerations and demonstrates how the site could be developed to provide 70-80 housing This site is well contained by natural and man- units whilst integrating development with the made boundaries, is in close proximity to local site’s surroundings.

16 Representation to Fife LDP Development Strategy on behalf of Barratt David Wilson Homes - February 2014 Clarendon Planning and Development Ltd

Exchange Place 2 5 Semple Street Edinburgh EH3 8BL 0131 306 0115 [email protected] www.clarendonpd.co.uk

On behalf of Barratt David Wilson Homes (BDW)

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