FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Contents
Introduction
Introduction 9 Policy Context and How to Comment on the Local Plan 13
The Local Plan Development Strategy
Strategic Context 15 Strategic Locations 15 Sustainable Development 19 Developing the economy 20 Meeting housing needs 22 Safeguarding and improving the environment 26 Providing for Infrastructure and Community Needs 28 Developing the Transport Network 31 Implementation, Monitoring and Review 32
Settlement Plans
Settlement Plans 35 Introduction 35 Settlement and Landward Plans 36 Anstruther and Cellardyke Settlement Plan 38 Auchtermuchty Settlement Plan 43 Balmerino and Kirkton of Balmerino Settlement Plan 45 Balmullo Settlement Plan 46 Colinsburgh Settlement Plan 46 Crail Settlement Plan 48 Cupar Settlement Plan 54 Cupar Muir 66 Dairsie Settlement Plan 66 Drumoig Settlement Plan 67 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Dunshalt Settlement Plan 68 Elie and Earlsferry Settlement Plan 70 Falkland Settlement Plan 70 Gauldry Settlement Plan 71 Guardbridge Settlement Plan 73 Kettlebridge and Kingskettle Settlement Plan 78 Kilconquhar and Barnyards Settlement Plan 78 Kingsbarns Settlement Plan 80 Ladybank Settlement Plan 82 Largoward Settlement Plan 84 Leuchars Settlement Plan 86 Lundin Links, Lower Largo & Upper Largo Settlement Plan 90 Newburgh and Burnside Settlement Plan 93 Newport on Tay and Wormit Settlement Plan 96 Pittenweem Settlement Plan 103 Springfield Settlement Plan 105 St Andrews Settlement Plan 107 St Monans Settlement Plan 123 Stratheden Settlement Plan 127 Strathkinness Settlement Plan 127 Tayport Settlement Plan 130 Landward Area – Development Proposals outwith Settlement Boundaries 135
Local Plan Policies
Local Plan Policies 147 POLICY INDEX 147 POLICY D1 DEVELOPER CONTRIBUTIONS 149 POLICY D2 LOCAL EMPLOYMENT AGREEMENTS 150 POLICY R1 RETAIL CENTRES 150 POLICY R2 CONVENIENCE RETAIL OUTWITH TOWN OR LOCAL CENTRES 153 POLICY R3 COMPARISON RETAIL OUTWITH TOWN OR LOCAL CENTRES 154 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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POLICY R4 FACTORY SHOPS 155 POLICY B1 ESTABLISHED EMPLOYMENT AREAS - SAFEGUARDING 155 POLICY B2 PROTECTING EXISTING EMPLOYMENT/TOURISM/LOCAL COMMUNITY FACILITIES 156 POLICY B3 WORKING FROM HOME 157 POLICY B4 AREAS OF MIXED USE 157 POLICY B5 TOURISM AND HOTEL DEVELOPMENTS 157 POLICY B6 COMMERCIAL LEISURE DEVELOPMENT 158 POLICY H1 DEVELOPMENT PLAN DEPARTURES – HOUSING SITES 158 POLICY H2 AFFORDABLE AND SPECIAL NEEDS HOUSING 159 POLICY H3 HOUSES IN MULTIPLE OCCUPATION 160 POLICY H4 GYPSY TRAVELLERS AND TRAVELLING SHOWPEOPLE 161 POLICY E1 DEVELOPMENT OUTWITH TOWN AND VILLAGE ENVELOPES 162 POLICY E2 DEVELOPMENT WITHIN TOWN AND VILLAGE ENVELOPES 162 POLICY E3 DEVELOPMENT QUALITY – ENVIRONMENTAL IMPACT 163 POLICY E4 DEVELOPMENT QUALITY - DESIGN 164 POLICY E5 HOUSING DEVELOPMENT AND OPEN SPACE 165 POLICY E6 CONTAMINATED LAND 166 POLICY E7 CONSERVATION AREAS 167 POLICY E8 LISTED BUILDINGS 167 POLICY E9 DEMOLITION OF LISTED BUILDINGS 168 POLICY E10 PROTECTION OF ORCHARDS AND RIGGS 168 POLICY E11 HISTORIC GARDENS AND DESIGNED LANDSCAPES 168 POLICY E12 ANCIENT MONUMENTS AND ARCHAEOLOGICAL SITES 169 POLICY E13 STREET FURNITURE 170 POLICY E14 PUBLIC ART 170 POLICY E15 DEVELOPMENT IN THE COUNTRYSIDE 171 POLICY E16 HOUSING DEVELOPMENT IN THE COUNTRYSIDE 172 POLICY E17 GREEN BELT 173 POLICY E18 PROTECTION OF AGRICULTURAL LAND 174 POLICY E19 SPECIAL LANDSCAPE AREAS 174 POLICY E20 WATERCOURSES AND WETLANDS 174 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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POLICY E21 EUROPEAN PROTECTED SPECIES 175 POLICY E22 LOCAL BIODIVERSITY AND GEODIVERSITY SITES 176 POLICY E23 PROTECTION OF BIODIVERSITY 176 POLICY E24 TREE PRESERVATION ORDERS 178 POLICY E25 TREES ON DEVELOPMENT SITES 178 POLICY E26 NEW TREE PLANTING 179 POLICY E27 THE COAST 179 POLICY E28 LANDFILL 180 POLICY E29 WASTE MANAGEMENT SITES 181 POLICY C1 COMMUNITY AND LEISURE FACILITIES 181 POLICY C2 SPORTS FACILITIES WITHIN SETTLEMENTS 182 POLICY C3 SPORTS AND RECREATIONAL FACILITIES IN THE COUNTRYSIDE 183 POLICY C4 OPEN SPACE AND URBAN PARK 183 POLICY C5 PUBLIC OPEN SPACE 184 POLICY C6 ALLOTMENTS 185 POLICY C7 SCHOOL AND FURTHER EDUCATION ESTABLISHMENT GROUND 185 POLICY C8 FOOTPATHS/CYCLEWAYS/BRIDLEWAYS 185 POLICY T1 THE TRANSPORT NETWORK 186 POLICY T2 TRAFFIC SAFETY IN NEW DEVELOPMENT 187 POLICY I1 RENEWABLE ENERGY 187 POLICY I2 COMBINED HEAT AND POWER 190 POLICY I3 WATER AND SEWERAGE 190 POLICY I4 FLOODING AND WATER QUALITY 191 POLICY I5 SUSTAINABLE URBAN DRAINAGE 192 POLICY I6 TELECOMMUNICATIONS 192 POLICY I7 HEALTH AND SAFETY CONSULTATION ZONES 194
Glossary
Glossary 195 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 5
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Ordnance Survey Copyright The mapping used in this document is based upon Ordnance Survey material with the permission of Statement Ordnance Survey on behalf of HMSO. © Crown copyright and database right (2009). All rights Ordnance Survey Copyright Statement reserved. Ordnance Survey Licence number 100023385 Alternative languages and formats
This document is called the Finalised St Andrews & East Fife Local Plan 2009. It describes where and how development will take place in the area over the 10 years from 2008 - 2018 to meet future environmental, economic, and social needs, and provides an indication of development beyond this to 2026. To request an alternative format or translation of this information please use the telephone numbers on the panel above. When you call, please quote the title of this document. Calls cost 3 to 5p per minute from a UK landline, mobile rates may vary. If English is not your first language and you would like to improve your English please call any of our Language Lines or the Alternative Formats Line above for any information on courses and support.
Niniejszy dokument nosi tytuł: „Zatwierdzony lokalny plan zagospodarowania St Andrews i East Fife 2009” (Finalised St Andrews & East Fife Local Plan 2009). Opisuje on, jakie części rejonu i w jaki sposób będą zagospodarowywane w ciągu dziesięciu lat 2008 - 2018, aby sprostać przyszłym potrzebom środowiskowym, ekonomicznym i społecznym. Zawiera również informacje o kierunkach dalszego rozwoju do roku 2026. Aby zamówić inny format lub tłumaczenie tych informacji, prosimy o kontakt pod numerami telefonu podanymi powyżej. Dzwoniąc należy podać tytuł tego dokumentu. Koszt połączenia wynosi 3-5p za minutę z brytyjskich telefonów stacjonarnych, koszty połączeń z telefonów komórkowych mogą być różne. Jeśli język angielski nie jest Twoim językiem ojczystym i chciałbyś poprawić swoją znajomość angielskiego, zadzwoń pod dowolny z powyższych numerów po informacje na temat dostępnych kursów i pomocy.
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Foreword Higher levels of affordable housing development in local communities - 30% of By Councillor John Beare, Chair of Fife Council’s all houses in the St Andrews housing market Planning Committee area will be affordable with 20% in the Cupar housing market area It is my pleasure to present New business parks in Cupar and St Andrews, the Finalised St Andrews & a science park in St Andrews linked with the East Fife Local Plan 2009 as University, and other employment sites approved by Fife Council throughout the Local Plan area, highlighting Planning Committee on 30 our commitment to assisting the creation of June 2009. This Plan replaces and sustainability of employment throughout both the consultative draft Fife. prepared in March 2005 and Renewable energy to be incorporated into the finalised draft approved development proposals to ensure that at least for public consultation in 15% of the energy output is met on site. August 2006. Greater emphasis on design and masterplanning, with developers required to The Plan implements the strategic vision set out consult communities to help shape better in the Fife Structure Plan (approved by the Scottish quality development for the long term. Government earlier this year) as it applies to the St Andrews & East Fife area. It contains proposals In preparing this Local Plan, extensive consultation to guide the area’s development over the 10 year took place with community representatives, local period until 2018 providing land for many uses interest groups, developers and elected members. such as employment, homes, leisure and learning. The publication of the Plan gives you a further A Local Plan is the basic suite of documents and opportunity to submit comments, either written policies which Fife Council will use to guide or online, on matters which you feel should be planning decisions and promote investment in altered be that something for inclusion, Fife. amendment or deletion from the Plan. The Plan has been informed by the outcome of the 2008/09 The Plan contributes toward Fife Council’s Big 8 public consultation on the Strategic Environmental priorities to achieve the vision of making Fife a Assessment and a revised version of the great place to live, work and visit, in particular by: Environmental Report is being published for comment alongside the Local Plan. Helping make Fife the leading green council in Scotland Comments submitted in response to this Local Improving local conditions for economic Plan will be considered by Fife Council. These may development result in changes being made to the Plan before Increasing access to housing and any remaining representations are heard at a Local Improving sport, leisure and cultural Plan Examination to be held by a Reporter opportunities. appointed by the Scottish Government. Thereafter the Council hopes to be in a position to adopt the The Local Plan strategy sets out a significant Local Plan as Council Policy during 2011. programme of investment in economic development across the area – a key factor in In the meantime I reiterate thanks on behalf of Fife ensuring that St Andrews & East Fife continues to Council to all who have contributed to bringing balance successful, sustainable growth with local the Local Plan to this stage and look forward to needs and demand, especially in the current your further participation in progressing this Plan. economic climate.
Key proposals contained in the Plan include:- FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 9
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Introduction consultative draft Local Plan in 2004-05, Fife Council Development Services consulted with a The Fife Development Plan provides the statutory wide range of bodies. We also ran a series of public policy framework for land use planning in Fife. It consultation events from 2003 including Your is made up of the Fife Structure Plan and Local Place, Your Plan in spring 2004. Community Plans. The Structure Plan sets the strategic Planning partners and public agencies such as the guidance for the future development of Fife and Scottish Environment Protection Agency (SEPA) identifies the general location and scale of and Scottish Natural Heritage (SNH) were involved development. throughout these consultations.
The Fife Structure Plan covers the 20-year period When adopted, the Plan will replace the 4 Local from 2006-26. The St Andrews & East Fife Local Plans (Cupar and Howe of Fife; Tay Coast; St Plan is one of 4 Local Plans being prepared. Fife’s Andrews Area; Largo and East Neuk) that are other Local Plans cover Kirkcaldy & Mid Fife, and currently in place for the St Andrews and East Fife Dunfermline & West Fife, and there is a Local Plan area. All of the views and comments made at the dedicated solely to minerals, called the Fife consultative draft, SEA Scoping, finalised draft and Minerals Subject Local Plan. First Stage Environmental Report stages have been considered in preparing this Plan. Many The strategy of this Local Plan complements that opportunities have already been provided for local of the Structure Plan and covers the period people and community organisations to become 2008-18. It applies the Structure Plan strategy involved in the shaping of the policies and locally, establishing a detailed, site-specific proposals that make up the St Andrews & East Fife framework of policies and proposals for land use Local Plan. and other related matters. It guides and promotes development in the area and explains how towns This Local Plan comprises: and villages will change over the Plan period. In addition, it provides for stability in areas where no The Plan Statement which describes the significant change is proposed. overall strategy and provides a summary of the planning issues, policies, and proposals Figure 1.2 (St Andrews & East Fife Local Plan affecting individual towns and villages. These Process) outlines the Local Plan process. are described in Settlement Plans. A Proposals Map identifying the location of A finalised draft St Andrews & East Fife Local Plan development proposals and where policies was approved by the former Environment & apply geographically. The Proposals Map Development Committee on 31st August, 2006 as includes individual Settlement map insets a basis for public consultation. However, the Policies which are used in decisions to planned consultation on that document manage and promote development. (scheduled for the early months of 2007) had to be cancelled due to uncertainties surrounding the An Action Programme is published along with Fife Structure Plan position at that time. the Local Plan describing planning proposals, who is responsible for implementing them, and their This current document is part of the second stage anticipated timescales. The Action Programme will in preparing and consulting on the St Andrews & be updated every two years to monitor progress East Fife Local Plan. It is called the Finalised St on implementing the Local Plan. Andrews & East Fife Local Plan 2009. It updates and replaces the finalised draft Plan. That version The Action Programme includes the Planning of the Plan was prepared following public Obligations Financial Framework. consultation on the consultative draft Local Plan. This took place during spring 2005 when the draft A CD containing the Plan documents and Plan was placed on deposit as part of the Be a Part supporting papers, for example the Development of Fife’s Future consultation. In preparing the Framework for the Curtis Fine Papers site, 10 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Guardbridge, is available. The documents and all associated papers are also available online at www.fifedirect.org.uk. A link from this website allows all of the documents to be viewed interactively and comments to be made online. It should be noted that non-Fife Council documents included as supporting papers have not been endorsed by the Council for planning purposes and do not form part of the Finalised St Andrews & East Fife Local Plan 2009.
The Environmental Assessment of Plans and Programmes (Scotland) Regulations 2004(1) has made Strategic Environmental Assessment (SEA) of local development plans a statutory requirement. SEA has been undertaken in preparing the Local Plan to comply with the Regulations and European legislation and an environmental report has been prepared for consultation alongside the Local Plan. The intention of SEA is to provide for a high level of protection of the environment and to contribute to the integration of environmental considerations into the preparation and adoption of plans and programmes with a view to promoting sustainable development (EC Directive 2001/42/EC).
1 Note: Whilst the 2004 regulations were largely revoked by the later Environmental Assessment (Scotland) Act 2005, those plans begun on or before 19th February 2006 still fall to be considered under the 2004 Regulations - this is the case with the St Andrews & East Fife Local Plan process. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 11
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Policy Context and How to At this stage in the Local Plan, representations to Comment on the Local Plan (as well as support for) the Plan are invited. You can view the Plan at The Scottish Government has published Scotland’s www.fifedirect.org.uk/developmentplan under St National Planning Framework 2, which sets out an Andrews and East Fife, where additional achievable long-term vision for Scotland and information is also available. You can access the identifies the likely change to 2025. It identifies online consultation from here or from the strategic development potential of the www.fifedirect.org.uk/haveyoursay (follow the Aberdeen- Edinburgh-Newcastle transport links to the St Andrews and East Fife Local Plan corridor, which crosses the Local Plan area, and consultation). identifies Mid Fife as an area of national priority for environmental enhancement. Local Plan If you do not have access to the internet, strategy has been reviewed to ensure that any please use the form supplied with the Plan. changes necessitated through the National If you need more forms email Planning Framework 2 are incorporated within the [email protected] outing EFLP2a Form Local Plan. in the subject field, call 08451 55 55 53 and request Form EFLP2a or go to your Fife Council The Local Plan has also been prepared in the Local Service Centre or Library in the Local Plan context of the National Economic Strategy. This Area. promotes sustainable economic growth and the proposals contained within the Local Plan The Plan is available for public consultation for a contribute to this objective. minimum 6 week period. If appropriate, this period may be extended to ensure effective community The Local Plan is prepared under the umbrella of engagement. the Fife Community Plan and the Fife Structure Plan which has been prepared in the context of Please return completed comment forms the National Planning Framework. The Community to the address on the form, or submit Plan provides the shared vision for Fife of public online to [email protected]. sector partners and the wider Fife community over Emails should be titled: EFLP2a St Andrews and the next ten years. The Local Plan also has regard East Fife Local Plan. to other plans and programmes prepared by Fife Council and its partners, including the Fife For further information, contact the Local Economic Development Strategy, the Local & Community Policy team on 01592 Housing Strategy and the Local Transport Strategy. 583290 The Structure Plan will be replaced by new Strategic Development Plans for both Edinburgh and Dundee City Regions. Fife is within both of these regions for strategic planning.
The Fife Development Plan fits into a wider legal context set by European Directives and is guided by the Scottish Government’s Scottish Planning Policies (SPPs), Planning Advice Notes (PANs) and circulars. These are available on the Scottish Government website – http://www.scotland.gov.uk. Their contents are reflected in this Plan’s policies but not repeated. 14 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Strategic Context areas. This includes promoting class 4 business use in town centre locations 1. The National Planning Framework (NPF), Increasing job opportunities and directing which is a strategy for the long-term new employment-creating development to development of Scotland’s towns, cities and St Andrews countryside, identifies key strategic Supporting St Andrews’ development as an infrastructure needs to ensure that each part asset for the knowledge-based economy. This of the country can develop to its full potential. includes support to realise the commercial The Fife Structure Plan takes account of the potential of the higher education sector and NPF, provides a 20 year vision for Fife and sets working with the University to explore the strategic land use policy context for St development of the campus Andrews and East Fife. The following Focussing retail growth in St Andrews and in paragraphs list what this means for the whole Cupar as district shopping centres, enhancing Local Plan area. the service role of Cupar Town Centre and consolidating growth in other town centres 2. Sustainable development: 4. Safeguarding and improving the Developing and maintaining sustainable environment: communities by delivering affordable housing as part of new development. This Designating a Green Belt for St Andrews includes promoting Strategic Land which will manage long term planned growth Allocations in Cupar, St Andrews, for the town and take account of the need to Tayport/Newport/Wormit and in the East protect the town’s character, landscape Neuk settlements setting and identity Accommodating projected growth in Fife’s 5. Developing the transport network: population Supporting and strengthening the rural Maximising the efficient use of the Tay economy by encouraging its diversification crossing to increase car sharing and the use Further developing St Andrews as a high of public transport quality tourist destination and building on Promoting mixed use developments to the tourism industry throughout Fife achieve improved accessibility Providing a choice of quality housing as well Focussing major developments on public as a choice of different locations, prices and transport interchanges and town centres tenures served by public transport and increasing development densities in these areas. This 3. Developing the economy: includes identifying opportunities for Attracting inward investment, and supporting improvements to public transport and strengthening the rural economy. In this infrastructure context, St Andrews will be promoted as one Supporting the provision of strategic of Fife’s key town centres and will be transport improvements including a relief developed as an international destination road for Cupar and a link road for St Andrews with the potential to build on its international profile as a cultural, sporting, leisure, visitor Strategic Locations destination and centre of academic excellence 6. The Local Plan applies the Structure Plan Identifying strategic employment sites strategy at a local level and provides more together with a seven-year supply of detailed local guidance. employment land in towns with a population greater than 5,000 and in clusters in rural 16 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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7. The Structure Plan identifies Strategic Land 11. In determining locations for new Allocations at Cupar, St Andrews, development, Fife Council has taken account Tayport/Newport/Wormit and in the East of opinion expressed through public Neuk settlements. These locations present involvement events and balanced this against the best opportunity to further develop wider public interests. These are areas where established settlements at a scale which can infrastructure capacity is available, or where deliver infrastructure and services, and which it should be provided and can be supported are sustainable in terms of location and in the by further development; which relate well mix of land uses to meet community and with the transport network; which have an economic needs. Development in these areas acceptable or manageable environmental will largely be on greenfield land due to the impact; and which are accessible to core limited amount of brownfield land in East Fife, community services such as schools, shops, whilst maximising the re-development of or local facilities either on a self-contained brownfield land where possible. All new basis or collectively as a cluster of development will require to be of a high communities quality in terms of layout and design, and should adhere to the principles contained 12. St Andrews within the guidance in Fife Council's Fife Masterplans Handbook. 13. St Andrews remains one of Scotland’s most popular locations as a place to live. Its role as 8. Masterplans will be prepared to guide the principal town in East Fife is recognised development in the Strategic Land in the Local Plan strategy. The development Allocations. The masterplans will specify the strategy is to expand St Andrews over the phasing, scale and siting of development in next 20 years to realise the potential of line with the Fife Development Plan and will tourism and the University as an economic be prepared in consultation and with the driver for Fife, whilst balancing this with the involvement of the communities affected. need to protect its internationally important The masterplans will require Fife Council heritage. Development at North approval before they are implemented and Haugh/Langlands, and at land at Craigtoun must demonstrate how they will help to Road, make up the St Andrews West Strategic create sustainable communities by providing: Land Allocation. This will provide for employment land, 1,090 houses, (including Housing to meet a wide variety of needs, a minimum of 30% affordable), and including affordable housing; community development over a 20-year Employment land to attract and retain jobs; period. The Fife Structure Plan proposes a and slightly lower proportion of housing Development to meet identified social and development for the St Andrews Housing community needs. Market Area than its share of Fife’s population would merit and this is reflected in the Local 9. All development must be of high quality Plan. design to produce an attractive and safe environment in which to live, work, play, 14. To fulfil St Andrews’ role, the town needs invest and learn. further employment land to provide opportunities for economic development, 10. The Local Plan provides detail over a 10 year and to deliver affordable housing, whilst period (2008–18) while indicating, in broad protecting and enhancing the landscape terms, development over the longer term to setting. To increase the contribution that inform communities, landowners and science and technology make to the Fife investors. economy and develop links outwith Fife,
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new business parks, and expansion of the affordable housing in the area, a higher tourism sector. New business parks will proportion of new housing development is support local businesses as well as providing required to be affordable, compared to other opportunities for further employment in the areas in Fife. St Andrews needs to provide the town. scale of development that will help to contribute investment in new housing within 15. The Local Plan allocates sites at the University the St Andrews Housing Market Area and to of St Andrews’ North Haugh/Langlands provide, within the town, housing that is campus west of the town centre to identify affordable to more people in the local and protect the land required for new community, community facilities and services, educational facilities, and to accommodate employment opportunities and infrastructure, the academic growth and commercial spin-off thereby helping to sustain the community. developments anticipated to take place over The Local Plan acknowledges the need to the period to 2026. It also identifies support public sector funding for new opportunities for housing development. The facilities serving St Andrews and the wider extension of the University campus, area. However, significant private sector incorporating a Science Park, will ensure that capital secured through developer research at the University can be contributions will be required to provide the commercialised for the benefit of the local scale of investment necessary. economy. The Council will work with the University of St Andrews to explore the 18. The strategy recognises that the town's development of the campus over a 20-year landscape setting has limited capacity to period. accommodate expansion. This limit is defined by a Green Belt boundary which is set for 20 16. There is also a need to explore the creation years and will be subject to a review by 2028. of a single school site for Madras College. Development within the first 10 years of that Three options are available - South Street, period is identified on the Proposals Map. The Kilrymont, or incorporated into the Strategic Green Belt boundaries take account of the Land Allocation as part of the new University need to manage development over and campus. This latter option would allow the beyond the Local Plan period, and to protect potential for shared community facilities to St Andrews’ character and landscape setting be developed as part of the school site. The provision of a new secondary school in the 19. Cupar Plan area is subject to review and will be the focus of a separate community consultation 20. Cupar’s growth over the last 30 years has not during the lifetime of the Local Plan. been matched by the growth in the town’s services and facilities. Cupar has remained 17. St Andrews’ attraction as a place to live, popular as a place to live and this was together with limited development reflected in rapid increases in house prices opportunities, has affected the housing which placed it as one of the least affordable market. Land and house prices have increased towns in Scotland in which to buy a house to the extent that new affordable housing for according to pre-recession surveys. The town local people on lower incomes have all but has lost its role as a ‘County Town’ and disappeared. Development pressure on the agricultural market for the surrounding area. town’s open spaces and older employment Demand for houses in the town remains high sites has also increased. In response to this, but this has not been matched by growth in St Andrews has been designated as a employment opportunities. Pressured Area which suspends some tenants’ rights to buy their council or housing 21. The Local Plan strategy for Cupar is to association house. Due to the high need for consolidate the town’s role as the principal 18 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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centre for services and facilities serving the central Cupar as the town is extended to the wider rural hinterland, involving the north. They will include environmental and development of 1,400 houses, community public path improvements which should facilities and infrastructure, enhanced make a significant contribution to improving education facilities and business and environmental quality within the town. It is commercial land over a 20-year period. The envisaged that a better quality environment proposals in this Local Plan begin the move in the town centre should also attract further towards this aim by promoting development businesses and the Local Plan encourages the to accommodate changes in household size, development of office-based business there. increases in population, attracting and retaining services, providing employment 25. Development will be phased over the 20 year opportunities and addressing traffic period and will be guided by masterplans to management issues. The scale of be prepared for Council approval. The development proposed will help to minimise masterplans will also address development infrastructure costs. phasing, design principles, land-uses and layout, access, and integration with the built 22. One of the main challenges for the town is up area. They will help avoid piecemeal how development can be channelled to development and will be the means through resolve transportation issues. The which a planned extension to the town can development strategy for the town over the be created to a high standard. Public next 20 years will enable the construction of involvement will continue as the masterplans a northern relief road to be funded through are developed and implemented. development. The road will resolve many of the congestion and environmental issues 26. Tayport/Newport/Wormit which impact on the town centre. It will also provide development options for 27. The Tay bridgehead communities, focussed employment land (including a business park), on Tayport, Newport-on-Tay, and Wormit, are housing, bulky-goods retailing, community important to Fife’s connections to the north facilities, infrastructure, and public transport because of the cross-Tay transport links, and connections. Binding legal agreements will the shopping, business, and employment ensure that the road is built early in the relationships with Dundee and Angus. The construction phase of associated housing planning strategies of Fife, Dundee and developments. Angus have been to meet the housing and development needs of their respective areas, 23. Construction of the relief road will allow for particularly in relation to housing, so that further traffic calming measures and unnecessary commuter traffic is discouraged. associated environmental improvements to This approach to housing land and the be introduced in the town centre guided by provision of new opportunities for local a Town Centre Improvement Framework. In employment land is continued in this Local addition, any house building on sites within Plan. The Fife Structure Plan identifies Cupar (but outwith the Cupar North Strategic development of up to 630 houses over a Land Allocation) will be required to make 20-year period. The scale of development financial contributions to the revitalisation of proposed meets needs for housing and the town centre. Further details on financial employment land and supports the case for contributions are contained in the Planning the opening of a rail halt at Wormit in the Obligations Financial Framework in the Action longer term. The Local Plan identifies Programme accompanying the Local Plan. development to 2018 and indicates the direction of growth beyond that period. 24. These measures are seen as part of a package to safeguard the viability and function of 28. East Neuk Settlements FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 19
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most positive social and economic effects. 29. The East Neuk is less well served in respect of Sites have been selected for housing, its connections with the transport network employment and other development from when compared with other population those considered best able to meet these centres in Fife. It is nevertheless a popular aims and so help create sustainable area to set up home and to visit, and plays an communities. New settlements are not important role in Fife’s rural economy. The proposed; instead, new developments will principal service centre for the area is be integrated with existing communities so Anstruther & Cellardyke which, together, have that more people can benefit from enhanced become established as an area of tourism and facilities. Sustainability should not be seen as commercial activity. The East Neuk is also a barrier to building on previously notable for a high proportion of second undeveloped land or countryside, however. homes which add pressure to the local Where proposals can bring benefits to new housing market. This is indicative of the and existing communities, development will changing role of the East Neuk which has be considered in line with the Local Plan suffered economically from restructuring in strategy and policies. fishing and agriculture and is increasingly seen as an attractive location for retirees and 32. The Local Plan will promote sustainable ‘weekend residents’ which affects local communities through: economic activity. As with St Andrews, in 2006 the Scottish Government agreed to Fife Identifying sites which encourage people to Council’s request to identify part of the East walk, cycle or use public transport to get to Neuk as a Pressured Area. This suspends the work, school and community facilities either rights of some tenants to buy their house. A in individual settlements or collectively across higher proportion (30%) of new housing a number of neighbouring communities; development is required to be affordable, Improving travel choices through promoting compared to other areas in Fife, due to the public transport and the development of high need for affordable housing. non-vehicular links such as pedestrian and cycle paths in conjunction with the core paths 30. The Fife Structure Plan identifies identified in the Fife Core Paths Plan; development of 500 houses on greenfield Supporting new development which sites over a 20-year period. The Local Plan will minimises and mitigates environmental help to further develop diversity and growth impact, including moving towards low or zero in this area by capitalising on the existing carbon development where it conforms with assets and encouraging economic diversity. other Local Plan policies; The character of the area will be safeguarded Supporting the provision of garden ground and its distinctiveness retained by avoiding and allotments; coalescence along the coastal strip. Whilst Encouraging domestic renewable energy and development proposals are predominantly shared sources of energy; housing-led, other development land releases Promoting buildings that can provide for will be for commercial and employment land different needs over time; appropriate to the needs of the area. Safeguarding and creating green corridors Employment land is identified in Anstruther, for biodiversity and access - the latter in St Monans, and Crail. conjunction with the core paths system; Providing for a range of housing densities Sustainable Development appropriate to the scale and location of the site, and increasing the number of units per 31. The Local Plan aims to safeguard resources hectare, particularly where the development and to locate development where it has limited impact on the environment and the 20 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
sites are close to town centres and/or key planning system needs to support the assets public transport interchanges; and that can attract new and diverse economic Providing a choice of quality housing styles activity. East Fife has a high dependence on and size, as well as a choice of different a large number of small businesses mainly in locations, prices and tenures. agriculture, construction, and services. The Local Plan strategy is not to compete with 33. Substantial progress has already been larger urban areas but to build on the area’s achieved in the promotion of sustainable strengths such as the high quality development in other parts of Fife, and this environment, tourist attractions, and has been reflected through a number of educational assets. proposed major developments such as renewable energy at Energy Park Fife in 36. A healthy local economy and business sector Methil and development of a green business is essential to sustainable communities. This park at Westfield, near Kinglassie. We will seek is acknowledged in Fife's Community Plan. to encourage suitable proposals to promote Private and public sector initiatives can, sustainable development in East Fife where within the Fife Development Plan framework, these accord with Development Plan policies. help create an environment in which the local economy can thrive and provide for the Developing the economy establishment of new businesses – important in rural areas where traditional jobs in the 34. The Local Plan sets objectives to expand the fishing and farming sectors are under economy by: pressure.
Improving local employment prospects by 37. East Fife also has a considerable industrial identifying land for business and commerce heritage but, compared to other parts of Fife, which will help to sustain the rural economy manufacturing is not well represented in the and provide jobs; pattern of employment. The recent closure Supporting St Andrews in its role as a centre of Curtis Fine Papers in Guardbridge provides of academic excellence and encouraging evidence of further pressure on that sector. business to develop on that foundation; Nevertheless, over 84% of the adult Promoting Cupar as a location for business population in East Fife is economically active, investment and growth and consolidating its above the Fife average of 80%(1). The area role as the service centre for East Fife; continues to attract economically active Diversifying the business and employment residents, partly because many are able to base by supporting new economic travel out of the area to work in skilled and development; professional occupations. Significant local Encouraging new job opportunities close to employment with large service sector rural communities; establishments is restricted mainly to RAF Promoting sites for hotel development in Leuchars and the University of St Andrews, support of the tourist economy; and and also to public services in healthcare and Providing for employment land across the with Fife Council. Plan area, including promoting sites within town centres for business use. 38. There are two strands to broadening the local business base. The first is to build on the 35. Competition for jobs is increasing not only potential for academic links to foster business within Fife but also across Scotland, the UK, opportunities. The University of St Andrews, and in an expanded Europe. The 2009 in particular, has a key role in this respect by recession has added to these pressures. The developing its landholdings at the western
1 (Source: Nomis, September 2008) FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 21
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edge of the town to encourage small and where these contribute to the employment medium size businesses in spin-off business land supply and meet other planning policies. space. Scotland has the capacity to develop such businesses which can create wealth 41. Class 4 business uses are promoted within through the commercial development of the town centres of St Andrews and Cupar. research and teaching. The University's global Within some Areas of Mixed Use, developers reputation for excellence in scientific research will be required to provide fully-serviced class is an asset to Fife and Scotland. As one of the 4 business premises prior to completion of highest rated universities in the field of housing development. scientific research, it provides a platform for developing knowledge based business, 42. Town centres attracting further investment, and making a major contribution to the Fife economy 43. The main town centres in East Fife have a key through the volume and value of jobs it role in local economic growth by supporting creates. The Local Plan strategy is to work employment, leisure and cultural services, with the University to realise the University's and retailing and business. St Andrews is one potential to create economic opportunities of the town centres in Fife regarded as key to from its academic activities as part of a Fife's economic growth and the Plan strategy western expansion of St Andrews. The St recognises that the town has the potential to Andrews Settlement Plan illustrates where make a contribution to the economy of East development will take place. Fife and Fife as a whole. The Settlement Plan for St Andrews explains in more detail what 39. The second strand to expanding the business this means in terms of land use and base in East Fife is to provide a flexible development in the town. Compared to that planning policy framework which will allow envisaged for Cupar, St Andrews' retail role new employment opportunities and is seen as serving more visitor and tourism commerce in rural areas as well as in towns. needs, but with an emphasis on quality. This The Local Plan does this with a view to will include changes to the town centre's supporting diversification of farming environment to provide for a more attractive activities, giving preference to business use and comfortable experience for all who use over housing when considering the it. redevelopment of rural properties, and encouraging more sites for employment land 44. Cupar has a role as the service centre for in areas where the demand is high and the much of rural East Fife. The Local Plan opportunities exist. proposes additional development in the town to enhance this function. This will be met 40. A strategic objective of the Fife Development within the town centre, providing further Plan is to provide a seven-year supply of opportunities for retail and business use, and employment land in towns with a population through a new retail park in association with greater than 5,000 and in clusters within rural the northern expansion of the town. The retail areas. The Local Plan identifies new park will accommodate bulky goods retail to employment land in St Andrews and Cupar, complement, rather than compete with, the in the East Neuk and the Tay Bridgehead, and retailing available within the town centre and in some smaller settlements throughout East will provide for the retention of retail Fife to assist job prospects available to smaller expenditure within Fife. The vision for Cupar and more rural communities. These is one which consolidates its role as an development opportunities are identified in important retail centre for East Fife, given its the Settlement Plans. In addition, there is central location, and where non-retail policy support for small scale business businesses - such as the professional services development at the edge of settlements sector - can develop further. 22 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Meeting housing needs 45. Tourism 51. The Local Plan Strategy to meet housing need 46. East Fife has a leisure economy based around is by: golf and tourism. Tourism is a cornerstone of the local economy in many parts of East Fife, Allowing for housing development to meet and is nationally significant in terms of the strategic housing land requirement and income and supporting employment. St providing a minimum five year effective land Andrews’ role is again central to the Plan supply at all times within each Housing strategy as it has a competitive advantage as Market Area; the recognised 'home of golf' and through its Contributing to providing affordable and cultural connections. In addition, the special needs housing to help meet Fife Local University has potential to support tourism Housing Strategy objectives; through its heritage, accommodation, and Allocating suitable land for development in academic resources. East Fife as a whole is locations that are accessible to public attractive to visitors as a place for leisure transport and basic community services, activities with assets such as the environment either on a self contained basis in settlements, of the East Neuk coastal villages, or collectively within a cluster of championship golf courses, the Fife Coastal communities; Path, Fife cycleways and inland walking Providing for a range of densities appropriate routes. to the scale and location of the site, particularly in relation to proximity to the 47. Opportunities for hotel and commercial main public transport nodes and leisure development are supported by the interchanges; Plan strategy and identified in St Andrews, Encouraging new houses which are adaptable Cupar, Guardbridge and Tayport. to meet future trends; and Creating sustainable communities and 48. Minerals applying the principles contained in the Fife Urban Design Guide. 49. Mineral working is an important economic activity but it consumes finite resources and can also result in significant impacts on the environment and communities. Restoration, aftercare and after-use of sites are therefore important planning considerations. The Fife Structure Plan and the Fife Minerals Subject Local Plan provide policy guidance on matters relating to minerals.
50. Developers should bear in mind that development in former coalfield areas may be affected by, or may itself affect, any of a number of areas of concern arising as a legacy of coal mining. Such areas of concern may be related to problems of ground stability, minewater contamination or seepage of mine gases to the surface. Development proposals will require to take account of these possibilities. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 23
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52. Local Plan housing land requirement 2008-18
53. National planning policy requires development plans to ensure that there is, at all times a minimum five-year supply of housing land in every Housing Market Area (HMA). This land is expected to be free from development constraints (ready to build) within the Plan period. At present there is not a minimum five-year land supply. The Finalised Local Plan provides an effective five-year land supply in both the St Andrews and North East Fife, and Cupar and North West Fife Housing Market Areas. The land supply should, where possible, provide a variety of sites in terms of size, location, and house types in areas where potential house-buyers want to live. The Fife Structure Plan sets the housing land requirement up to 2026. The Local Plan identifies land to meet this requirement over the period to 2018. 54. The number of houses that require to be identified through this Local Plan by Housing Market Area and by Local Plan Area are calculated as follows:
Housing Land - Existing Housing Supply (B) = Shortfall (C) Requirement (A)
Shortfall Strategic Land Allocation Sites to be identified - = (C) (D) through the Local Plan (E) 24 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Fife Structure Plan Housing Market Area (HMA) Housing Land Requirement 2008-18
Number to be Housing Land Existing Strategic Land found through Housing Market Requirement supply Shortfall Allocation the Local Plan Area (HMA) (A) (B) (C) (D) (E)
Cupar & NW Fife 1,400 590 810 648 162 HMA
St Andrews & East 2,200 1,120 1,080 1,215 -135 Fife HMA
Notes: (D) The Strategic Land Allocation figure (D) comes from the approved Fife Structure Plan (2006-26) and includes (A) The Structure Plan requirement (A) is the 2008-18 the additional allocations it identifies for the period portion of the Structure Plan 20 year (2006-26) 2008-18. requirement relating to the St Andrews and North East Fife, and Cupar and North West Fife Housing Market (E) The Fife Structure Plan requires the Local Plan to Areas. allocate 450 houses to the Cupar & NW Fife Housing Market Area, and 930 houses to the St Andrews & North (B) The existing supply figure comes from the effective East Fife Housing Market Area. The Local Plan allocation housing supply (source: Fife Housing Land Audit 2008) for each Housing Market Area (E) is smaller than those and small sites (fewer than 5 houses), windfall, and urban figures because much of the Structure Plan’s requirement capacity sites assumptions (source: Fife Structure Plan is contained in the existing supply (B) and Strategic Land Report of Survey, 2006). Allocations. Additional Local Plan allocations have been made to provide an effective five-year land supply in each Housing Market Area.
Fife Structure Plan Housing Land Requirement 2006-26 for Strategic Land Allocations (SLAs) as at May 2009
Strategic Land 2006-11 2011-16 2016-21 2021-26 2006-26 Allocations
Cupar North 0 420 570 410 1,400
St Andrews West 50 380 380 280 1,090
Tayport/Newport/Wormit 50 200 220 160 630
East Neuk 50 175 175 100 500
TOTAL 150 1,175 1,345 950 3,620
(Source: Approved Fife Structure Plan Proposals PH2 and PH3)
Notes:
These figures include the additional allocations introduced by the approved Structure Plan, May 2009, and are shown phased across each 5 year period. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 25
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55. The housing land requirement takes into 60. Two of Fife’s greatest assets – its location and account the existing land supply, urban environmental quality – contribute to capacity assessments, and contributions from pressuring the housing market. Lying within windfall (unanticipated) sites, and small commuting distance of Dundee, Perth, (fewer than 5 houses) sites. [However, note Stirling, and Edinburgh has helped to attract that the housing land requirement is likely to a high demand from both within and beyond be reviewed in the future due to the Fife’s boundaries. The Local Housing Strategy introduction of Strategic Development Plan (update 2008) states that 60% of second Authorities.] homes in Fife are in East Fife (almost 38% in the East Neuk alone). The greatest house price 56. In allocating land for development, the rises in Fife between 1998 and 2003 (80% and Council has taken account of the availability above) have been in the East Neuk and St of infrastructure (or its provision through Andrews. The Scottish Government development funding), the transport network, acknowledges the housing market issues environmental factors, and access to core within the Plan area and has agreed to the community services such as schools, shops, Fife Council East Neuk and St Andrews or local facilities. Community consultations localities having Pressured Area Status until undertaken in preparing the Plan confirmed 2011, which suspends the right to buy for that there is widespread concern, particularly some tenants. among smaller communities, that small towns and villages will become swamped by new 61. Other initiatives include the Council’s development. Where possible, therefore, the Affordable Housing Policy, the selection of a Council has sought to apply some preferred partnership for the delivery of proportionality in allocating land for subsidised affordable housing in Fife development and has adjusted the (currently the Fife Housing Association distribution of housing land to take account Alliance) and the Strategic Housing of physical, infrastructural, and environmental Investment Plan (SHIP). Fife Council has also factors. identified funding in order to provide new build council housing in the region of 50 units 57. Five-year housing land supply per annum over the next five years.
58. The housing land supply in the Fife Housing 62. Affordable housing, including special needs Land Audit 2008 provides the most housing, will be sought where there is a up-to-date housing position for the Finalised demonstrated need. A mix of tenures will be Local Plan and sets the baseline for meeting sought including low cost ownership and the housing land requirement. The Local Plan social rented although the Council’s is the preferred means of identifying land for preference is for social rented housing. Given development; however, there may be other Fife’s changing demographic profile, in terms opportunities which come forward during of a projected increase in the number of the lifetime of the Plan. The Settlement Plans elderly persons, the provision of special needs and the Action Programme provide details housing will be important. of sites identified to meet the requirement. The Proposals Map identifies new allocations. 63. The Structure Plan sets the requirements for The identified sites achieve a continuous the provision of affordable housing. The five-year land supply for both Housing Market proportions that apply are: 20% in the Cupar Areas as required by national policy. and North West Fife Housing Market Area, and; 30% in the St Andrews and North East 59. Affordable housing Fife Housing Market Area. The Council will work with the house building industry in providing affordable housing as part of 26 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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development proposals. In the interests of and the Fife Masterplans Handbook, the Local equity, delivery of affordable housing will be Plan strategy is to apply this objective to new sought on all appropriate development, development as well as the natural commensurate with scale. (This may also be environment so that the planning system applied to non residential development.) The improves what already exists, and creates Council has produced Supplementary value for the future. Specific proposals in the Guidance on Affordable Housing (2006) which Local Plan are identified to bring about provides detailed advice on how affordable improvements in the built and natural housing will be achieved and remain environment. Redevelopment of brownfield, affordable to meet the future needs of local derelict or damaged land, where appropriate, people. is encouraged in preference to greenfield development. However, greenfield release is Safeguarding and improving the still required to implement the Plan strategy. environment The Local Plan's policies support the re-use of buildings in town and country where the 64. The Local Plan sets objectives to safeguard proposed use is acceptable and meets the and improve the environment by: terms of these policies. In addition, the St Andrews Design Guidelines offers specific Ensuring new development accords with the guidance for development in St Andrews. principles of sustainability and encourages more walking, cycling and use of public 68. The quality of design in new developments transport; can be a contentious matter but there is no Promoting high standards of design and doubt that a greater desire exists for design development to conserve landscape and standards to be raised and for guidance to urban character; be applied. In many cases standards have Protecting the countryside from unplanned improved but have done so inconsistently, development sprawl whilst allowing for and Local Plans have not assisted as much as development which supports the rural they might have done. This Local Plan economy or has a specific need for a rural addresses these concerns by raising design location; standards and proposing the development Conserving sites important to the natural of design guidance in planning briefs and environment in terms of habitat or species, masterplans for large or particularly important and conserving the built heritage; sites. Supplementary, more detailed, design Supporting, where appropriate, renewable guides will emerge during the lifetime of the energy initiatives. Local Plan. For the Strategic Land Allocations in St Andrews and Cupar, development will 65. Quality in the built environment be on a phased basis and lead to the creation of a series of small neighbourhoods, rather 66. Well designed new development and public than a single urban expansion. Distinct urban spaces are essential to quality of life. Good design in each area will help create a sense design can also have a positive effect on both of place. regeneration and economic wellbeing. It can improve local pride and ownership in a 69. Planning briefs, including masterplans, community. Poorly designed development provide planning guidance which and public space often has precisely the complements and supports the statutory opposite effect. development plan. They are not alternatives to the development plan but provide design, 67. The Fife Development Plan promotes good layout, infrastructure, and implementation environmental quality. Aided by the Fife guidelines or requirements for proposed Urban Design Guide, Creating a Better Fife development and provide clear advice to FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 27
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
developers and communities on what is 72. Twenty-seven conservation areas are defined expected from development proposals. When in the Local Plan. A phased programme is the Council approves planning briefs and underway to review Fife’s built heritage masterplans, following consultation with the assets. In accordance with National Planning local communities affected by them, they will Policy, conservation area appraisals and become material policy guidance in deciding management plans will be prepared and planning applications. New and innovative brought forward for consultation for all of the designs are encouraged in locations where conservation areas in East Fife over the Local they will add quality to the built environment. Plan period. Such locations will include conservation areas and rural locations. Design considerations in 73. The reasons for the designation and the most these places will be more complex by virtue important attributes of conservation areas of their settings and the need to protect and needs to be better explained to assist augment their characters. decisions on development likely to have an impact on their character. Character 70. The environmental assets of East Fife are appraisals will therefore be prepared during considerable: these include: over 3,100 listed the Local Plan period in accordance with buildings; 27 conservation areas; its landscape national planning policy. quality and character; over 4,500 archaeological sites and more than 200 74. The most significant spaces within and ancient monuments; sites of importance to between town and villages are given policy nature conservation, including the Isle of May, protection from development pressures. A with international and national designations Green Belt for St Andrews has been defined. as well as sites of more local importance; and This will direct planned growth to appropriate 129 Tree Preservation Orders. Afforested areas locations and protect the town's landscape and the coastline are particular characteristics setting and critical views to and from the of rural East Fife. The Fife Structure Plan historic core, in accordance with national provides policy guidance in relation to nature green belt policy. conservation sites of international and national significance; the Local Plan provides 75. In defining the Green Belt, the Council has local policy. decided that its boundary should endure and not be subject to frequent revisions to meet 71. The pattern of towns, villages, and hamlets new development needs. The Green Belt across the Local Plan area is an integral part boundary has been drawn to reflect a long of the area's character. Local Plan proposals term settlement strategy and ensure that for new development take account of these planned long term growth can be features with a view to protecting the overall accommodated. This is necessary to avoid environmental quality, and have used the cumulative erosion of the integrity of the landscape plans, where they exist, to inform Green Belt through the approval of individual the Plan. The Local Plan Proposals Map planning permissions. Inner boundaries have defines settlement envelopes only for those therefore been drawn to create an area towns and villages of 25 houses or more, or between the current settlement envelope where the Local Plan supports development and the Green Belt suitable to accommodate that will increase a settlement’s size to planned growth over a 20 year period without beyond 25 houses. Settlements with fewer the need to encroach on Green Belt land. The than 25 houses are not defined by envelopes Green Belt therefore sets a context for the in the Local Plan and will be regarded as future direction of St Andrews’ growth for at established clusters of housing within the least 20 years. countryside.
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76. Development within the Green Belt’s inner by supporting development for employment boundary is managed by planning policy, and residential uses where they will help to including the use of masterplans, to identify sustain rural communities and encourage how, where, and the broad extent of St diversification. The aim is to enhance and Andrews’ future growth over the next 20 diversify the rural economy, provide for the years. This will include guidance on landscape creation of local jobs in sustainable locations, measures required to accommodate future support agricultural diversification, reduce development, where appropriate. the need to travel to work, and improve access, in particular to larger employment 77. Green spaces are also shown where they help centres. to safeguard important tracts of undeveloped land which penetrate built-up areas and 82. New businesses and commercial leisure and provide access to the surrounding housing developments can assist rural countryside. regeneration of communities and the services they draw on. However, this runs contrary to 78. Areas of Great Landscape Value (AGLVs) have conventional transport policy. Assessment been important in Fife in helping to identify must be made to inform environmental, areas where the landscape is held in high community, and transport considerations. regard and have been designated in Fife for The Local Plan identifies opportunities for many years to protect their special landscape development within the rural area which character from unsympathetic development. provide for local needs and sustain local However, the inclusion within Local Plans of services and facilities. other policies on development in the countryside, forestry and nature conservation 83. Fife's coast forms part of its landscape as well as the cultural heritage can provide a character – its ‘fringe of gold’ – and is similar level of landscape protection at both recognised as having an environmental and the broad and site specific landscape scale economic value. Provision is made for when considering development proposals. development that requires a coastal location and contributes to the local economy. (The 79. The Fife Local Landscape Designation Review coastal zone is defined to assist decisions on has been used both to identify and designate development proposals. It includes land Special Landscape Areas and can also support related to and influenced by the coast, land the enhancement of areas of lesser landscape up to 250 metres inland from Mean High and habitat quality. This reflects emerging Water Springs; the coastal landscapes defined national planning policy and will be a material in the Fife Landscape Character Assessment; consideration when assessing development and coastal habitats. The developed coast proposals. All development proposals in these has been defined as that within settlements areas will need to demonstrate a commitment with a population greater than 2,000 and to landscape protection and improvement, where there is existing large-scale and take account of the existing landscape development for industry, tourism and features. recreation outwith settlement limits.)
80. Rural and coastal development Providing for Infrastructure and Community Needs 81. Development in the countryside is an area of planning policy sitting between the twin 84. The Local Plan sets objectives for providing aims of safeguarding Fife's rural landscape for community needs and infrastructure by: and supporting the rural economy and communities. The Local Plan's policies Supporting the development or improvement provide a balance between these objectives of educational, recreational, and leisure FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 29
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opportunities and enabling the development policy on this matter.(1) It will be reviewed as of community facilities where the means of part of the Local Plan Action Programme. providing them are available. Encouraging the use of renewable energy 88. The age structure of the Scottish population technologies as an alternative to fossil fuels has changed significantly over recent years and encouraging renewable energy initiatives and the pattern in Fife closely follows the within local communities. national trend. The population profile for East Fife, compared to the Scottish average, is 85. Successful implementation of the Local Plan characterised by fewer residents aged under strategy will rely on developments making a 16, and more residents older than 64. There contribution to the costs they create in terms is a need to plan ahead so that future of impact on the environment, communities, development takes account of the anticipated infrastructure, and services. Where needs likely to arise and to ensure social deficiencies occur, developers will be services such as education and healthcare are expected to make an appropriate accessible to Fife’s residents. contribution to any shortfall related to their development as well as providing for all that 89. Planning for current and future health care is required to bring forward that provision means locating services locally or development. enabling good access to services on a regional basis – across Council boundaries, if 86. The Council wishes to work in partnership necessary. Healthcare, recreational, and retail with developers to assist delivery and seeks services – if not provided locally – are to develop mechanisms to achieve this. available in Mid Fife, Dundee, and Perth. Structure Plan Policy DC1 and Local Plan Transport links to these areas are therefore Policy D1 (Developer Contributions) set out important to those resident in the Local Plan the Council’s requirement for all new area. Taken together with other aspects of development to address any shortfalls in the strategy, the policy objectives in this Local community infrastructure and/or mitigate Plan contribute to achieving the aims of Fife’s any adverse impact they create by seeking Community Plan in terms of providing for development contributions to the costs. No stronger, safer, and well-educated undue cost should fall to the public purse, communities. particularly in bringing forward the Strategic Land Allocations. The Settlement Plans 90. The strategy for the future development of indicate the nature of contributions sought Fife’s hospital and community health services from development proposals. Specific in the Local Plan area includes the contributions will be agreed as part of the construction of a new hospital and health development management process and, centre in St Andrews, serving the wider area. where appropriate, set out in masterplans In Cupar, the NHS Fife Project Team has taken and planning briefs. account of new housing development over the period to 2026 when reporting plans for 87. This Local Plan includes a financial framework healthcare provision. A business case has which apportions the total cost of been prepared for the redevelopment of the infrastructure and services across Adamson Hospital and the Cupar Health development(s), and takes into account the Centre to include health centre and hospital locational and cumulative pressures of each. facilities within the Cupar locality. Where The financial framework helps to illustrate necessary, land will be zoned for health and developer requirements within the Plan area care facilities including nursing homes. and is consistent with national planning Developer contributions will be sought to
1 The Scottish Office Development Department Circular 12/1996 30 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
assist in the provision of new or expanded learning opportunities in rural locations. The facilities where this is necessitated by new Local Plan provides a policy framework which housing development. Sites for care homes supports the development of are also identified as part of mixed use telecommunications infrastructure whilst development for Strategic Land Allocations. having regard to environmental considerations. 91. Services infrastructure 95. Renewable energy 92. The supply and availability of water services – sewerage in particular – is a national 96. National planning policy on renewable planning issue. Scottish Water, as the body energyand associated advice notes provide responsible for these services, is required to the national context for renewable energy. meet the EU Water Framework Directive 2000, Further guidance is given in the Council’s on the treatment of wastewater and this is Planning Customer Guideline Renewable driving its spending priorities. This has had Energy in Fife (2007) and Supplementary the effect of restricting the availability of Planning Guidance Wind Energy (2008). Fife resources to meet the infrastructure needs Council is committed to reducing carbon arising from new development and means dioxide emissions and promotes the use of that the implementation of the Local Plan’s passive solar design to achieve reductions in development strategy is affected significantly energy requirements. The Council will also by the available capacity in the system for the seek to achieve further savings by securing first five years or so of the Plan period. Land at least 15% of a development’s predicted for new development is allocated and phased energy requirements generated on site from to take account of this restriction. This is low or zero carbon technologies or by other reflected in the phasing of land for measures on site delivering an equivalent development in Anstruther, Cupar, St carbon dioxide reduction. Andrews, and within the Tayport/Newport/Wormit area. In accordance 97. The commercial exploitation of potential with Policy D1 (Developer Contributions), renewable energy sources, including energy where development proposals require crops (biomass), is likely to be in the rural additional investment in water and drainage parts of the Plan area and should be services, the Council requires that these will considered in the context of planning policies be paid for by the developments to be served. covering such locations. In the case of commercial wind farms, the Local Plan defines 93. Waste management is primarily a strategic a broad area of search to guide development matter and is addressed in the Fife Structure proposals. In addition, the Planning Customer Plan and in the Fife Area Waste Plan. The Guidelines provide a general indication of Local Plan contributes to the implementation preferred areas for other technologies such of these documents’ policies by safeguarding as hydro power, geothermal energy, solar land at Lower Melville Woods, by Ladybank, power, and passive solar design. as a site for waste disposal and recycling. Waste management at a neighbourhood level 98. Community infrastructure and services will be supported by requiring new developments to accommodate facilities for 99. Education capacity in primary and secondary waste recycling, segregation, and collection. schools is a recurring theme expressed through community consultations when 94. Telecommunications infrastructure is now an preparing the Local Plan. School investment essential part of everyday social, business, by Fife Council will be determined by a review and leisure activities. It has also opened of school assets covering primary and opportunities for access to services and FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 31
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
secondary facilities. The land use implications opportunities to create new links through the of this are still being identified. towns and to the countryside. The Fife Core Path Plan, the primary policy document for 100. The Council’s School Estate Strategy, access and path proposals, will identify approved in 2005, provides the strategic further land use proposals which will require context for education across Fife. The Strategy planning policy support. will inform a rolling programme for the future development of school buildings and lead to Developing the Transport Network the identification of education priorities across all of Fife. This is a long-term 103. The Local Plan objectives for developing the commitment but, in the interim, where new transport network are: development causes pressure on existing school capacity, a financial contribution will Providing for a pattern of land use which be required from the developer to alleviate reduces unnecessary travel and supports a that pressure. The proposed housing choice of more sustainable travel options; allocations will impact on school capacities Assisting the implementation of Fife’s Local and further public consultation will be Transport Strategy; undertaken if the Local Plan is amended. Safeguarding options for future development Where 1,000 or more houses are proposed in of the transport network; one location the Local Plan sets out Supporting improvements to regional requirements for a new primary school to be transport connections to East Fife provided. In the event that this is not needed due to capacity in other schools, this 104. In addition to the Fife Development Plan, Fife requirement will not be pursued. In cases Council has a Local Transport Strategy. The where there is a need for developers to Finalised St Andrews & East Fife Local Plan provide a new school or to make a 2009 has been prepared alongside the Local contribution towards education Transport Strategy and its constituent Area infrastructure, these are identified in the Transport Plan for East Fife. Details of Settlement Plans in the Local Plan. This transportation policies and proposals are approach is consistent with the School Estate contained within the East Area Transport Plan. Strategy. The respective strategies of these Plans complement each other and the Area 101. There is also a need to explore the creation Transport Plan will be updated early in the of a single school site for Madras College at life of the Local Plan. The East Area Transport one of three possible sites, South Street, Plan translates strategic traffic and transport Kilrymont, or incorporated into the Strategic objectives into local action. Improved public Land Allocation as part of the new University transport provision isintegral to this campus.The location of a new secondary document including development at school in the Plan area is, therefore, subject Leuchars railway station, and improved to review and will be subject to further integrated public transport feeder services community consultation as the Local Plan between St Andrews and Leuchars railway progresses. station. A Park and Ride/Choose at the North Haugh, with a focus on tourist traffic, will be 102. The Plan’s strategy for leisure and recreation developed as part of the western expansion includes promoting further development of of St Andrews. The East Area Transport Plan urban greenspace. The emerging Fife also includes a commitment to identify, cost, Greenspace Strategy will provide further and appraise measures to address Cupar’s information. In Cupar and St Andrews traffic problems including the creation of a greenspace will be promoted through linking relief road. existing open spaces and seeking to identify 32 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
105. The predominantly rural nature of East Fife these and any relevant development means there is a higher than average contributions to them are in the respective dependency on private transport. This is due Settlement Plans. Additionally, Park and to a combination of the dispersed settlement Choose sites, which will complement pattern, restricted public transport network, established rail facilities, are proposed in the and higher household income levels leading Plan. to 31%(1) of households with more than one car, compared with 25% for the whole of Fife. 108. The Area Transport Plan identifies specific Enhancement of public transport and proposals for the Local Plan area. Proposals transport infrastructure will aid in improving requiring land to be safeguarded and which accessibility to and within the Plan area. The are programmed for implementation during proposed re-opening of the Levenmouth rail the Local Plan period are shown in the link to passengers would help serve the East Settlement Plans and listed in the Action Neuk. Programme. Land required for longer term development is safeguarded from 106. The Local Plan strategy involves supporting development that would prejudice its use for the transport network by promoting transport. development where homes, jobs, and services are in close proximity and, where possible, 109. East Fife is well served by harbours, many of accessible to public transport to minimise the which are still working facilities. The Local impact of commuting. In addition, Plan strategy encourages the development development is located where it can best of the harbours as operational facilities or for underpin the transport network by means of leisure and tourism purposes. Anstruther, development-led funding or by providing a where there is scope for more resident berths supporting population to contribute to the and to attract more visitors, should be viability of new public transport investment. regarded as the Fife centre for sailing and Most development is proposed in areas that cruising. promote good access and relate to the main strategic transport connections in the Plan Implementation, Monitoring and area: Leuchars; Guardbridge; St Andrews; Review Cupar; and Tayport, Newport and Wormit. This provides good road and rail links to the 110. The St Andrews & East Fife Local Plan will set main centres of Fife and to Scotland’s a development strategy for 2008 - 2018. It principal urban centres. provides a framework for the Council to guide development and changes in land-use and 107. The East Coast mainline railway serves the seeks to promote development in accordance Local Plan area, and connects it with England, with the Plan strategy. Monitoring and north-east Scotland, and the central belt of reviewing the implementation of the policies Scotland via Edinburgh or Dundee. Proposals and proposals of the Local Plan is therefore to further develop rail connections in West important to ensure that they remain Fife will bring added benefits to this area by relevant. Monitoring is also critical to assess offering additional connections – for freight how well the Local Plan performs in achieving in the first instance – to the central Scotland its objectives. rail network.New development of the scale proposed in the Local Plan strategy will 111. The Action Programme prepared with this require improvements to the rail network and Local Plan lists the actions required to so the Local Plan safeguards land for new rail implement the Plan’s proposals. It identifies halts at Newburgh and Wormit. Details of what actions are required; who is responsible
1 Source Scottish Household data 2005/2006 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 33
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
for undertaking those actions; and the timescales for implementation. The majority of proposals in the Local Plan will be achieved through private sector investment; some will also require joint working between the Council, private sector and relevant agencies.
112. The Action Programme also identifies proposals involving land in which the Council has ownership interests. The Action Programme will be reviewed and updated at least every two years throughout the lifetime of the Local Plan to monitor progress on implementing the proposals and to inform the Local Plan review.
113. The Planning etc. (Scotland) Act 2006, which received Royal Assent in December 2006, introduced a new development plan system. This Local Plan will be subject to review within five years and will become part of a new style Local Development Plan with the TAYplan Strategic Development Plan as its strategic framework. Further information is set out in Fife Council's Development Plan Scheme, which will be updated annually. 34 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Settlement Plans Financial Framework in the Action Programme. Introduction Other information: any other factors the Council thinks are important for Settlement Plans are prepared for each town and people, including developers and local village that has proposals within the Local Plan people, to know. area and that either have a minimum of 25 houses, Planning permission: this means the Council or will be expected to have a minimum of 25 has given its permission for a certain type of houses when the Local Plan proposals are built. development to go ahead, for example new Settlement Plans are an important part of the Local houses or business premises. The planning Plan. They set out the range, type and scale of permission will set down any conditions development the Council will support and which must be followed. highlight the future development potential of a Outline planning permission: this means settlement. the Council has given, in principle, permission for a certain type of development to go What the terms in the Settlement Plans mean ahead. Before a development can be built, Map ref: gives the location of the land on the full planning permission (above) must be Proposals Map, for example AUC 01 refers to obtained. Auchtermuchty site 01. Strategic Land Allocation: the Fife Structure Location: where the proposal is. Plan identifies a number of Strategic Land Allocations throughout East Fife to be Area (ha): the size of the land, in hectares. developed between 2006 and 2026. These Class/type: what type of development (Use areas will include a minimum of 300 houses class or type) the Council will give its support and may include a mix of land uses to on this land. depending on the location. The text for each No. of houses: the estimated number of Strategic Land Allocation gives details of the houses that can be built on the land. acceptable land uses for the site. Lead: the name of the organisation, for Local Plan allocation: this site has been example Fife Council (FC), private sector identified as a proposal in the Local Plan. developer (Private),or Housing Association Development Opportunity: this site has the (HA), responsible for developing the land. potential for development as described. Status, additional development requirements and other information: Definitions for many other terms used in the Status: the current position of a site e.g. Settlement Plans can be found in the Glossary. is it a Local Plan allocation, does it also have planning permission, is it under In addition to the Settlement Plans, an Action construction? Programme is published along with the Local Additional development Plan. This identifies all the proposals within the requirements: any specific Settlement Plans and gives information on: contributions (additional to requirements set by Development Plan who is responsible for implementing them; policies), that a developer is required to and make to address the impact of proposals, their anticipated timescales. for example developers must pay for new roads or roundabouts, or make a The Action Programme will be updated every 2 contribution to a school (either the cost years. It is important to note that the Local Plan of building a new school or extending allocations set out in the Settlement Plans can an existing school). Further detail on change after a public consultation process or a development requirements can be Local Plan Examination. found in the Planning Obligations 36 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Settlement and Landward Plans infill opportunities may arise within these settlements. These are encouraged, subject to Settlements with Proposals compliance with the policies of the Local Plan.
Anstruther & Cellardyke Arncroach Auchtermuchty Balmalcolm Balmerino & Kirkton of Balmerino Blebo Craigs Balmullo Boarhills Colinsburgh Ceres Cupar Chance Inn Cupar Muir Collessie Craigrothie Crail Foodieash Dairsie Freuchie Drumoig Gateside Dunshalt Grange of Lindores Elie & Earlsferry Kilmany Falkland Kilrenny Gauldry Letham Guardbridge Luthrie Kettlebridge & Kingskettle Mount Melville Kilconquhar & Barnyards New Gilston
Kingsbarns Newton of Falkland Peat Inn Ladybank Pitlessie Pitscottie Largoward Strathmiglo Leuchars The Source for all population figures is: General Register Lundin Links Office for Scotland (GRO(S)) Small Area Population Lower Largo & Upper Largo Estimates 2007. Newburgh & Burnside Newport on Tay & Wormit The figures stated in the settlement statements are Pittenweem derived from aggregating GRO(S)’ datazones to best fit Springfield the settlement boundaries as defined in the Local Plan. St Andrews Designation Maps St Monans Stratheden Finally, the Proposals Maps should not be looked at Strathkinness in isolation and must be read in conjunction with the Tayport Designation Maps. These record natural, cultural and built assets protected by policy, safeguarded areas, and highlight other relevant designations which may have Landward Area (Development Proposals outwith policy implications. Settlement Boundaries) The Designation Maps can be found on the CD. There are no Local Plan proposals for the towns and villages listed below. Consequently, Settlement Plans have not been prepared for these Please Note -Developers should bear in mind areas and there is no requirement to refer to the that development in former coalfield areas may Action Programme. During the Local Plan period, be affected by, or may itself affect, any of a FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 37
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 number of areas of concern arising as a legacy of coal mining. Such areas of concern may be related to problems of ground stability, minewater contamination or seepage of mine gases to the surface. For this reason, drilling or test boring of old mineworkings requires the prior written approval of the Coal Authority. In addition (and not restricted to coalfield areas) potential development sites may have been subject to mining operations other than coal, such as ironstones, limestone and oil shales for example. Development proposals will require to take account of these facts. 38 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Anstruther and Cellardyke Promoting and preserving the harbours. Settlement Plan Managing new development to retain the distinctiveness and character of the towns, particularly the conservation areas, and Population– 3,631 preserving the separation between the Anstruther and Cellardyke, as part of the East Neuk coastal villages. and St Andrews Localities, have Pressured Area Other: Status until 2011. This suspends the rights of some tenants to buy their house. The Murray Library building, Shore Street, held in Trust for community benefit, offers The planning issues to be addressed in this Local accommodation or a development Plan: opportunity, subject to the terms of the Trust. Together Anstruther and Cellardyke comprise Specified uses are education, recreation and the main settlement grouping on the East leisure. Proposals will be supported where Neuk coastline, providing a centre for service, consistent with Local Plan policies. fishing and tourism facilities. As Scotland’s The Anstruther Community Regeneration fishing industry has declined and tourism has Project Group is currently examining various developed, there is a need to support the role development options with regard to of Anstruther and Cellardyke as a local service improvements in the harbour and town centre for the East Neuk. centre areas. Again, proposals which emerge Contributing to the requirements for within the lifetime of this Local Plan will be affordable housing. supported where they are consistent with Safeguarding employment land and Local Plan policies. providing planning policies to attract new businesses.
Anstruther and Cellardyke - Local Plan Proposals and Development Requirements
ANS 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
ANS Cellardyke 10.8 Housing 250 Private This site contributes 50 houses to 01 Caravan the East Neuk Settlements Strategic Park Land Allocation. 200 houses are part of the existing housing land supply.
Planning permission 04/02179/EOPP was granted on 27/02/2007. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 39
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
ANS 02
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
ANS 02 Crichton <0.1 Housing 5 Private This site is part of the existing Street housing land supply, and is under construction.
Planning permission 04/01724/EFULL was granted on 24/06/2004.
ANS 03
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
ANS 03 Bankwell 0.2 Housing 11 Private This site is part of the existing Road housing land supply.
Planning permission 07/01394/EOPP was granted on 11/02/2008.
ANS 04
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
ANS 04 Depot, 0.4 Brownfield 9 Fife This site is a development Pittenweem site Council/ opportunity. Road Private It has the potential to contribute 9 houses to the housing land supply. 40 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
ANS 05
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
ANS 05 Anstruther 0.2 Brownfield 8 Fife This site is a development Wester site Council/ opportunity. Primary Private School It has the potential to contribute 8 houses to the housing land supply.
ANS 06
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
ANS St 3.9 Employment Fife This site is a Local Plan allocation. 06 Andrews Council/ Road Private Vehicle access via B9131. extension Classes 4 (business), 5 (general industrial) & 6(storage & distribution).
Retain scope to link site to the established employment area to the south.
Safer route to school to be safeguarded (indicated on the proposals map). FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 41
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
ANS 07
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
ANS Harbour & 21.0 Infrastructure Fife Anstruther Community 07 town centre facilities, boat Council/ Regeneration Project Group improvements servicing, Other is currently examining pontoons development options. (phase 2) Anstruther Easter Harbour is category B Listed by Historic Scotland.
Development proposals may emerge within the lifetime of this Local Plan.
ANS 08
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
ANS 08 Dreelside 1.0 Allotments Fife This site is a Local Plan Council/ allocation. Private Land to be reserved for allotments.
Access from Queens Gardens and Milton track.
See Action Programme for programming and site details and also refer to the Financial Framework. 42 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 43
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Auchtermuchty Settlement Plan
Population – 2,068
Auchtermuchty - Local Plan Proposals and Development Requirements
AUC 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
AUC East of 1.0 Housing 20 Private This site is a Local Plan allocation. 01 Stratheden up to Place 2018, Total site capacity is 40 houses, of 1.0 which 20 should be developed post beyond the Local Plan period. 2018 Views south to the Lomond Hills to be protected.
Developers will be required to produce an Indicative Development Framework for Fife Council approval.
The layout of the development should safeguard a route for a future road through the site to Carswell Wynd.
AUC 02
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
AUC Adjacent 0.2 Employment Fife This site is a Local Plan allocation. 02 to Council/ cemetery Private Classes 4 (business), 5 (general industrial) & 6 (storage & distribution).
Access from Station Road Industrial Estate. 44 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
AUC 03
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
AUC North of Old 2.0 Employment Fife This site is a Local Plan allocation. 03 Station, Council/ (Sterling Private Classes 4 (business), 5 (general Warehouse) industrial) & 6 (storage & distribution).
Site boundaries and details to be determined by Planning Application.
AUC 04
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
AUC Former 3.7 Area of 50 Private This site is a Local Plan allocation. 04 Ironworks Mixed Use Station (primarily It has the potential to contribute 50 Road housing). houses to the housing land supply. Vehicle access to be taken off A91 and B936.
Open space/community woodland (on flood-risk area).
Minimum area of 0.5ha serviced employment land providing class 4 business use to be provided before housing.
See Action Programme for programming and site details and also refer to the Financial Framework.
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 45
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Balmerino and Kirkton of Population – 123 Balmerino Settlement Plan
Balmerino and Kirkton of Balmerino - Local Plan Proposals and Development Requirements
BAL 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
BAL Opposite 0.6 Housing, and 8 Private This site forms part of the existing 01 Balmerino transport and housing land supply. Abbey/ environmental Planning permission Memorial improvements 09/00408/EFULL for 5 houses was Cottages granted subject to a S75 agreement on 25/05/2009. Tourist car park for visitors to abbey/village. Environmental improvements – including landscaping and view protection. Larger gardens in rural setting adjacent to the Conservation Area.
See Action Programme for programming and site details and also refer to the Financial Framework. 46 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Balmullo Settlement Plan Development close to RAF Leuchars is likely to be affected by operational noise. Additional noise Population – 1,470 mitigation measures will be required for all developments within areas affected. The RAF Balmullo, as part of the East Neuk and St Andrews produced A Report on an Environmental Noise Localities, has Pressured Area Status until 2011. Survey of Aircraft Activity at RAF Leuchars in This suspends the rights of some tenants to buy August 2008. The noise contour map is a their house. background paper to this Plan (available on CD and at www.fifedirect.org.uk).
Balmullo - Local Plan Proposals and Development Requirements
BLO 01
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
BLO 01 Balmullo 0.9 Housing 20 Private This site is a Local Plan Farm allocation.
This site includes a category B Listed Building.
See Action Programme for programming and site details and also refer to the Financial Framework.
Colinsburgh, as part of the East Neuk and St Andrews Localities has Pressured Area Status until 2011. This suspends the rights of some tenants to Colinsburgh Settlement Plan buy their house.
Population – 376
Colinsburgh - Local Plan Proposals and Development Requirements
Map Location Area (ha) Class/Type No. of Lead Status, additional development ref houses requirements, and other information.
COB South East 2.4 Housing 35 Private This site contributes to the East 01 of Village (including Neuk Settlements Strategic Land post 2018) Allocation.
Total site capacity is 60 houses, of which 25 should be developed beyond the Local Plan period. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 47
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map ref Location Area Class/Type No. of Lead Status, additional development (ha) houses requirements, and other information.
COB 02 South Wynd 0.3 Brownfield 5 Private This site presents a development Depot Site opportunity.
It has the potential to contribute 5 houses to the housing land supply.
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
COB 03 Main <0.1 School Fife Before work begins on the school Street Expansion Council expansion, agreement should be reached on the relocation of the existing smiddy to an alternative acceptable location within the village.
See Action Programme for programming and site details and also refer to the Financial Framework. 48 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Crail Settlement Plan sympathetic development opportunities which retain the site’s unique historic Population – 1,742 character.
Crail as part of the East Neuk and St Andrews Post 2018: Localities has Pressured Area Status until 2011. This suspends the rights of some tenants to buy A longer-term development site is identified their house. to the north of the village. Guidance on the development of this site will The main Planning issue to be addressed in this be included within a single Indicative Local Plan is: Development Framework (to be prepared by Fife Council) covering sites CRA02, CRA03, The heritage value of Crail Airfield constrains CRA04 (and the adjacent longer-term re-use and re-development. The Local Plan development area). seeks to reconcile this by identifying
Crail - Local Plan Proposals and Development Requirements
CRA 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
CRA 01 Pinkerton 5.7 Housing 73 Private This site has planning permission Farm Phase for 78 houses and is under 2 construction. The remaining 73 houses are part of the existing housing land supply.
CRA 02
Map Location Area (ha) Class/Type No. of Lead Status, additional development ref houses requirements, and other information.
CRA Pinkerton 4.6 Housing 25 Private This site contributes to the East 02 Farm (including Neuk Settlements Strategic Land Phase 3 post 2018) Allocation.
Total site capacity is 100 units, of which 75 should be developed beyond the Local Plan period.
Land to be safeguarded for link to St Andrews Road. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 49
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area (ha) Class/Type No. of Lead Status, additional development ref houses requirements, and other information.
Access from Balcomie Road - via Balcomie Links Caravan Park access and through Pinkerton Farm Phase 2, and via future link to St Andrews Road.
Sites CRA02, CRA03, CRA04 and the adjacent longer-term development area are to be covered by a single Indicative Development Framework prepared by Fife Council in collaboration with landowners.
CRA 03
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
CRA Cemetery 0.5 Cemetery Fife Cemetery site to be prepared for Fife 03 extension Council Council approval.
Sites CRA02, CRA03, CRA04 and the adjacent longer-term development area are to be covered by a single Indicative Development Framework prepared by Fife Council in collaboration with landowners. 50 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
CRA 04
Map Location Area (ha) Class/Type No. of Lead Status, additional ref houses development requirements, and other information.
CRA St Andrews 2.5 Housing 20 Private This site contributes to the 04 Road East Neuk Settlements (Housing) (including Strategic Land Allocation. post 2018) Total site capacity is 40 units, of which 20 should St Andrews 1.0 Employment Private/ be developed beyond the Road Fife Local Plan period. (Employment) Council Low density due to flood risk and safeguarding land for link road.
Serviced employment land for Classes 4 (business), 5 (general industrial), 6 (storage & distribution) to be an integral part of development. Housing developers will be required to provide a minimum of one hectare (net developable) of fully-serviced land for employment use, to be transferred at nil cost to Fife Council. This could include:
Class 4 business centre-type floorspace - (625 square metres after completion of first third of total housing numbers, 625 square metres after completion of two-thirds of housing); or FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 51
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area (ha) Class/Type No. of Lead Status, additional ref houses development requirements, and other information.
Two 0.25ha fully-serviced plots suitable for Class 4 business use to be transferred to Fife Council (or other not-for-profit agency) to ensure retention in employment use in perpetuity; or a proportionate commuted sum.
Part of this site is prone to flooding – engineering solution required.
Link road between St Andrews Road, Pinkerton, and Balcomie Road.
Sites CRA02, CRA03, CRA04 and the adjacent longer-term development area are to be covered by a single Indicative Development Framework prepared by Fife Council in collaboration with landowners.
CRA 05
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
CRA 05 Former 0.3 Housing 8 Housing This site is a Local Plan Tennis Association allocation. Courts 52 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
Flatted development may be appropriate.
LW4 16
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Crail 145.0 Tourist To be Private This site is a Local Plan allocation. 16 Airfield related confirmed residential Part of this site is a Scheduled use, Ancient Monument. It is also Listed outdoor by Historic Scotland. events Developers to prepare a development brief and undertake community consultation for Fife Council approval.
Development:
must relate sympathetically to the character of the site; may include the continuation of some outdoor events; existing and new employment uses; multi use commercial or leisure development and holiday accommodation; may include limited housing development; must have regard to the amount, layout and type of built development which is likely to be acceptable; conservation or repair work should be carried out using appropriate materials to FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 53
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
maintain building character; and should resolve site access issues from Crail to the airfield and Crail golf courses - an alternative route will be required.
See Action Programme for programming and site details and also refer to the Financial Framework. 54 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Cupar Settlement Plan Cupar was a traditional market town now functioning as the main service, employment and Population – 8,873 public transport centre for a large surrounding rural hinterland. The Planning issues to be addressed in this Local Plan: An important aspect of developing an extension to the town is the mechanism through which the Enhancing Cupar’s role as the commercial land uses are implemented. Development in Cupar and service centre for rural East Fife by shall be phased over the 20 year period envisaged encouraging further retail development in in the Fife Structure Plan and will be shaped the town centre and attracting commercial initially by a Strategic Development Framework, investment. This includes protecting and and thereafter a fully inclusive masterplan process. enhancing the role of the town centre whilst This will ensure that all necessary services, providing land for a bulky goods retail park. infrastructure, employment land, commercial Providing for mixed-tenure housing development, and community infrastructure such development, including affordable housing as educational facilities and open space, is to meet local needs. developed alongside the proposed housing. Ensuring development makes an effective contribution to infrastructure provision, The preparation of a masterplan shaped by active including development of the strategic community engagement will ensure that a single transport network. This includes providing suburban expansion is avoided and that small better links from the railway station and neighbourhoods with distinct urban design and surrounding area to the town centre and recognisable character are delivered to promoting the provision of a northern relief complement Cupar’s architectural heritage. The road for the town. masterplan will ensure that all elements of the Any house building on other sites within development relate well to each other and will be Cupar but outwith Cupar North will be the means through which the planned extension required to make financial contributions to to the town is created to a high standard. the revitalisation of the town centre, local In tandem with the revitalisation of the town infrastructure and amenities. centre through environmental or streetscape Providing additional employment land by improvements guided by a Town Centre allocating land for a business park and Improvement Framework, the Cupar North general industrial use. development will help to attract commercial Encouraging Class 4 business opportunities investment whilst supporting improvements to within and on the edge of the town centre. services, employment, infrastructure and public Promoting the redevelopment of redundant transport. property and land, particularly in the town centre where proposals to revitalise the Traffic management in Cupar was identified as a centre through additional retail provision will continuing issue for the community during the be supported where these comply with preparation of the Local Plan. Although, in the Development Plan policies. short term, further development will add pressure Support the Town Centre Improvement to the road system in the town centre, in the Framework including improved access to medium term the relief road will more than offset alternative transport modes and streetscape this growth in traffic. A management board has enhancement. been established to administer the Air Quality Assessing and addressing the impact of Action Planning process for Bonnygate, which will additional development on town centre lead to an Air Quality Action Plan for the area. traffic congestion. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 55
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
A Draft Conservation Area Appraisal has been the environmental setting of the town is protected prepared for Cupar. It will be published for and that new housing is sited within mature and consultation on www.fifedirect.org.uk during the established surroundings. Commercial and lifetime of the Local Plan. business development is also anticipated along with a hotel and restaurant within the Strategic CUP 01 – Cupar North Strategic Land Allocation Land Allocation.
A masterplan for a northern extension to Cupar The masterplan will set the route of the proposed will be prepared. The masterplan will require the relief road and will detail developer contributions, approval of Fife Council in its role as planning ensuring commitments to new or upgraded water authority. Community involvement in its and drainage networks (including Sustainable preparation will be essential. The primary objective Drainage Systems – SUDS) where required. of the masterplan will be to avoid suburban sprawl Community infrastructure, including education and to create a townscape of which existing and and healthcare, will be required and will be future residents of Cupar can be proud. The planned for in partnership with the respective proposed development will deliver a fully-funded agencies. Through the masterplan process, we will relief road, a new primary school, a contribution ensure that the local community and their elected to secondary education, affordable housing, retail, representatives will have ample opportunity to employment and community facilities. This Local influence the size and type of new community Plan anticipates that there will remain a high facilities that are required. The masterplan will demand for housing in Cupar and that the town’s indicate development phasing, design, land uses population will continue to grow. Historically, this and layout, in addition to establishing demand has not been met. Consequently, it is responsibilities relating to implementation and proposed to increase opportunities for new funding. All of this should ensure the provision of housing through the phased allocation of land high quality new development of areas with a both during and beyond the Local Plan period. recognisably local character. This includes bringing forward land for mixed housing and employment development at Ultimately the proposed development shall serve Gilliesfaulds West as part of the Cupar North the town and wider locale connecting Cupar and Strategic Land Allocation. its rural hinterland with an improved and thriving service centre. To protect retail provision in the Building on consultant studies and initial town centre in the short term, retail provision investigation work, we envisage a mixed-tenure associated with the northern relief road will only housing development set in a well-designed street proceed once the relief road is constructed. Small layout incorporating generous open space, paths neighbourhood retail facilities will be encouraged, and habitat corridors. Advance planting of tree however, in order to serve local needs and reduce belts and structural landscaping will ensure that unnecessary travel for everyday items. 56 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Cupar North Development Framework Development Framework Principles
The Cupar North Development Framework Produce a well designed and integrated northern diagram above illustrates suggested land uses and development area to include: an indicative boundary that satisfies Fife Structure Plan requirements. Whilst it is informed by Design and Density: landscape and transportation analysis, the details of the proposed development are subject to Range of housing densities from high (45 review and validation through a process of dwellings per hectare) to low (25 dwellings masterplanning. This masterplan process will per hectare). involve community engagement on all aspects of Mixed house type, tenure and density the proposals, and will ultimately form part of a including affordable and self build provision. planning application. In line with the Fife Council affordable housing policy, a minimum of 20% of housing will be a mix of social rented and other low cost housing for sale such as shared equity. Locally distinctive design, using materials and building orientation sympathetic to the existing town, is encouraged. Consideration should be given to reducing development density on more visible hill slopes. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 57
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Transport, Infrastructure and Circulation Community and social infrastructure. Provision for a recycling centre. ·Strategic transport network improvements. On site provision of a primary school. Financial contribution towards secondary ·Public transport facilities including improved school improvements. access and links to Cupar railway station. Safeguarding land for a primary healthcare Advance construction of an A class single and/or community facility. carriageway relief road and associated infrastructure including landscaping. Local provision of equipped play areas, and interlinked areas of greenspace will be On site provision of drainage and renewable encouraged. Existing facilities should be energy networks or technologies. This supplemented including potential co-location of includes sustainable urban drainage and development areas around existing uses or combined heat and power or similar. facilities such as Elmwood College, Duffus Park Direct and frequent access to public transport, and Haugh Park. including routes for walking and cycling into Cupar Elmwood College town centre, is required. Circulation should include a safe and convenient path network linking main Elmwood College is an important community access points, facilities, development sites, planning partner with a significant transport points, car parks and greenspace. land-holding within the Cupar North Strategic Land Allocation area. Elmwood is currently Landscape and Greenspace Management considering a range of options for its Landscaping. education provision within Cupar and Greenspace. development proposals may emerge from the College within the lifetime of this Local Provision of networks of greenspace, Plan. If there is a decision to redevelop, there allotments and sports pitches. is scope for the grounds of the College to be Development should include networks of considered as part of an Area of Mixed Use greenspace and habitat areas that strengthen links within the Cupar North Strategic Land to the wider area. Areas of potential greenspace Allocation area. The grounds of the College or planting are identified on the framework contain mature woodland which could also diagram and Proposals Map. Continuous dense usefully be subject to a woodland woodland planting at either side of the relief road management plan. will be avoided by applying a planting and Post 2018: topography strategy that complements existing woodland and field patterns. The development of Cupar’s northern expansion will continue, complemented by Employment, Business, Retail and Commercial land ongoing improvements to road and transport uses networks. Class 4 business park. Further revitalisation of the town centre with Class 1 retail park (bulky goods only – max continued commercial investment alongside 6,500 sq m). additional streetscape improvements and Leisure including safeguarded land for hotel town centre health checks. provision. Safeguarding of a possible route for a south-western transport corridor. Community Provision
Sport and recreation. 58 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Cupar - Local Plan Proposals and Development Requirements
CUP 01
Map Location Area Class/Type No of Lead Status, additional ref (ha) houses development requirements, and other information.
CUP Cupar North 110.0 Classes 1 468 Private This site represents the Cupar 01 Strategic (specialising in North Strategic Land Land bulky goods), 4 Allocation. Allocation (business), 5 (general Total site capacity is 1,400 industrial), houses, of which 752 should housing, be developed beyond the leisure/hotel Local Plan period, creating a facility, care high quality western gateway home, to town. community facilities. See the Cupar North Development Framework Cupar North 6.0 Housing 180 diagram and text (above) for (Gilliesfaulds details of proposed land uses. West) 3.0 Employment Strategic Masterplanning (to include Land phasing) and consultation Allocation arrangements to be approved by Fife Council.
All housing and commercial development within the Strategic Land Allocation area requires to contribute on an equitable basis to the essential community infrastructure, including transportation and employment land.
Fund and construct relief road within early phases of house-building, including junctions at A91.
Safeguarding land as greenspace for future infrastructure including future road corridor at Gilliesfaulds West. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 59
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No of Lead Status, additional ref (ha) houses development requirements, and other information.
Implement advance planting and landscaping.
Design statement to be produced for each neighbourhood and submitted to Fife Council for approval.
Retail park to be restricted to bulky goods (max 6,500 sq m). Includes leisure and commercial (hotel) development.
Provision of employment land (class 4).
New primary school.
Contribution to secondary education.
Care home(s).
Possible location of community recycling centre.
CUP 02
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
CUP Ferrymuir 3.4 Housing 15 Private This site has planning permission 02 Farm for 31 houses of which 15 remained to be completed when the 2008 Housing Land Audit was produced.
It is part of the existing housing land supply. 60 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
CUP 03
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
CUP St 0.4 Housing 15 Private This site is a Local Plan allocation. 03 Columba’s Development Brief produced; approved by North East Fife Area Committee (12th November 2008).
Contribution to the revitalisation of the town centre, local infrastructure and amenities.
CUP 04
Map Location Area Class/Type No of Lead Status, additional ref (ha) houses development requirements, and other information.
CUP Prestonhall 5.8 up to Employment Private This site is a Local Plan 04 East 2018, 2.4 allocation. post 2018 Classes 5 (general industrial), 6 (storage and distribution).
Contribution to the revitalisation of the town centre, local infrastructure and amenities.
Landscaping to screen the development from all approaches. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 61
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
CUP 05
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
CUP 05 Ceres Rd 0.8 Brownfield Private This site is a development site opportunity.
Contribution to the revitalisation of the town centre, local infrastructure and amenities.
CUP 06
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
CUP Former 0.2 Brownfield 10 Private This site is a development 06 Snooker site opportunity. Hall, North Burnside Preferred use is housing. It has the potential to contribute to the housing land supply.
Contribution to the revitalisation of the town centre, local infrastructure and amenities.
CUP 07
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
CUP Kirk 0.1 Brownfield 5 Private This site presents a development 07 Wynd site opportunity.
It has the potential to contribute to the housing land supply. 62 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
Contribution to the revitalisation of the town centre, local infrastructure and amenities.
CUP 08
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
CUP Provost 0.2 Brownfield 10 Private This site is a development 08 Wynd, site opportunity. Former Leuchars It has the potential to contribute Removals to the housing land supply. Preferred use is residential (high-density, flatted development).
Contribution to the revitalisation of the town centre, local infrastructure and amenities.
CUP 09
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
CUP Bell 0.7 Area of 20 Private This site is a Local Plan allocation. 09 Baxter Mixed Use West Port It includes a category C(s) Listed Building.
Development Brief produced; approved by North East Fife Area Committee (12 November 2008) for up to 20 flats. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 63
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
It has the potential to contribute to the housing land supply.
Contribution to the revitalisation of the town centre, local infrastructure and amenities.
CUP 10
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
CUP Granary 0.4 Area of 20 Private This site is a Local Plan allocation. 10 Site, (Watts) Mixed Use Coal Road It has the potential to contribute 20 houses to the housing land supply.
Contribution to the revitalisation of the town centre, local infrastructure and amenities.
CUP 11
Map ref Location Area Class/Type No of Lead Status, additional (ha) houses development requirements, and other information.
CUP 11 South 1.5 Area of Private This site has planning permission Road Mixed Use 04/04296/EFULL granted on 28/05/2007
It is a Local Plan allocation. 64 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
CUP 12
Map Location Area Class/Type No of Lead Status, additional ref (ha) houses development requirements, and other information.
CUP 12 Station Pedestrian/Cycle Private This proposal is subject of a Road Bridge over River Section 75 Agreement Eden attached to planning permission reference 08/01079/EFULL.
CUP 13
Map Location Area Class/Type No of Lead Status, additional ref (ha) houses development requirements, and other information.
CUP Town centre Traffic Fife Crossgate-St Catherine 13 traffic management Council/ Street-East Bridge corridor management, Private improvements to improve environmental traffic flow and create a better improvements quality public space.
Supplement, amend or replace existing measures in conjunction with the Town Centre Improvement Framework, including improved access to public transport and streetscape enhancement.
CUP 14
Map ref Location Area Class/Type No of Lead Status, additional (ha) houses development requirements, and other information.
CUP 14 Cemetery 0.7 Cemetery Fife This site is a Local Plan extension Council allocation. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 65
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
See Action Programme for programming and site details and also refer to the Financial Framework. 66 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Cupar Muir Population – 202
Cupar Muir - Local Plan Proposal and Development Requirements
CPM 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
CPM 01 Sawmill 1.9 Housing 37 Private This site gained planning permission 07/01297/EARM on 25/10/07 for 37 houses
It is part of the existing housing land supply.
See Action Programme for programming and site details and also refer to the Financial Framework.
Dairsie Settlement Plan
Population – 382
Dairsie - Local Plan Proposal and Development Requirements
DAI 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
DAI South of 1.4 up Housing 30 Private This site is a Local Plan allocation. 01 Osnaburgh to 2018, Court 0.4 post Total site capacity is 40 houses, of 2018 which 10 should be developed beyond the Local Plan period.
Design and layout to protect views from Osnaburgh Court.
Vehicle access from Osnaburgh Court and onto Station Road.
Pedestrian links onto Station Road. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 67
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
Low density reflects rural setting, protecting views and opportunity for larger gardens or allotments.
See Action Programme for programming and site details and also refer to the Financial Framework.
This being the case, a longer-term proposal Drumoig Settlement Plan for 30 new houses (targeting development in the ten year period beyond 2018) is Population – 234 identified. This should be the subject of an Indicative Development Framework showing The planning issues to be addressed in this Local how the improvement of Drumoig as a Plan are: settlement will be achieved. The introduction of commercial leisure The need to identify sites for up to 630 new proposals at Drumoig to serve the wider rural houses in the Tayport/Newport/Wormit area economy, building on the business/golf (in the period to 2026) as identified in the development already on site, should be Structure Plan. considered as part of the Indicative Drumoig has developed rapidly in recent Development Framework. years but with no local or community facilities Further housing development alone at to serve the population. It is not currently Drumoig, without consideration of the issues regarded as a sustainable location for further identified above, will not be considered residential development. Rather, it should be favourably. allowed to mature in its rural location. Regard should be had to the principles of For the future, a modest increase in housing place-making as identified in the Fife numbers could begin to encourage the Masterplans Handbook. introduction of the community services and facilities that Drumoig currently lacks.
Drumoig - Local Plan Proposal and Development Requirements 68 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
DRG 01
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
DRG Drumoig <2.0 Housing/ None in Private This site contributes 30 houses to the 01 Commercial Local Tayport/Newport/Wormit Strategic Leisure/ Plan Land Allocation, beyond the Local Community period. Plan period of 2008-18. Facilities 30 post 2018 Indicative Development Framework to be prepared by the developer for Fife Council approval. High quality urban design, through the Indicative Development Framework is required for this prominent location.
Development ancillary to the golf club would be acceptable in principle.
Housing development alone will not be considered favourably.
Local shop needed (could have residential accommodation above).
Area to include well-integrated greenspace.
Site boundaries to be identified for Fife Council approval.
Details to be determined by Planning Application.
See Action Programme for programming and site details and also refer to the Financial Framework.
Dunshalt Settlement Plan
Population – 325
Dunshalt – Local Plan Proposal and Development Requirements FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 69
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
DSH 01
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
DSH 01 Former <0.1 Brownfield Fife This site is a Dunshalt Site Council/ development Primary Private opportunity. School
See Action Programme for programming and site details and also refer to the Financial Framework. 70 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Elie and Earlsferry Settlement Plan Encourage development that will assist in diversifying the rural economy, including Population – 947 support for traditional industries such as agriculture. Elie and Earlsferry , as part of the East Neuk and St Provide for mixed tenure residential Andrews Localities, have Pressured Area Status development, including affordable housing until 2011. This suspends the rights of some to meet local needs. tenants to buy their house. Preserve separation between coastal villages.
The Planning issues to be addressed in this Local Plan are:
Elie and Earlsferry - Local Plan Proposals and Development Requirements
EAE 01
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
EAE 01 South of 0.8 Housing 20 Private This site contributes to the Health East Neuk Settlements Centre Strategic Land Allocation.
See Action Programme for programming and site details and also refer to the Financial Framework.
Brae.In the event that the company wishes to relocate to more modern premises elsewhere in Fife, a mixed employment and housing Falkland Settlement Plan development on the St John’s Works may be considered where this accords with Development Population – 1187 Plan policies and Fife Council is convinced that such development is vital to the company’s The Planning issues to be addressed in this Local relocation within Fife. Plan are: A Draft Conservation Area Appraisal has been Smith Anderson’s modern paper packaging prepared for Falkland. It will be published for operation is being constrained by its current consultation on www.fifedirect.org.uk during the long-established, but outdated, facility at Well lifetime of the Local Plan.
Falkland - Local Plan Proposals and Development Requirements FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 71
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FAL 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
FAL St John’s 2.2 Employment Private This site is identified as a Local Plan 01 Works allocation for employment uses.
In the event that the company wishes to relocate to more modern premises elsewhere in Fife, a mixed employment and housing development on the St John’s Works may be considered where this accords with Development Plan policies and Fife Council is convinced that such development is vital to the company’s relocation within Fife.
See Action Programme for programming and site details and also refer to the Financial Framework.
Gauldry Settlement Plan
Population – 674
Gauldry - Local Plan Proposals and Development Requirements
GAU 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
GAU Priory 1.0 Housing 20 Private This site is a Local Plan allocation. 01 Road North Development should not break the skyline when viewed from the south or north. 72 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
Low density to reflect rural setting and landscaping.
GAU 02
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
GAU Priory 0.5 Housing 10 Private This site is a Local Plan allocation. 02 Farm Steading Priory Farm Steading is a category C(s) Listed Building.
Development should not break the skyline when viewed from the south or north.
See Action Programme for programming and site details and also refer to the Financial Framework. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 73
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Guardbridge Settlement Plan and community benefits for Guardbridge. It is expected that a mix of uses, including Population – 706 employment, a new village centre and housing will be developed, with the full detail of the The Planning issues to be addressed in this Local proposals being set out in a masterplan and Plan: ultimately subject to a planning application. New development here will allow the urban fabric of Guardbridge , as part of the East Neuk and St Guardbridge to be rebuilt in a manner which Andrews Localities, has Pressured Area Status until should benefit the village’s future. 2011. This suspends the rights of some tenants to buy their house. Elsewhere in Guardbridge, other opportunities are identified in order to take advantage of the The loss of a principal source of local employment, village’s location, within easy access to St Andrews in the shape of Curtis Fine Papers, has been a major and enjoying ready access to Leuchars Rail Station blow in economic terms, both to the former and strategic road links via the A919 towards employees of the paper mill and to the wider area. Dundee. The Local Plan identifies land for The closure of the mill also means that there is a mixed-use development, phased over the Plan large brownfield site at the heart of Guardbridge period and beyond. Taken together, this package in need of redevelopment. Whilst mindful of the of new sites should: negative economic impact experienced, the Local Plan views the redevelopment of the paper mill help to relieve St Andrews of some of the site as an opportunity to: housing-led development pressure and broaden development opportunities in allocate land to begin to provide replacement Guardbridge to include employment and jobs for those lost through the closure of the community needs; mill; provide a good range of new housing, establish a new centre for Guardbridge, including affordable housing to meet local incorporating small-scale convenience needs; shopping, hotel use and other leisure/tourism ensure that new development makes an uses; effective contribution to infrastructure costs; plan for an element of new housing on the and site, in order to begin to re-build and enhance encourage more people to take advantage the urban fabric of Guardbridge; and of the public transport connections via enhance existing visitor facilities, including Leuchars rail station. the Eden Centre, and establish a Fife Ranger base. Other:
Some initial public consultation on the possible Development close to RAF Leuchars is likely redevelopment of the Curtis Fine Papers site was to be affected by operational noise. The RAF carried out in November and December of 2008, produced A Report on an Environmental on behalf of the Administrators dealing with the Noise Survey of Aircraft Activity at RAF closure of the business. This led to the production Leuchars in August 2008. The noise contour of an indicative development framework for the map is a background paper to this Plan site, which forms a background document to this (available on CD and at Local Plan (available on CD and at www.fifedirect.org.uk).Additional noise www.fifedirect.org.uk). In general terms, there was mitigation measures will be required for all support in the community for a mixed-use developments within areas affected by the redevelopment of the paper mill site so long as airbase. No new residential development these uses integrate well with the existing village. should take place in Zone D other than to The consensus view was that any new uses on site implement current planning permissions. should also lead to employment, economic, social 74 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Post 2018: Guardbridge), and the fact that it is a brownfield site, the longer-term development Development of Seggie Farm will continue options (i.e. beyond the Local Plan period) beyond the Local Plan period. Given the identified for Seggie Farm (and at importance of the redevelopment of the Henderson’s Meadow/Doocot Field in Curtis Fine Papers site (in terms of its crucial Leuchars) should not proceed until the paper role in rebuilding the urban fabric of mill site has been substantially redeveloped.
Guardbridge - Local Plan Proposals and Development Requirements
GUA 01
Map Location Area Class/Type No of Lead Status, additional ref (ha) houses development requirements, and other information.
GUA 01 Main 0.2 Housing 12 Private This site was granted planning Street permission 04/04413/EFULL on South 23/05/2006.
It is part of the existing housing land supply.
GUA02
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
GUA Motray 1.9 Housing 69 Private This site was granted planning 02 Park permission 08/00313/EFULL on 27/06/2008 subject to a S75 agreement.
This site is a Local Plan allocation.
Local transport improvements to junction with A919.
Contribution to primary education provision. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 75
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
GUA 03
Map ref Location Area Class/Type No of Lead Status, additional (ha) houses development requirements, and other information.
GUA 03 North of <0.1 Housing 6 Private This site is a Local Plan Ashgrove allocation.
GUA 04
Map Location Area (ha) Class/Type No of Lead Status, additional development ref houses requirements, and other information.
GUA Seggie 3.1 up to Housing 75 Private This site is a Local Plan allocation. 04 Farm 2018, 11.2 post-2018 Sites GUA 04 and GUA 06 (including long-term development area) are to be covered by a single masterplan, to be subject to Fife Council approval.
Integration with the village and Leuchars rail station.
Identify suitable locations for proposed open space, community woodland (GUA 06) and employment land.
Contribution to primary education provision.
There is potential for a hotel to be developed on this site.
Development beyond the Local Plan period to take place following substantial redevelopment of the former Curtis Fine Papers brownfield site. 76 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
GUA 05
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
GUA Site of 9.6 Area of To be Private This site is a Local Plan allocation. It 05 Former Mixed Use confirmed has the potential to contribute to Curtis the housing land supply. Fine Papers Masterplan required, building on the April 2009 Initial Planning Framework prepared on behalf of the Administrators for Curtis Fine Papers (available on CD and at www.fifedirect.org.uk).
Provision of employment land and/or buildings.
The developer shall provide a minimum of one hectare (net developable area) of fully-serviced land for employment use, to be transferred at nil cost to Fife Council.
Creation of village centre including small-scale retail (between 500 sq metres and 1,000 sq metres gross floor area), hotel use, and other leisure/tourism uses.
Enhance existing visitor facilities, including the Eden Centre, and establish a Fife Ranger base.
Housing development (numbers to be confirmed).
Contribution to primary education provision. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 77
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
GUA 06
Map Location Area Class/Type No of Lead Status, additional development ref (ha) houses requirements, and other information.
GUA Seggie 5.9 Community Private Sites GUA04 and GUA06 (including 06 Farm Woodland/ long-term development area) are Open Space to be covered by a single masterplan prepared by the developer for Fife Council approval.
Public access to the area must be assured.
See Action Programme for programming and site details and also refer to the Financial Framework. 78 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Kettlebridge and Kingskettle Population – 1,042 Settlement Plan
Kettlebridge and Kingskettle - Local Plan Proposal and Development Requirements
KKL 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
KKL Low 0.8 Housing 24 Private Part of this site has Planning 01 Farm Permission 05/02057/EFULL granted 27/10/2006 for 20 houses, of which 2 had been completed at the time the 2008 Housing Land Audit was produced.
The remainder of the site is a Local Plan allocation
The Horsemill is a category C(s) Listed Building.
See Action Programme for programming and site details and also refer to the Financial Framework.
Kilconquhar and Barnyards, as part of the East Kilconquhar and Barnyards Neuk and St Andrews Localities, have Pressured Settlement Plan Area Status until 2011. This suspends the rights of some tenants to buy their house. Population – 193
Kilconquhar and Barnyards - Local Plan Proposal and Development Requirements
KIC 01
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
KIC 01 Car Park <0.1 Transportation Fife Upgrading of car park. Council FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 79
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
See Action Programme for programming and site details and also refer to the Financial Framework. 80 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Kingsbarns Settlement Plan Kingsbarns, as part of the East Neuk and St Andrews Localities, has Pressured Area Status until Population – 359 2011. This suspends the rights of some tenants to buy their house.
Kingsbarns - Local Plan Proposals and Development Requirements
KIN 01
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
KIN 01 West of the 2.6 Housing 40 Private This site Square contributes to the East Neuk Settlements Strategic Land Allocation.
Engagement with community to produce a development brief for the planned expansion of the village.
Brief subject to Fife Council approval.
Formal open space (e.g. village green).
Low density reflects greenspace, rural setting, and the possibility of larger gardens or allotments. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 81
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
KIN 02
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
KIN 02 South west of 2.0 Cemetery Fife This site is a Local the Village Council Plan allocation.
Site to be determined during lifetime of Local Plan in consultation with the local community.
NB: No map annotation.
See Action Programme for programming and site details and also refer to the Financial Framework.
82 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Ladybank Settlement Plan Population – 1,570
Ladybank - Local Plan Proposals and Development Requirements
LAD 01
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
LAD 01 Commercial 1.1 Housing 35 Private This site is a Local Plan Crescent allocation.
LAD 02
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LAD 02 Cupar 2.3 Housing 57 Private This site has planning permissions Road 05/02569/EFULL granted on 28/03/2007.
It is part of the existing housing land supply.
LAD 03
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LAD 03 Monksmoss 4.4 Housing 60 Private This site received planning permission 04/01863/EARM on 06/02/2006.
It is part of the existing housing land supply. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 83
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LAD 04
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LAD Monksmoss 0.9 Housing 25 Private This site is a Local Plan allocation. 04 North Local transport improvements may be required to meet transportation guidelines.
Site remediation required.
Vehicle access from Beech Grove (north) and Monksmoss (south).
LAD 05
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LAD 05 The 2.8 Employment Private This site is a Local Plan Beeches allocation.
Classes 4 (business),5 (general industrial), 6 (storage & distribution).
LAD 06
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LAD 06 Former 1.6 Brownfield Private This site is a development Railway site opportunity. Goods Yard Minimum 0.5ha serviced employment land. 84 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LAD 07
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LAD 07 East of 0.4 Improved Network This site is a Local Plan Ladybank Car Parking Rail allocation. Rail Station Ladybank Station East Block is category B Listed by Historic Scotland.
See Action Programme for programming and site details and also refer to the Financial Framework.
Largoward, as part of the East Neuk and St Largoward Settlement Plan Andrews Localities, has Pressured Area Status until 2011. This suspends the rights of some tenants to Population – 274 buy their house.
Largoward - Local Plan Proposals and Development Requirements
LAR 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LAR 01 Hall Park 0.4 Housing 10 Private This site contributes to the East West Neuk Settlements Strategic Land Allocation.
Upgrading of drainage/sewerage infrastructure may be required. To be provided by developer in liaison with Scottish Water. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 85
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LAR 02
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LAR Opposite 0.2 Brownfield Private This site presents a development 02 Staghead site opportunity. Hotel adjacent to Upgrading of A915 drainage/sewerage infrastructure may be required. To be provided by developer in liaison with Scottish Water.
See Action Programme for programming and site details and also refer to the Financial Framework. 86 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Leuchars Settlement Plan provide a good range of new housing, including affordable housing to meet local Population – 2,897 needs; ensure that new development makes an Leuchars, as part of the East Neuk and St Andrews effective contribution to infrastructure costs; Localities, has Pressured Area Status until 2011. and This suspends the rights of some tenants to buy encourage more people to take advantage their house. of the public transport connections via Leuchars rail station. The Planning issues to be addressed in this Local Plan: Other:
The village relies largely on RAF Leuchars to Development close to RAF Leuchars is likely support the local economy. There is scope to to be affected by operational noise. The RAF broaden job opportunities by providing land for produced A Report on an Environmental new investment in the local economy. RAF Noise Survey of Aircraft Activity at RAF Leuchars provides a very limited commercial air Leuchars in August 2008. The noise contour facility to privately owned aircraft. However, there map is a background paper to this Plan are no current or future plans to develop this (available on CD and at commercial air facility further. Fife Council would, www.fifedirect.org.uk). Additional noise in principle, look positively on commercialisation mitigation measures will be required for all should this situation change and will work in developments within areas affected by the partnership with the RAF to review any airbase. No new residential development opportunities to facilitate economic development should take place in Zone D other than to at Leuchars. implement current planning permissions.
The Local Plan identifies land for mixed-use Post 2018: development, phased over the Plan period and beyond, which should: The continuing development at Henderson’s Meadow/Doocot Field. However, given the help to relieve St Andrews of some of the proximity of the former Curtis Fine Papers site housing-led development pressure and in Guardbridge, a large brownfield site, broaden development opportunities to development of the area outwith the Local include employment and community needs; Plan period should not commence until the Guardbridge site is substantially complete.
Leuchars - Local Plan Proposals and Development Requirements FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 87
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LEU 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LEU Henderson’s 7.8 Housing 125 Private This site gained planning 01 Meadow / up to permission 07/00073/EOPP on Doocot Field 2018, 04/02/2008 subject to a S75 11.6 Agreement. post 2018 It is a Local Plan housing allocation. It includes Leuchars Castle Doocot, which is a category A Listed Building, and Leuchars Castle, motte and associated remains, which is a Scheduled Ancient Monument.
Development beyond the Local Plan period to take place following substantial redevelopment of the former Curtis Fine Papers brownfield site.
Masterplan and consultation arrangements for sites LEU01 and LEU02 to be subject to Fife Council approval.
Integration with the neighbouring development.
Open space provision.
New road link taking access from the A919 via a new roundabout serving both the housing and employment land areas.
Structural landscaping. 88 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LEU 02
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LEU Main 1.5 Employment Private This site gained planning permission 02 Street 07/00073/EOPP on 04/02/2008 subject to a S75 Agreement.
Masterplan and consultation arrangements for sites LEU01 and LEU02 to be subject to Fife Council approval.
Integration with the neighbouring development.
New road link taking access from the A919 via a new roundabout serving both the housing and employment land areas.
Structural landscaping.
Employment land forClass 4 (business), 5 (general industrial) & 6 (storage & distribution).
Housing developers will be required to provide;
a minimum of 1.5 hectare (net developable) of fully-serviced land for employment use, to be transferred at nil cost to Fife Council, or a proportionate commuted sum.
Improved access to employment site LEU02 to provide for class 4 business use. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 89
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LEU 03
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
LEU 03 Railway 0.6 Car park Fife This site is a Local Plan Station extension Council allocation.
See Action Programme for programming and site details and also refer to the Financial Framework. 90 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Lundin Links, Lower Largo & Upper Largo House is a category ‘B’ Listed building dating from c.1750, located in an attractive landscape Largo Settlement Plan setting west of Upper Largo and with Largo Law as a backdrop. Whilst the building is now in a Population – 2475 ruinous state, its policies contain a category ‘C’ Lundin Links, Lower Largo & Upper Largo, as Listed walled garden and the remains of a formal part of the East Neuk and St Andrews Localities, garden. There are a number of other Listed have Pressured Area Status until 2011. This Buildings within the vicinity of Largo House and suspends the rights of some tenants to buy their the overall contribution to the landscape is house. important. This Local Plan seeks to protect Largo House and its immediate environs against The Planning issues to be addressed in this Local inappropriate development. Plan:
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 91
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Lundin Links, Lower Largo & Upper Largo - Local Plan Proposal and Development Requirements
LLA 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LLA East of 2.3 up Housing 50 Private This site contributes to the East Neuk 01 Durham to Settlements Strategic Land Wynd, 2018, Allocation. Lower 0.9 Largo post Total site capacity is 70 houses, of 2018 which 20 houses should be developed beyond the Local Plan period.
An Indicative Development Framework for this site has been prepared by Fife Council (see above). This includes a ‘no development’ zone to protect important views into and out of the site, including views across the site from Largo House in order to protect the setting of Largo House, a category B Listed Building. 92 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
Vehicle access to be taken from Durham Wynd and Selkirk Park.
See Action Programme for programming and site details and also refer to the Financial Framework. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 93
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Newburgh and Burnside Settlement A masterplan should be prepared to cover all phases of development, including the land Plan identified for development beyond the Local Plan period. Population – 2,213 Newburgh is identified through the Area The Planning issues to be addressed in this Local Transport Plan as having potential for a new Plan are: rail halt. Identification of land for school expansion as The relatively recent development at Newburgh housing development proceeds. waterfront on the site of the former linoleum The need to provide opportunities for local factory has demonstrated the potential of this jobs by providing employment land in the historic town. It is well located to have a strong town. functional role, both within Fife and looking Land needs to be reserved for a cemetery outwards to Perthshire. This Local Plan proposes extension. a significant housing allocation for the town, to In the longer-term, adequate separation must be the subject of a masterplan, which will support be maintained between housing at the the development of a new rail halt to help realise eastern edge of Newburgh and the houses the town's potential as a gateway to Fife. in Burnside.
There is local demand and support for new Post 2018: housing in the town and this is addressed over the life of the Fife Structure Plan. Longer term development opportunities are The first phases of development are identified identified to the east of the town, to be guided by through the Local Plan. a masterplan.
Newburgh and Burnside - Local Plan Proposals and Development Requirements
NEB 01
Map Location Area (ha) Class/Type No. of Lead Status, additional ref houses development requirements, and other information.
NEB South of 5.3 up to Housing 150 Private This site is a Local Plan 01 Cupar 2018, 2.9 allocation. Road post 2018 Total site capacity is 225 1.5 Employment Fife houses, of which 75 houses Council/ should be developed Private beyond the Local Plan period. 0.6 Primary Fife School Council An Indicative Development Expansion Framework for the whole NEB01 site should be 1.2 Cemetery Fife prepared by the developer Expansion Council for Fife Council approval. 94 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area (ha) Class/Type No. of Lead Status, additional ref houses development requirements, and other information.
Key elements of the Indicative Development Framework should include employment land for Classes 4 (business), 5 (general industrial) & 6 (storage & distribution),and community facilities in the shape of land for the expansion of the local primary school and land for an extension to the cemetery.
The developer shall provide a minimum of 1.5 hectare (net developable) of fully-serviced land for employment use, to be transferred at nil cost to Fife Council if not on land already owned by Fife Council.
NEB 02
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
NEB 02 Mugdrum 0.3 Brownfield 10 Private This site presents a development East Site opportunity.
It has the potential to contribute 10 houses to the housing land supply. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 95
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
NEB 03
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
NEB Newburgh 1.0 New rail halt Private/ This site is a Local Plan 03 Rail Halt with park & Fife allocation. ride and Council employment Strategic transport network improvements.
Junction and car parking improvement.
Serviced employment land.
NEB 04
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
NEB 04 Cupar Transportation Fife This site is a Local Plan Road Council allocation.
Environmental improvements & traffic management.
See Action Programme for programming and site details and also refer to the Financial Framework. 96 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Newport on Tay and Wormit Provision of new employment land to encourage investment and growth in local Settlement Plan jobs. The need for a community recycling facility. Population – 4,328 Forgan: The Planning issues to be addressed in this Local Plan are: The area to the south west of the Forgan roundabout is being examined to assess its The need to identify sites for up to 630 new suitability for a community recycling facility houses in the Tayport/Newport/Wormit area and as a possible location for a Park and (in the period to 2026) as identified in the Choose facility. Structure Plan. Steep slopes and the A92 constrain Post 2018: development opportunities in large parts of Newport on Tay and Wormit. We have identified a housing site at land Safeguarding of land for a new rail halt in south of Wormit Farm to be developed Wormit. beyond the Local Plan period. It is required Provision of a wide range of new housing, to meet the Structure Plan housing land including affordable housing to meet local requirement to 2026 and should be guided needs. by a masterplan. The need to ensure that development makes Housing development will continue beyond an effective contribution to infrastructure the Local Plan period at sites NEW02 and costs. NEW03 (see table, below).
Newport on Tay and Wormit - Local Plan Proposals and Development Requirements
NEW 01
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
NEW 01 Boat Road, 0.1 Housing 9 Private This site has planning permission Newport 05/04111/EFULL granted on 22/09/2006.
It forms part of the existing housing land supply. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 97
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
NEW 02
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
NEW Ericht 2.7 up Housing 50 Private This site contributes to the 02 Road, to 2018, Tayport/Newport/Wormit Strategic Newport 2.8 post Land Allocation. 2018 Total site capacity is 100 houses, of which 50 should be developed beyond the Local Plan period.
Development should not break the skyline when viewed from Dundee’s waterfront.
Vehicle access to be taken from Ericht Road and Flass Road.
The layout of the development should safeguard a route for a future road through the site to the east.
NEW 03
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
NEW South of 5.0 Area of 90 Private Part of this site is a Local Plan 03 Victoria Mixed Use allocation. Park, Newport It is a mixed use site of housing and employment.
The housing element contributes to the Tayport/Newport/Wormit Strategic Land Allocation. 98 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
1.5 ha employment land to include serviced employment land as an integral part of mixed use development. Housing developers will be required to provide:
Class 4 business centre-type floorspace - (625 square metres after completion of first third of total housing numbers, 625 square metres after completion of two-thirds of housing); or Two 0.25ha fully-serviced plots suitable for Class 4 business use to be transferred to Fife Council (or other not-for-profit agency) to ensure retention in employment use in perpetuity; or a proportionate commuted sum.
NEW 04
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
NEW North West 2.8 Area of Private This site is a Local Plan allocation. 04 of Forgan Mixed Use Roundabout Minimum requirement for 50% serviced employment land with the remainder of the site to comprise some or all of the following uses:
Roadside family/business hotel or similar; 50 place Nursery; 300 sq.metre shop. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 99
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
NEW 05
Map Location Area (ha) Class/Type No. of Lead Status, additional ref houses development requirements, and other information.
NEW South West To be Transportation SESTRAN/ This site is a Local Plan 05 of Forgan confirmed / Community Fife allocation. Roundabout Facility Council Land to be safeguarded for possible provision of Park and Choose facility.
Provision of a Community Recycling Centre.
Site boundaries are indicative.
Vehicle access to be taken from Cupar Road.
Only low level (single story) buildings ancillary to the car park and recycling centre uses will be permitted.
Development will be set back from the main road and landscape screening will be required to maintain the quality of this approach to and from the Tay Road Bridge.
Details, including landscaping, to be determined by Planning Application. 100 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
WOR 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
WOR Wormit 1.0 Housing 30 Private This site contributes to the 01 Farm Tayport/Newport/Wormit Strategic (Housing) Land Allocation.
Wormit Farmhouse, steading and boundary walls are category C(s) Listed by Historic Scotland.
Land identified as part of site WOR04 to be transferred to Fife Council ownership for safeguarding as a rail halt.
WOR 02
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
WOR Wormit 1.8 Housing 45 Private This site contributes to the 02 Sandpit Tayport/Newport/Wormit Strategic Land Allocation.
Environmental improvements to include site remediation.
WOR 03
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
WOR South of 5.4 Housing None in Private This site contributes to the 03 Wormit Local Plan Tayport/Newport/Wormit Farm period Strategic Land Allocation. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 101
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
To be developed beyond the Local Plan period.
Site capacity 135 houses.
WOR 04
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
WOR Wormit 1.9 Transportation Private/ This site is a Local Plan 04 Farm (Rail Fife allocation. Halt) Council Land safeguarding for Rail Halt
See Action Programme for programming and site details and also refer to the Financial Framework. 102 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 103
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Pittenweem Settlement Plan support for traditional industries such as fishing and agriculture; Population – 1,639 To provide a wide range of new housing, including affordable housing to meet local Pittenweem, as part of the East Neuk and St needs; and Andrews Localities, has Pressured Area Status until To identify development of an appropriate 2011. This suspends the rights of some tenants to scale and design to retain the distinctiveness buy their house. and character of the East Neuk villages.
The Planning issues to be addressed in this Local Other: Plan are: The Local Plan safeguards the Harbour Offices To encourage development that will assist in and Fish market for employment uses in diversifying the rural economy, including recognition of Pittenweem’s role as the centre of the local fishing industry.
Pittenweem - Local Plan Proposals and Development Requirements
PIT 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
PIT St 2.8 Housing 70 Private Part of this site (40) contributes to 01 Margaret’s the East Neuk Settlements Strategic Farm Land Allocation and part (30) forms part of the housing land supply.
Layout of site and internal roads must allow for future development to the north.
St Margaret's Farm buildings are category C(s) Listed by Historic Scotland.
PIT 02
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
PIT 02 Cemetery 0.3 Cemetery Fife This site is a Local Plan extension Council allocation. 104 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
See Action Programme for programming and site details and also refer to the Financial Framework. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 105
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Springfield Settlement Plan Population – 1,125
Springfield - Local Plan Proposals and Development Requirements
SPF 01
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
SPF 01 Land East of 0.4 Housing 5 Private This site is a Local Plan Pennyacre allocation. Court Development to be in line with findings of planning appeal P/PPA/250/732.
SPF 02
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
SPF 02 East of 1.8 Housing 50 Private This site is a Local Plan Crawford allocation. Park
SPF 03
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
SPF 03 Derelict Dairy 0.5 Housing 8 Private This site received planning Farm behind permission 06/01604/EOPP on Main Street 05/09/2007 subject to a S75 agreement.
This site is a Local Plan allocation. 106 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
SPF 04
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
SPF 04 Springfield 0.4 Transportation Private This site is a Local Plan Rail Station / Employment allocation.
Station improvements and employment land.
LW4 11
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 11 Russell 0.7 Housing 6 Private This site gained planning Mains permission 04/04028/EFULL on 06/02/2006 and is under construction.
It forms part of the existing housing land supply.
See Action Programme for programming and site details and also refer to the Financial Framework. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 107
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
St Andrews Settlement Plan a contribution towards education infrastructure, these are identified in the Development Population – 16,351 Requirements. This approach is consistent with the School Estate Strategy. St Andrews is the largest town in East Fife. The Fife Structure Plan identifies it as one of Fife’s three Beyond the 20 year Structure Plan period, key towns, and it is recognised nationally and development pressures will be directed away from internationally as a cultural, leisure and visitor St Andrews. A Green Belt has been defined which destination; and as a centre of academic excellence will manage long term planned growth. It will and the developing knowledge-based economy. protect and enhance the character, landscape setting and identity of St Andrews, and critical St Andrews, as part of the East Neuk and St views to and from the historic core. It will also Andrews Localities, has Pressured Area Status until provide opportunities for access to open space 2011. This suspends the rights of some tenants to and the countryside. buy their house and reflects the demand for housing in the town. It is proposed to extend the St Andrews Conservation Area to include the area of Fleming The Local Plan vision for the town centre is to Place and Park Street. This extension, indicated on create a quality built environment and conditions the proposals map, has been recommended by to support a vibrant business community in St Historic Scotland and in the Draft St Andrews Andrews which can satisfy the needs of residents Conservation Area Appraisal and Management and the range of visitors from around the world Plan, which will be published on whilst respecting the heritage of the town. In www.fifedirect.org.uk . doing so, deficiencies in the physical environment can be addressed and those who live and work in The Planning issues to be addressed in this Local the town will benefit from the resulting Plan: improvements. In this connection, Fife Council has produced St Andrews Design Guidelines for High demand for new housing. buildings, streets and shopfronts in St Andrews House prices. Conservation Area and on the main approaches Town expansion options and economic to the town. potential for Fife. Academic and business-related University Community consultation identified the absence expansion. of local employment opportunities as a concern. Protection and enhancement of the town’s Sites suited to business development are in limited landscape setting. supply and established small sites in residential Protection and improvements to the historic areas have been lost to redevelopment for core and seafronts. housing. The Local Plan therefore identifies land Development of the tourism and golf for the development of a science park within a facilities. new University campus area, and business and Improving transport links to the national road employment land in St Andrews West and Largo and rail networks. Road. Review of school provision. There is a need to explore the possible creation of Limited availability of business or a single school site for Madras College The employment land. locations currently being considered are, South The impact of houses in multiple occupation Street, Kilrymont, and Langlands (as part of the on the character of the town centre. new University Campus). Further public consultation will be undertaken as the selection process continues. In cases where there is a need for developers to provide a new school or to make 108 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Allocation of land for hotel development in STA01 – St Andrews West Strategic Land Allocation support of the tourist economy. Identification of land (4ha) for new cemetery A masterplan for a western extension to St and green burial site, to be identified within Andrews will be prepared. The masterplan will the lifetime of this Local Plan. require the approval of Fife Council as planning authority. The local community will be involved in its preparation. The primary objective of the masterplan will be to create neighbourhoods that complement, preserve and enhance the town’s historic core. The development proposed will deliver, via neighbourhoods or ‘hubs’, a science park, University and community facilities, sites for a new primary school and a new secondary school (if this is the chosen location), retail and employment land, affordable and mainstream housing, a care home, a hotel, a park and ride or choose site, and a road linking the A91 and Craigtoun Road.
Building on consultant studies and the St Andrews West Development Framework, we envisage linked mixed-tenure housing neighbourhoods set in a well-designed street layout incorporating mixed uses including retail and employment, generous open space, paths and habitat corridors. Advance planting of tree belts and structural landscaping will ensure that the environmental setting of the town is protected and that new housing is sited within mature and established surroundings.
The masterplan will set the route of the proposed road link. It will detail developer contributions, ensuring commitments to climate change and low carbon technology (such as Combined Heat and Power), new or upgraded water and drainage networks (including Sustainable Drainage Systems – SUDS) where required. Community infrastructure, including shops, education, community facilities, and healthcare, will be required and will be planned for in partnership with the respective agencies. Through the masterplan process, the local community and their elected representatives will have ample opportunity to influence the size and type of new community facilities that are required. The masterplan will indicate development phasing, design, land uses and layout, in addition to establishing responsibilities relating to implementation and funding. All of this will ensure the provision of areas of high quality new development with a recognisably local character. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 109
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
St Andrews West Development Framework Range of housing densities from high (45 dwellings per hectare) to low (25 dwellings The St Andrews West Development Framework per hectare). diagram above illustrates suggested land uses and Main housing requirement 2, 3 and 4 an indicative boundary that satisfies Fife Structure bedroom general needs, at least 100 barrier Plan requirements. The details of the proposed free, 20 wheelchair, and 150 no stairs. development are subject to review and validation through a process of masterplanning. This In line with the Fife Council affordable housing masterplan process will involve community policy, 30% of housing will be a mix of social engagement on all aspects of the proposals, and rented and low cost housing for sale such as will ultimately form part of a planning application. shared equity or self build plots. Student accommodation and University staff housing will Development Framework Principles also be provided. Co-housing may be considered.
Produce a well designed and integrated Transport, Infrastructure and Circulation development to include: Strategic road infrastructure. Design and Density: Public transport facilities. On site provision of drainage and renewable Mixed house types, tenures and densities. energy networks or technologies. This Locally distinctive design, sympathetic to the includes sustainable drainage and combined existing town. heat and power or similar. 110 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
A single carriageway road and associated Site safeguarding of 1.5 ha for a primary infrastructure including landscaping will link the school. A91 to Craigtoun Road. A Park and Ride car park Potential provision of 10.0 ha for a secondary off the A91 will serve the town and facilities in the school. development. Direct and frequent access to public transport, and routes for walking and cycling into Development will grow from hubs that provide St Andrews Town Centre, are expected. Circulation community facilities such as healthcare, library, routes should include safe and convenient paths place of worship, hall or centre, care home, pub. linking main access points, facilities, transport Housing will include equipped play areas and be points, car parks and greenspace. interlinked by areas of greenspace and public open space. Public Art will be incorporated into Landscape and Greenspace Management development.
Landscaping. East Sands and Harbour: Greenspace. A masterplan approach will be taken for Landscaping will provide a link to the Green Belt redevelopment and improvement of the East and help protect views to and from the town. Sands and Harbour area. Greenspace includes structural landscaping, and allotments. Post 2018:
Networks of greenspace should include recreation Continued development of the St Andrews and amenity areas, and areas of habitat value to West Strategic Land Allocation. promote biodiversity, and link to the wider area. Continued business and academic Larger areas of potential greenspace or planting development of the University of St Andrews. are identified on the framework diagram and proposals map. Views to the town will be protected and enhanced as part of the detailed development layout.
Employment, Business, Retail and Commercial land uses
Some activities will be in areas of mixed use, integrated with housing
10 ha Science Park associated with the University 5ha business park 5ha employment land integrated with development Land for a hotel Local retail and local business provision: University – 400 sq m. Strathkinness High Road – 200 sq m. Craigtoun Road – 2,000 sq m.
Community Provision
Community and social infrastructure including shops and community facilities., FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 111
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
St Andrews - Local Plan Proposals and Development Requirements
STA 01
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
STA St 108.7 Housing, 582 University This site represents the St 01 Andrews University of St Andrews West Strategic Land West accommodation, Andrews/ Allocation. community Private/ facilities, retail, Fife Total site capacity is 1,090 hotel, 10ha Council houses, of which 508 should science park, 5ha be developed beyond the business and 5ha Local Plan period, to be employment developed on a phased basis land (Classes 4, 5 in distinct neighbourhoods or and 6), care “hubs”. home, Park & Ride/Choose. Master planning and Link road from consultation arrangements to A91 to Craigtoun be prepared by developers for Road, greenspace Fife Council approval to including follow-on from the allotments, Development Framework, networks and and define the limits and landscaping phasing of development. See the St Andrews West Development Framework diagram and text (above) for details of proposed land uses.
All housing and commercial development within the Strategic Land Allocation area requires to contribute on an equitable basis to the essential community infrastructure, including transportation and employment land.
Advance planting of tree belts and structural landscaping to screen development areas and ensure visual integration, and protection of the 112 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
environmental setting of the town amidst mature and established surroundings.
Potential for combined heat and power plant.
Employment land may be integrated with other uses, including housing, hotel accommodation, Care Home.
Community facilities including place(s) of worship.
Funding contribution to education, which may include up to 10ha for a new single campus secondary school within the masterplan area (Education Services are investigating options).
Funding contribution to education also to include site safeguarding of 1.5ha for a primary school and potential provision of a single stream primary school.
5 ha business park (Class 4).
A road will link the A91 to Craigtoun Road to assist in minimising the impact of development to the west of St Andrews on the town centre and improve travel around the town. This will complement a proposed Park and Ride facility off the A91.
The unfinished road link between Craigtoun Road and Strathkinness Low Road must be completed before FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 113
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
Craigtoun Road commercial development becomes operational.
10 ha research and development or Science Park related enterprise.
Housing north of Strathkinness Low Road will support the planned expansion of the University over the next 20 years. University use and 6.3ha in other ownerships.
5ha employment park – Classes 4 (business), 5 (general industrial) & 6 (storage & distribution).
STA 02
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STA 02 169-173 0.1 Housing 8 Private This site has planning permission South and is under construction. Street It includes a category C(s) Listed building.
It forms part of the existing housing land supply. 114 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
STA 03
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STA 03 Grange 2.2 Housing 50 Private This site is a Local Plan allocation. Road The layout of the development should safeguard routes through to Kilrymont Crescent and to the west of the site.
STA 04
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
STA 04 Bassaguard 0.3 Employment Fife This site is a Local Plan Council allocation.
Class 4.(Business)
STA 05
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
STA Pipelands 2.7 Employment Fife This site is a Local Plan allocation. 05 Council/ Private Classes 4 (business), 5 (general industrial) & 6(storage & distribution).
Access to be taken through Hospital site.
Landscape screening to north. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 115
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
STA 06
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STA 06 Largo 0.2 Brownfield 8 Private This site is identified as a Road Site development opportunity.
Preferred uses housing and employment, or employment.
It has the potential to contribute to the housing land supply.
STA 07
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STA New Park 1.5 Area of 30 Private This site is identified as a development 07 School Mixed Use opportunity.
Preferred uses housing and employment.
It has the potential to contribute to the housing land supply.
Business (class 4 office) or light industrial uses including research and development.
Improve access and on site car parking.
Respect the surrounding conservation area.
Relate sympathetically to existing Tree Preservation Orders.
Development to be in line with findings of planning appeal P/PPA/250/750. 116 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
STA 08
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STA St 6.9 Area of 120 NHS This site is identified as a development 08 Leonard’s Mixed Use Fife/ opportunity. and Private Memorial The site includes St Nicholas House Hospital and Abbey Park House which are site category B Listed by Historic Scotland. Developer to prepare a development brief and design statement for Fife Council approval.
It has the potential to contribute to the housing land supply.
Class 4 office development of 1,000 square metres.
Hotel.
Principal vehicular access to be taken from western end of Abbey Walk.
Public access between Hospital and School.
Retain and enhance open space and create open space linkages to the wider area to help retain historic and natural quality.
Multi-use paths and community facilities to further ensure access and local provision.
Public art, building design and orientation to announce key areas or frontages.
Funding contributions towards infrastructure, transport improvements and education. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 117
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
STA09
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
STA East Sands / 13.0 Mixed use To be Fife This site is a Local Plan 09 Harbour development confirmed Council/ allocation. Improvement including University Area academic and of St It has the potential to research related Andrews/ contribute to the university The housing land supply. expansion; Crown tourism, leisure Estate/ St St Andrews Harbour is and supporting Andrews category A Listed by ancillary uses; Harbour Historic Scotland. The residential, Trust/ area includes some including student Private . other Listed Buildings. accommodation; Indicative and, harbour Development improvements. Framework to be prepared by Fife Council to address the future pattern of buildings, movement, and spaces.
Land use and buildings to provide for a mix of public and private uses, including: potential visitor destinations; improvements to and safeguarding of harbour facilities; tourists, leisure and ancillary retail; residential (including student accommodation); and education and research facilities.
Opportunities to enhance movement should focus on: 118 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
relieving existing patterns of vehicular congestion; maintaining a core coastal path route, with new east-west connections; improving pedestrian integration with the beach front; and resolving the provision of public/private car parking, in response to high demand during peak periods.
Existing public spaces and habitats (namely the beach, The Bents and coastal paths) to be protected, with accessibility to be properly integrated into any future development proposals.
Opportunity to enhance the open space surrounding the leisure centre, as areas of recreation and leisure value.
Enhance local views into and across the site and contribute positively to the FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 119
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
historic skyline from more distant views; and
Provide an appropriate setting for Listed Buildings and enhance the built/natural heritage assets.
Proposal area includes redundant gasometer site at Balfour Place.
STA 10
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
STA 10 West 37.1 Environmental Fife Council/ This site is a Local Plan Sands improvement & St Andrews allocation. enhancement of Links Trust facilities.
STA 11
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
STA Market Pedestrianisation Fife This site is a Local Plan 11 Street & & streetscape Council allocation. surrounding improvements area 120 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
The area is within the Conservation Area and includes a number of Listed Buildings.
STA 12
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STA Fleming Extension of Fife This site is a Local Plan allocation. 12 Place, Conservation Council Kinnesburn Area Fife Council will seek to extend and Park the St Andrews Conservation Area Street to include the area of Fleming Place and Park Street. This extension has been recommended by Historic Scotland and in the St Andrews Conservation Area Appraisal and Management Plan.
LW4 15
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Craigtoun 16.3 Tourism & Fife This site is a Local Plan allocation. 15 Country Commercial Council/ Park Development Private Craigtoun Park is a Designed Landscape and contains a number of structures listed by Historic Scotland. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 121
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
Examine options for the long term sustainable management and maintenance of Craigtoun Country Park through complementary tourism linked to the upgrading of the park (including sensitive, small scale, commercial leisure or hotel development).
LW4 20
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 20 St 4.0 Cemetery Fife To include Green Burial area. Andrews Extension Council Site to be identified through master planning process.
NB: No map annotation.
LW4 24
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
LW4 24 St 2887 Green Belt Fife Refer to Policy E17. Andrews Council
See Action Programme for programming and site details and also refer to the Financial Framework. 122 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 123
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
St Monans Settlement Plan support for traditional industries such as fishing and agriculture. Population – 1,343 To provide a good range of new housing, including affordable housing to meet local St Monans, as part of the East Neuk and St Andrews needs. Localities, has Pressured Area Status until 2011. To identify development of an appropriate This suspends the rights of some tenants to buy scale and design to retain the distinctiveness their house. and character of East Neuk villages. To preserve separation between coastal The Planning issues to be addressed in this Local villages. Plan are: To respect archaeological and historic To encourage development that will assist in remains that may be uncovered during diversifying the rural economy, including development.
St Monans – Local Plan Proposals and Development Requirements
STM 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STM West of 1.7 up to Housing 50 Private This site contributes to the East 01 Manse 2018, 2.6 Neuk Settlements Strategic Land (Housing) post Allocation. 2018 Total site capacity is 100 houses, 50 of which should be developed beyond the Local Plan period.
Sites STM01 and STM03 (and the adjacent longer-term development area) are to be covered by a single Indicative Development Framework prepared by Fife Council. 124 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
STM 02
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
STM Netherton 0.8 Employment Fife This site is a Local Plan 02 Industrial Council/ allocation. Estate Private Classes 4 (business), 5 (general industrial) & 6 (storage & distribution).
STM 03
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STM West of 0.9 Allotments Fife This site is a Local Plan allocation. 03 Manse Council (Allotments) Sites STM01 and STM03 (and the adjacent longer-term development area) are to be covered by a single Indicative Development Framework prepared by Fife Council.
This site is provisional. If an acceptable alternative location is identified by the community, the Local Plan will be altered accordingly. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 125
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
STM 04
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
STM 04 Cemetery 0.4 Cemetery Fife This site is a Local Plan extension Council allocation.
Archaeological investigation of historic remains and mitigation if necessary.
STM 05
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
STM 05 The 0.6 Car Park Fife This site is a Local Plan Common Improvements Council allocation.
See Action Programme for programming and site details and also refer to the Financial Framework. 126 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 127
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Stratheden Settlement Plan Population – 138
Stratheden - Local Plan Proposal and Development Requirements
SED 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
SED Stratheden 28.7 Health NHS Rationalisation and redevelopment. 01 Hospital Fife Development vision and design statement to be prepared by developers for Fife Council approval and subject to public consultation.
Redevelopment should provide for:
Design; Layout and massing requirements; Integration of new development:; A suitable location for open space and any other appropriate community facilities; and Hospital facilities.
See Action Programme for programming and site details and also refer to the Financial Framework.
Strathkinness, as part of the East Neuk and St Andrews Localities, has Pressured Area Status until Strathkinness Settlement Plan 2011. This suspends the rights of some tenants to buy their house. Population – 961
Strathkinness - Local Plan Proposals and Development Requirements 128 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
STK 01
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
STK 01 Main 1.9 Housing 30 Private This site is a Local Plan allocation. Street/ It includes 8 affordable houses that Sunnyside are part of the existing housing land supply.
Planning permission 07/03876/EFULL, was granted on 02/06/2008,
Under construction.
STK 02
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
STK 02 South of 0.5 Housing 12 Fife This site is a Local Plan Recreation Council/ allocation. Ground Private
See Action Programme for programming and site details and also refer to the Financial Framework. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 129
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 130 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Tayport Settlement Plan High demand for new housing and its affordability. Population – 3,894 Preservation and promotion of the Harbour as a commercial leisure facility. The Planning issues to be addressed in this Local Re-development of brownfield sites. Plan: Other: The need to identify sites for up to 630 new houses in the Tayport/Newport/Wormit area Proposals for hotel development, which (in the period to 2026) as identified in the accord with other Local Plan policies, will be Structure Plan. encouraged during the Plan period.
Tayport - Local Plan Proposals and Development Requirements
TAY 01
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
TAY 01 Links 0.1 Housing 6 Private This site contributes to the Road 2 Tayport/Newport/Wormit Strategic Land Allocation.
TAY 02
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
TAY 02 Nelson 0.1 Housing 5 Private This site contributes to the Street Tayport/Newport/Wormit Strategic Land Allocation.
TAY 03
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
TAY 03 Net Drying 0.2 Housing 10 Private This site contributes to the Green Tayport/Newport/Wormit Strategic Land Allocation. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 131
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
Opportunity for a flatted development.
TAY 04
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
TAY Newport 1.2 Housing 56 Housing This site was granted planning 04 Road Association permission 07/01812/EFULL on Appeal.
It contributes to the Tayport/Newport/Wormit Strategic Land Allocation.
TAY 05
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
TAY 05 North of 0.5 Housing 12 Private This site contributes to the Spears Hill Tayport/Newport/Wormit Road Strategic Land Allocation 132 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
TAY 06
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
TAY Abertay 1.2 Area of 15 Fife The housing element of this site 06 Works Mixed Use Council/ contributes to the Tayport Tayport/Newport/Wormit Community Strategic Land Allocation. Other & Sports uses are Local Plan allocations. Centre Action It has the potential to contribute Group at least 15 houses to the housing land supply and a minimum of 500 sq metres class 4 business centre or 0.3 ha employment land.
Local community group is active in promoting a mixed development (such as a community facility/ employment/ housing).
Fife Council will re-allocate the site for employment and residential uses if the community group are unable to secure planning permission and funding before the end of 2012.
TAY 07
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
TAY 07 Glebe <1.3 Allotments Fife Council/ This site is a Local Plan South Church of allocation. Scotland Site boundaries are indicative. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 133
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
TAY 08
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
TAY 08 Cemetery 0.8 Cemetery Fife This site is a Local Plan Extension Council allocation.
TAY 09
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
TAY 09 Links Road 0.2 Car Park Fife This site is a Local Plan Council allocation.
TAY 10
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
TAY Harbour 3.7 Environmental Fife This site is a Local Plan allocation. 10 Improvements Council/ Tayport Fife Council will work with Harbour Tayport Harbour Group to: Group preserve the category B Listed structure;
carry out environmental improvements to the harbour area;
promote recreational use; and
provide employment and other ancillary uses of the harbour. 134 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
See Action Programme for programming and site details and also refer to the Financial Framework. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 135
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Landward Area – Development development of the strategic transport Proposals outwith Settlement network. Helping to address the need for better public Boundaries transport links through careful siting and design of new development. Population – 7,801 Other: The Planning issues to be addressed in this Local Plan: The East Neuk and St Andrews Localities have Pressured Area Status until 2011. This Managing housing development in the suspends the rights of some tenants to buy countryside, balancing the high demand for their house. housing with the need to promote Development close to RAF Leuchars is likely sustainability. to be affected by operational noise. The RAF Protection and enhancement of the produced A Report on an Environmental landscape whilst supporting, in principle, Noise Survey of Aircraft Activity at RAF small-scale development where it complies Leuchars in August 2008. The noise contour with Development Plan policies. map is a background paper to this Plan Rural regeneration including support in (available on CD and at principle for development that requires a www.fifedirect.org.uk). Additional noise countryside location, particularly where local mitigation measures will be required for most employment opportunities can be created. developments within areas affected by the Ensuring development makes an effective airbase. No residential development should contribution to infrastructure costs, including take place in Zone D.
Landward Area - Local Plan Proposals and Development Requirements
LW4 01
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 01 Bankhead 0.5 Housing 5 Private This site gained planning Farm, Peat permission 05/01775/EFULL on Inn 06/02/2006.
It forms part of the existing housing land supply.
NB no map annotation. 136 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LW4 02
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 Denmylne 0.4 Housing 5 Private This site gained planning 02 Steading, permission 04/01672/EARM on Den of 14/12/2004 and is under Lindores construction.
It forms part of the existing housing land supply.
NB no map annotation.
LW403
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 03 East 0.6 Housing 5 Private This site gained planning Pitcorthie, permission 05/0134/EFULL on Crail 26/04/2007.
It forms part of the existing housing land supply.
NB no map annotation.
LW4 04
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Elie House 7.0 Housing 7 Private This site has planning permissions 04 Grounds, 07/01983/EFULL, granted on Elie 06/03/2008, and 02/03637/EFULL, granted on 04/04/2003. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 137
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
It forms part of the existing housing land supply.
Elie House is a category A Listed Building.
NB no map annotation.
LW4 05
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 05 Glenduckie 0.7 Housing 12 Private This site has planning permission Farm, 04/04/2003, granted on Lindores 04/03/2008.
It forms part of the existing housing land supply.
NB no map annotation.
LW4 06
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 Newton of 0.7 Housing 5 Private This site has planning 06 Nydie, permission and is under Strathkinness construction.
It forms part of the existing housing land supply.
NB no map annotation. 138 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LW4 07
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Northbank 7.8 Area of 16 Private This site gained planning 07 Farm, Mixed Use permission 06/02854/EOPP on Cameron 05/02/2008, subject to a S75 agreement.
This site is a Local Plan allocation.
NB no map annotation.
LW4 08
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Parkhill 1.2 Housing 15 Private This site was granted planning 08 Farm, permission 05/02125/EFULL on Newburgh 25/01/2006.
It forms part of the existing housing land supply.
Parkhill Farm is a category C(s) Listed Building.
NB no map annotation.
LW4 09
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 09 Pitlair 2, 0.3 Housing 4 Private This site has planning permission Bow of for 17 houses of which 4 remain Fife to be completed. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 139
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
It forms part of the existing housing land supply.
NB no map annotation.
LW4 10
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 10 Pitlethie 0.5 Housing 11 Private This site has planning Steading, permission and is under Leuchars construction.
It forms part of the existing housing land supply.
NB no map annotation.
LW4 11
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 11 Russell 0.7 Housing 6 Private This site gained planning Mains, permission 04/04028/EFULL on Springfield 06/02/2006 and is under construction.
It forms part of the existing housing land supply. 140 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LW4 12
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Struthers 0.7 Housing 2 Private This site has planning permission 12 Barns Farm, (02/03606/EARM 12/02/2003) for Craigrothie 7 houses, of which 2 remain to be completed.
It forms part of the existing housing land supply.
NB no map annotation.
LW4 13
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
LW4 13 Sypsies, 0.5 Housing 12 Private This site was granted planning Crail permission 06/04136/EOPP on Appeal.
NB no map annotation.
LW4 14
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Cameron 3.4 Area of To be Private This site is a Local Plan allocation. 14 Mixed Use confirmed Small scale housing associated Employment with Classes 4 (business), 5 and housing (general industrial), 6 (storage & distribution) on serviced sites.
Address amenity issue. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 141
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
Vehicular access to be taken from existing access after upgrading.
No alternative access or exit points to the site are envisaged.
LW4 15
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Craigtoun 16.3 Tourism & Fife This site is a Local Plan allocation. 15 Country Commercial Council/ Park Development Private Craigtoun Park is a Designed Landscape and contains a number of structures Listed by Historic Scotland.
Examine options for the long term sustainable management and maintenance of Craigtoun Country Park through complementary tourismlinked to the upgrading of the park (includingsensitive, small scale commercial leisure or hotel development).
LW4 16
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Crail 145.0 Tourist To be Private This site is a Local Plan allocation. 16 Airfield related confirmed residential Part of this site is a Scheduled Ancient Monument. It is also Listed by Historic Scotland. 142 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
use, Developers to prepare a outdoor development brief and undertake events community consultation for Fife Council approval.
Development:
must relate sympathetically to the character of the site;
may include the continuation of some outdoor events; existing and new employment uses; multi use commercial or leisure development and holiday accommodation;
may include limited housing development;
must have regard to the amount, layout and type of built development which is likely to be acceptable;
conservation or repair work should be carried out using appropriate materials to maintain building character; and
should resolve site access issues from Crail to the airfield and Crail golf courses - an alternative route will be required.
LW4 17
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
LW4 Boarhills 2.0 Cemetery Fife This is identified as a Local Plan 17 Cemetery Extension Council allocation. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 143
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Map Location Area Class/Type No. of Lead Status, additional development ref (ha) houses requirements, and other information.
Site to be determined during lifetime of Local Plan in consultation with the local community.
NB: No map annotation.
LW4 18
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
LW4 18 Carnbee 2.0 Cemetery Fife This site is a Local Plan Cemetery Extension Council allocation.
LW4 19
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
LW4 19 Kemback 2.0 Cemetery Fife This site is a Local Plan Cemetery Extension Council allocation.
LW4 20
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
LW4 20 St 4.0 Cemetery Fife To include Green Burial area. Andrews Extension Council NB: No map annotation. 144 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LW4 21
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 Lower 66.7 Extension of Fife This site is a Local Plan 21 Melville Landfill and Council allocation. Woods, Recycling Ladybank Centre Development of waste treatment options such as composting and anaerobic digestion.
LW4 22
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 St Andrews Pilgrim Way Fife Coast & Route to be identified via 22 to Long Countryside Fife Council Core Path Dunfermline Distance Trust Plan. Footpath NB: no map annotation.
LW4 23
Map Location Area Class/Type No. of Lead Status, additional ref (ha) houses development requirements, and other information.
LW4 Tayport to Extension of Fife Coast & Route to be identified via 23 Newburgh Fife Coastal Countryside Fife Council Core Path (option for link Footpath Trust Plan. to Perth) NB: no map annotation. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 145
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
LW4 24
Map ref Location Area Class/Type No. of Lead Status, additional (ha) houses development requirements, and other information.
LW4 24 St 2887 Green Belt Fife Refer to Policy E17. Andrews Council
See Action Programme for programming and site details and also refer to the Financial Framework. 146 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 147
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
B1 Established Employment Areas - Safeguarding Local Plan Policies B2 Protecting Existing Employment/Tourism/Local The policies contained in this Local Plan form an Community Facilities integral part of the Fife Development Plan. Their purpose is to provide a consistent framework B3 Working From Home across Fife for the Council in making decisions on B4 Areas of Mixed Use planning applications and to inform business when making investment decisions. The policies B5 Tourism and Hotel Developments complement and expand upon current national Scottish Planning Policy (SPP) guidance and B6 Commercial Leisure Development strategic policies of the Fife Structure Plan and should be considered alongside these and the H1 Development Plan Departures – Housing Sites policies of the Fife Minerals Subject Local Plan. The policies will also be reviewed and updated in H2 Affordable and Special Needs Housing future versions of the Local Plan to reflect the consolidated Scottish Planning Policy. H3 Houses in Multiple Occupation
The policies should be read in conjunction with H4 Gypsy Travellers and Travelling Show People the whole Local Plan which comprises the Plan E1 Development Outwith Town and Village Statement, Settlement Plans, Proposals Map, Envelopes Action Programme and electronic Designation Maps (on the CD). E2 Development Within Town and Village Envelopes It is important that all of the policies and Designation Maps are considered at an early stage E3 Development Quality – Environmental Impact in the planning process to ensure that relevant issues are taken into account. E4 Development Quality – Design
The policies have been assessed, and will continue E5 Housing Development and Open Space to be assessed, as part of the Strategic Environmental Appraisal (SEA) of the Local Plan. E6 Contaminated Land As a consequence, they may be subject to change as the Local Plan progresses towards adoption. E7 Conservation Areas POLICY INDEX E8 Listed Buildings E9 Demolition of Listed Buildings D1 Developer Contributions E10 Protection of Orchards and Riggs D2 Local Employment Agreements E11 Historic Gardens and Designed Landscapes R1 Retail Centres E12 Ancient Monuments and Archaeological Sites R2 Convenience Retail Outwith Town or Local Centres E13 Street Furniture
R3 Comparison Retail Outwith Town or Local E14 Public Art Centres E15 Development in the Countryside R4 Factory Shops 148 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
E16 Housing Development in the Countryside I3 Water and Sewerage
E17 Green Belt I4 Flooding and Water Quality
E18 Protection of Agricultural Land I5 Sustainable Urban Drainage
E19 Special Landscape Areas I6 Telecommunications
E20 Watercourses and Wetlands I7 Health and Safety Consultation Zones
E21 European Protected Sites
E22 Local Biodiversity and Geodiversity Sites
E23 Protection of Biodiversity
E24 Tree Preservation Orders
E25 Trees on Development Sites
E26 New Tree Planting
E27 The Coast
E28 Landfill
E29 Waste Management Sites
C1 Community and Leisure Facilities
C2 Sports Facilities within Settlements
C3 Sports and Recreational Facilities in the Countryside
C4 Open Space and Urban Parks
C5 Public Open Space
C6 Allotments
C7 School and Further Education Establishment Grounds
C8 Footpaths/Cycleways/Bridleways
T1 The Transport Network
T2 Traffic Safety in New Development
I1 Renewable Energy
I2 Combined Heat and Power FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 149
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
POLICY D1 DEVELOPER developers will be expected to make an appropriate contribution to any shortfall related CONTRIBUTIONS to their development as well as providing for all that is required to bring forward that development.
Policy D1 Circular 12/1996 confirms this approach, detailing Government policy on the use of planning Developer Contributions agreements: a planning authority may enter into an agreement with any person interested in land For all new development the Council will in their area (in so far as the interest of that person seek appropriate contributions from enables him to bind the land) for the purpose of developers to ensure adequate restricting or regulating the development or use infrastructure provision and to mitigate of that land, either permanently or during such for any adverse environmental impact period as may be prescribed by the agreement. brought about by a proposed (http://www.scotland.gov.uk/Publications/ development. Where relevant, 1996/04/circular-12-1996) contributions will also be sought to assist with town centre regeneration consistent The Council will expect the development industry with the Local Plan strategy. Planning to provide the essential community infrastructure conditions and legal agreements will be needed to support their developments, including informed by a clear methodology to secure transportation improvements and facilities. The appropriate developer contributions financial framework associated with this Local Plan related to the impact of each development. will assist by providing specific information on the anticipated infrastructure required. Further details Each Local Plan will include a financial are also contained in Local Plan policies and in framework which apportions the total cost supplementary guidance such as Fife Council of infrastructure and services across Affordable Housing Policy 2005,Wind Energy 2008 development(s), and takes into account and Fife Urban Design Guide 2005. Each is subject the locational and cumulative pressures of to review and will, where appropriate, be each. The financial framework will help to monitored within the Local Plan Action illustrate developer requirements within Programme. the Local Plan area consistent with statements of national planning policy as Contributions from developers will also be set out in Circular 12/1996, and will be essential to ensuring effective town centre reviewed as part of the Local Plan Action regeneration. Accordingly the Council will work Programme. in partnership with developers, communities, and other interested parties to ensure the delivery of The Council will seek either the direct required community infrastructure or to satisfy provision of requirements by developers other identified regeneration needs. or contributions towards their cost (in whole or part) if these are to be provided Examples of community infrastructure include: by others, including the Council. the provision of education, open space, sport, and healthcare facilities; local shops and services; public transport facilities and services; strategic Reason and local transportation improvements; walking and cycling improvement links; affordable housing; New development can impose a significant burden environmental improvements or landscape upon the infrastructure and amenity of a enhancement schemes; and public art. community, stretching existing community resources and creating the need for additional provision or mitigation. Where deficiencies occur, 150 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
POLICY D2 LOCAL EMPLOYMENT on the company’s recruitment and training AGREEMENTS requirements; participate in pre and post recruitment promotional/publicity activities; and contribute to evaluation of customised Policy D2 training and recruitment activities.
Local Employment Agreements The local economy will benefit through using this new resource and LEAs will also assist businesses The use of Local Employment Agreements in contributing to economic and community (LEAs) will be supported for all major benefits. developments. LEAs will be negotiated with developers/employers and will form part of legal Reason agreements and Fife Council staff will support their LEAs are a tool that can achieve a number of implementation. desired community benefits. By targeting the Major developments are those defined in the Town opportunities created from new investment, it may and Country Planning (Hierarchy of Developments) be possible to improve the levels of social inclusion (Scotland) Regulations 2009 and Circular 5/2009 and employment prospects for Fife residents. – Hierarchy of Developments. Developers are encouraged to enter into initial discussions at an early stage, particularly before POLICY R1 RETAIL CENTRES submitting planning applications. Following these discussions and prior to gaining planning approval the business will be encouraged to enter into a Policy R1 Local Employment Agreement with Fife Council, the focus of which will be the provision of Retail Centres employment and training opportunities to i) Within the network of centres, proposals targeted groups in Fife. Through LEAs, developers for retail floorspace in the form of new and retailers will identify and agree a range of development, extensions or employment opportunities i.e. jobs, interviews redevelopment will be supported and training places. This arrangement will serve providing that they are located in town to assist the business contribute to economic and centres. A retail impact assessment will not community benefits and it will also increase the normally be required for these proposals. extent to which the benefits of local development For other locations, a retail impact are targeted at local communities. assessment will be required for Within the terms of such an agreement, the developments of 1,000 square metres developer will: gross floorspace or more. For all locations outwith town centres, the sequential test commit a number of recruitment/training will be applied. opportunities to targeted groups; be actively involved and committed to ii) The loss or change of use of retail cascading the agreement’s obligations down premises in town centres and secondary to other contractor(s)/sub-contractor(s) shopping areas/neighbourhood centres to involved in the development; non-retail uses will only be supported liaise with a named member of Development where: Services staff, initially, to provide guidance FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 151
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
a. there is a clear community need for Reason the proposed use which outweighs the retailing need; or Retailing is a key driver of the economy, and appropriate new development should be b. if part of a group of shops, the loss encouraged, particularly in town centres. This would not adversely affect the policy is intended to support new retail character, vitality and viability of that development, direct it to the most sustainable group; or locations, and in doing so, support town centres c. the proposed use would be an strongly. The retail hierarchy is defined as: acceptable complementary use to the retail role of the centre; or d. the premises are vacant with no demand for other retail use.
Type of centre Definition Role
Sub-regional town centres As defined in the Fife Structure Smaller catchment areas than Plan city centres but wider than district town centres and local centres. Provides a broad range of comparison and food shopping, financial, business, and leisure uses.
District town centres As defined in the Fife Structure Provides a smaller range of Plan comparison and food shopping. Includes some local financial, and leisure facilities.
Local town centres Small town centres such as Local catchment serving either Anstruther, Burntisland, Dalgety entire settlements and their rural Bay, Inverkeithing, Kelty, hinterlands or suburban parts of Kennoway, Kincardine, Kinghorn, larger settlements. This list is not Lochgelly, Leslie, Methil, prescriptive and may vary.* Newburgh and Tayport.
Edge of town centre locations These will vary between town Retailing in such locations should centres, but they will generally be supportive of and be adjacent to town centre complementary to town centres. boundaries. They will be within easy and comfortable walking distance of the identified prime retail area. May also overlap with some other commercial centres such as Carnegie Drive Retail Park.
Secondary shopping For example suburban centres Neighbourhood centres serve a areas/Neighbourhood Centres such as St Clair Street, Kirkcaldy local area or part of a settlement or St Leonards in Dunfermline. in terms of convenience goods. Also neighbourhood centres They have a limited role. 152 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Type of centre Definition Role
such as Glenwood Centre, Glenrothes or Duloch Park Centre, Dunfermline.
Commercial centres Retail Parks i.e. Saltire Retail Park, Retail parks specialise in larger Central Fife Retail Park, Halbeath format retail units and bulky Retail Park, Carnegie Drive Retail goods. May have restrictions on Park. the type of goods to be sold.
Out-of-centre Examples such as Asda, Kirkcaldy Within urban areas but separated and Morrisons, St Andrews, from town centres and commercial centres.
* Includes small town & village centres New development should be designed to a high standard, be consistent with the character, and To support the hierarchy of the retail centre role of the centre, be accessible to all sectors of network, the sequential approach to capacity and the community. Furthermore, it must not adversely therefore site selection – as promoted by SPP8 – affect residential amenity. Town Centres & Retailing – will be applied, irrespective of ownership. In order of preference, The Fife Structure Plan 2006-26 identifies the the clear sequence of site selection is: first, defined district town centres as being Glenrothes, Cupar, town centres; then edge of town centre locations; St Andrews, Leven, and Cowdenbeath, which then secondary shopping areas and should complement rather than compete with the neighbourhood centres; then commercial centres; sub-regional town centres of Dunfermline and and, as a last resort, out of centre sites such as Kirkcaldy. stand alone superstores. Any application of the sequential approach will take into account the size Proposals leading to the loss of retail and other and nature of the centre. For example higher order commercial floorspace (Use Classes 1, 2, 3; and town centres should accommodate larger-scale food and drink, hot food takeaways, and licensed proposals than small town/village centres. Edge premises) will be assessed against the impact of town centre locations will generally be defined which the proposal will have on the role of the as being adjacent to town centre boundaries, and town or local centre. The change of use of retail well linked to and within easy walking distance of floorspace to non-retail uses within these centres the town centre. Policy R1 is intended to assist in will have to be justified and will therefore be making Fife’s town centres more distinctive and monitored to assess its impact against the need competitive, and ensuring that new retailing is to ensure that town and other commercial centres accessible to as many sectors of the community continue to provide local shopping facilities. This as possible. Retail impact assessments for assessment will include consideration of whether proposals in town centres will not be required in the proposed non-retail use will be compatible most circumstances, given the Council’s wish to with the character and role of the centre, and make promote these centres for retail use, but the a positive contribution to its range of facilities and Council reserves the right to ask for such an attractions. assessment if it has reason to believe that a proposal will introduce a scale or type of retail use In the case of vacant premises, the Council will which will be harmful to the role and character of need to be satisfied that there is no demand for the centre. In cases where retail impact retail use. This is likely to require evidence that assessments are required, named operators and premises have been marketed effectively for retail the range of goods to be sold should be specified. use for at least 12 months without receiving a reasonable response from prospective occupiers. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 153
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
Town centres are more than just shopping areas Proposals for convenience shopping and they provide a range of vital civic, leisure and development should be well located in service facilities for the Plan area. The Local Plan relation to the communities they are seeks to maintain and promote this character and intended to serve, should be accessible by diversity, which will be monitored through annual public transport, and should minimise the town centre audits and health checks. need for travel between settlements. They should be informed by the most up-to-date POLICY R2 CONVENIENCE RETAIL retail capacity study. Relocation of existing OUTWITH TOWN OR LOCAL town centre stores over 1,000 sq m gross CENTRES floorspace to locations outwith town centres will not generally be supported.
Policy R2 Reason
Convenience Retail Outwith Town or Local SPP8 requires the sequential approach to be Centres applied to retail proposals, including those for convenience floorspace with a clear preference Convenience retail development outwith for town centre sites. It is essential that defined town centres will only be developments involving convenience shopping supported where: are easily accessible to all sectors of the community, are well served by public transport a. it can be demonstrated to the and minimise the need for travel. Food shopping Council’s satisfaction that capacity in particular should be located to satisfy local does not exist in the existing town demand. New development should not adversely centre; and affect residential amenity. b. it will not have a detrimental effect, either cumulatively or individually, on A retail impact assessment will be therefore be the vitality and viability of town and required for developments of 1,000 square metres to a lesser extent local centres; and gross floorspace or more to assess the retail impact c. it will not undermine the viability of on the role of the town centres and may be proposed town centre developments, required to assess the impact on local centres. In including schemes under construction; cases where retail impact assessments are and required, named operators and the range of goods to be sold should be specified. (c) the scale and character of the development is in keeping with the For all locations outwith town centres, the location or role of the settlement; and sequential test will be applied, irrespective of ownership. (d) it provides consumer benefits in terms of choice, quality, minimising the need to travel, accessibility and convenience.
Where it can be proved to the Council’s satisfaction that no equivalent capacity exists within the town centre then a sequential approach will be used favouring firstly, local centres, edge of centre locations, followed by neighbourhood centres, other commercial centres and finally out of centre locations. 154 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
POLICY R3 COMPARISON RETAIL impact on established town centres do not OUTWITH TOWN OR LOCAL harm their vitality and viability. The size of such stores may be restricted. Although CENTRES a limited display of comparison goods is acceptable to reflect modern retailing trends, the Council will seek to set a 30% Policy R3 limit on the percentage of floorspace devoted to such goods in edge of centre Comparison Retail Outwith Town or Local locations and a 25% limit in out of town Centres centre locations in order to support Fife’s town centres. Town centre locations will be the preferred location for comparison retailing, Retail parks will focus on the provision of especially personal goods. Proposals for bulky goods and twin trading may only be comparison floorspace outwith these permitted where the nature of the goods locations, will only be supported where: to be sold is not the same as those available in town centres. a. it can be demonstrated to the Council’s satisfaction that capacity Notes: does not exist in the existing town centre; and 1) Proposals for comparison retailing which b. it will not have a detrimental effect on is ancillary to wholesaling/distributive the vitality and viability, either business (10% or less of turnover) are cumulatively or individually, of town exempt from this policy. centres; and c. it provides consumer benefits in terms 2) The only circumstances under which of choice, quality, accessibility and percentage floorspace thresholds might convenience; and be exceeded would be when they are promoted by Fife Council as part of an (d) the scale and character of the agreed or approved regeneration scheme. development is compatible with the location. Reason The sequential approach to capacity will be adopted, irrespective of site ownership. SPP8 requires the sequential approach to be Town centre sites will be strongly applied to retail and commercial leisure proposals preferred. If no such opportunities exist with a strong preference for town centre sites. It then local centre sites will be given is essential that developments are easily accessible preference over edge of centre sites which to all sectors of the community, are well served by will be given preference over other public transport and minimise the need for travel. commercial centres which in turn will be It is essential that such proposals do not adversely given preference over out of centre affect residential amenity and can be adequately locations. accessed by public and private transport. Proposals for comparison retailing, particularly those Modern superstores now provide a range involving personal goods such as clothing and of goods including comparison goods to footwear, will be directed to town centres. With complement their convenience offering. this aim, prospective developers of floorspace not New superstore proposals outwith town in accord with that approach will require to satisfy centres will require to demonstrate to the the sequential approach (irrespective of Council’s satisfaction that that the levels ownership), the provisions of Policy R3 and submit of both convenience and comparison a retail impact assessment for proposals in excess FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 155
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 of 1,000 square metres gross floorspace. In cases POLICY R4 FACTORY SHOPS where retail impact assessments are required, named operators and the range of goods to be sold should be specified. Policy R4
In recent years there has been a tendency for large Factory Shops food superstores to sell an increasing range of comparison goods. Depending upon the location Factory shops which are ancillary to industrial and size of the store in question this can uses and which, sell goods manufactured on undermine the vitality and viability of nearby town the premises will be supported provided that and commercial centres and the Council’s planning they do not affect the vitality and viability of strategy is for the continued concentration of nearby town centres, commercial centres, or comparison floorspace in town centres. employment land; and the development and Restrictions on the extent of comparison goods its surroundings can accommodate the sold by food superstores in edge of centre, out of number of shoppers attracted. centre and retail park locations may therefore be applied by restricting the proportion of sales area given over to comparison goods if justified by the Reason retail impact assessment. Generally, superstores in edge of centre locations will be permitted a Factory shops which are ancillary to the factory slightly higher proportion of comparison are supported in principle. However, an important floorspace than those in out of centre locations, consideration is the scale of the proposals and the although less than those in town centres. need to avoid adverse impact on the vitality and viability of nearby town and other commercial Retail Parks outwith town centres should focus on centres. the sale of bulky/DIY goods and should complement, not undermine the role of town POLICY B1 ESTABLISHED centres. Conditions restricting the sale of particular goods or the format of individual units will be used EMPLOYMENT AREAS - in support of the sequential test. Twin trading (the SAFEGUARDING presence of a specific type of retailer in both town centre and out of town centre locations) may only be permitted where the range of goods to be sold Policy B1 are not the same as those available in town centres in order to give preference to town centres as Established Employment Areas - more sustainable locations. The range of Safeguarding comparison goods to be sold from locations outwith town centres such as retail parks will be Allocated and established employment limited by conditions to exclude the undernoted areas, as identified on the Proposals Map, categories: clothing or footwear; jewellery or and others that in the view of Fife Council watches/clocks; books, CDs, or DVDs/video serve a valuable employment purpose, will recordings, including games software. be safeguarded for continued industrial and business use. Proposals for change of use will only be supported where:
a. they do not prejudice the available supply of development opportunities for the existing designated use classes within the site; and 156 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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b. it is demonstrated that there is no POLICY B2 PROTECTING EXISTING clear evidence of future employment EMPLOYMENT/TOURISM/LOCAL use or development; and c. the proposed use would not be likely COMMUNITY FACILITIES to restrict the range of uses which can be carried out by existing or potential future businesses on neighbouring Policy B2 employment sites; and Protecting Existing d. a 7-year supply of employment land Employment/Tourism/Local Community is maintained in settlements above Facilities 5,000 population and in clusters in rural areas; or There will be a presumption against the e. they are appropriate ancillary services loss of facilities that serve a valuable that can be demonstrated to meet the employment, tourism and/or local needs of employees and complement community purpose, such as hotels, public existing businesses and satisfy the houses, restaurants and leisure facilities. criteria set out in Policy E4. If seeking change of use, applicants will be required to demonstrate that:
Reason (a) the existing business is not viable, and
The applicant will be required to demonstrate (b) the existing building cannot be reused through evidence of marketing at a reasonable for its existing purpose or redeveloped for rate, which will be determined at the date of the a similar local community or tourism application, for a reasonable time period, that purpose; and neither the existing building nor the site have a prospect of being redeveloped for employment (c) that equivalent alternative facilities for use classes 4, 5 & 6. Other uses, such as motor this use exist elsewhere in the local showrooms and children’s play centres will not be community acceptable in allocated and established employment areas unless it can be demonstrated that there are no sites available within areas Reason identified in the Proposals Map, the proposal satisfies the sequential test, and the proposed The Local Plan strategy aims to promote development is accessible by public transport and sustainable communities and to strengthen and not reliant on the use of the private car. In respect enhance the role of town and village centres whilst of clause (d), developers may be required to also supporting additional tourism development replace lost employment land if development is and the local economy in rural areas. The loss of otherwise acceptable and where the proposal local facilities that serve a valuable community/ would lead to the 7 year employment land supply tourism purpose can have a significant impact on (monitored through Fife Council’s Employment the local economy and applicants will be required Land Audit) not being maintained. In respect of to demonstrate through evidence of marketing at clause (e), ancillary uses will apply only to sites fair market value for the current market use, for a with total employment exceeding 500 jobs or to reasonable time period i.e. 18 months, that the sites of 6 hectares or more and will relate in scale existing building cannot be reused for its existing to the employment area within which they are purpose, that equivalent alternative facilities exist located. in the local community, and that the site cannot be redeveloped for a local community or tourism purpose. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 157
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POLICY B3 WORKING FROM HOME POLICY B4 AREAS OF MIXED USE
Policy B3 Policy B4
Working from Home Areas of Mixed Use
Proposals from occupiers for the part The co-location of compatible uses will be change of use of their house, to permit supported within the Areas of Mixed Use working from home, will be supported identified on the Proposals Map. where:
a. there is no adverse effect on Reason
the amenity of the occupiers of the Rigid segregation of land uses within built-up areas house; is appropriate for incompatible land uses such as the amenity of occupiers of housing and heavy industry. Co-location of neighbouring premises; compatible uses (i.e. uses which do not require the character and appearance of the special abatement to be employed at the premises house and its locality; and in order to avoid nuisance), however, promotes balanced communities, accessibility to services, b. there is no advertising on the and more sustainable travel patterns. Areas of premises. Mixed Use are characterised by a mix of employment sources and commercial and A temporary permission is most likely to community facilities. Regeneration, and promoting be granted to permit the Council to review development opportunities within these areas will the situation, and to take account of any expand and diversify the range of facilities and changes to the intensity or nature of the services available to the local population whilst activities, including business traffic. providing localised employment opportunities. Where relevant, the impact upon residential amenity will be an important consideration in Reason assessing development proposals, though it cannot be the sole determinant as might be the The growth of e-commerce is likely to fuel an case in entirely residential areas. increasing demand for working from home. In this respect, dwellinghouses can provide suitable accommodation for new and small-scale POLICY B5 TOURISM AND HOTEL businesses that create no disturbance to DEVELOPMENTS neighbours. The Local Plan does not seek to stifle appropriate initiatives, but nevertheless will protect neighbours from disturbance due to noise, Policy B5 odours or increased callers or traffic. Detailed Guidance Notes on working from home will be Tourism and Hotel Development produced during the lifetime of the Local Plan. The development of new hotels, tourist facilities and attractions or the improvement or expansion of existing facilities will be supported where:
a. the proposal is of a scale, nature and design appropriate to its setting; 158 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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b. the proposal does not have a material c. there is an identified demand for the adverse impact on the natural and facility; and built environment, or on the vitality d. the operation of the proposed facility and viability of town centres; is, or can be, served by appropriate c. the proposal is accessible to, or able public transport. to be made accessible to, the existing or planned public transport network; and Reason d. the traffic generated does not have a material adverse impact upon the The sequential approach, promoted by SPP8 sets road network. out the preferred order of priority of locations for consideration of retail and and leisure proposals as follows: first, defined town centres, then edge Reason of town centres, then other established commercial centres including local shopping areas Tourist development is important to the Fife or retail parks, and finally, out of centre sites. economy. However, it is also important that Significant commercial leisure development schemes are well located and site services are appropriate to an urban area is best located in or available or can be provided. Such development close to a town centre where it can complement and the resulting scale of increase in visitor other visitor attractions offered and provide good pressure are most likely to be acceptable if the public transport links for access by the community proposal forms part of a farm diversification and visitors alike. scheme or is located as part of an existing commercial or tourist related business. Holiday POLICY H1 DEVELOPMENT PLAN accommodation makes an important contribution DEPARTURES – HOUSING SITES to visitor accommodation. The Council is committed to improving visitor accommodation throughout the Plan area. It is, however, important Policy H1 to prevent the use of holiday accommodation such as chalets and caravans as permanent residences Development Plan Departures - Housing and the Council will produce supplementary Sites guidance on this issue during the lifetime of the Local Plan. Proposals for housing developments on sites identified for housing in this Local POLICY B6 COMMERCIAL LEISURE Plan will be regarded as departures from DEVELOPMENT the development plan where they fall outwith the threshold of +/- 20% or +/- 5 houses (whichever is the greater) of the Policy B6 stated Local Plan site capacity of the site.
Commerical Leisure Development Reason Commercial leisure development will be supported where: The threshold allows a consistent approach to be taken on departures and potential departures for a. it satisfies the sequential approach; all sites in the Local Plan. The tolerance covers b. it is compatible with surrounding uses; lower and upper limits to allow the Council to take a view on proposals which do not make best use of limited land. The policy also allows reasonable flexibility on smaller sites. The departure procedure FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 159
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 allows for greater scrutiny of the merits of the These requirements will not be sought application when assessed against the from sites solely for affordable or special Development Plan; it does not imply an approval needs housing. As the scale of affordable or refusal of a proposal. housing need in the St Andrews & NE Fife Housing Market Area has been POLICY H2 AFFORDABLE AND demonstrated to be significantly higher SPECIAL NEEDS HOUSING than elsewhere in Fife, a requirement of 30% has been established for that area. Percentage requirements will vary outwith Policy H2 the Local Plan cycle in line with the most up to date Housing Needs and Affordability Affordable and Special Needs Housing Study and progress made towards achieving targets. This will be reviewed The Council will facilitate the provision of through the Structure Plan Action Plan and good quality affordable housing to meet supplementary guidance. identified needs. This should be fully integrated into new development and be In urban areas, the contribution should be indistinguishable from other forms of provided on-site for sites of 20 units and housing. In order to achieve mixed and above and off-site for sites of between 2 balanced communities, mixed tenure and 19 units, inclusive. In rural areas, the developments will be promoted: for contribution should be provided on-site example, social rented housing, shared for sites of 10 units and above and off-site equity housing and, low cost housing for for sites of between 2 and 9 units, inclusive. sale. Reductions will only apply where there are exceptional circumstances, which clearly At Housing Market Area (HMA) level, the demonstrate that a contribution is not following overall requirements will apply: possible. Where on-site provision is not (sub areas identified are those where the possible the contribution should normally requirements differ from the HMA) be provided within the same locality area or, failing that, within the same Housing HMASub Area Market Area.
Dunfermline & West Fife 25% Kelty 5% Proposals in excess of the Structure Plan housing land requirement but solely for Benarty 5% the provision of affordable and special needs housing will be supported where Lochgelly 5% they: Cowdenbeath 5% a. are made available for local need, Cupar & NW Fife 20% identified in partnership with Fife Council, and will continue to be St Andrews & NE Fife 30% available for that need; and b. are on non-brownfield sites within or Kirkcaldy, adjacent to the identified settlement limits and no alternative brownfeld Glenrothes & Central Fife 10% Methil 5% site is available; and c. do not prejudice the implementation Buckhaven 5% of Development Plan policies. Kirkcaldy 15% 160 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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The Council’s clear preference will be for partnership with key stakeholders within the FHP built units on site but the provision of to help to deliver affordable housing. Detailed serviced land will also be appropriate, supplementary guidance is contained within the depending on local circumstances. Off-site Supplementary Guidance on Affordable Housing contributions should also take the form of (November 2005) and the Affordable Housing fully serviced land. If this is not achievable, Policy Implementation Guide (November 2005). developers may, as a last resort, opt to Developers are encouraged to enter into make a financial contribution to the pre-application discussions and further advice on provision of affordable housing if this is Fife Council’s Affordable Housing Policy can be mutually acceptable. The form of the obtained from Fife Council Housing Service. contribution required will be assessed based on development costs and site and POLICY H3 HOUSES IN MULTIPLE market conditions. OCCUPATION The Council will seek provision and retention of affordable housing for Policy H3 successive occupiers/owners through a range of appropriate mechanisms. Houses in Multiple Occupation
Note: Special needs housing provided The use of a new build house or flat as a through this policy should also be house in multiple occupation (HMO) will affordable. not be permitted unless the development is purpose-built for that use. The Council will impose this restriction by applying a Reason condition to planning permissions. Affordable housing is defined as housing of a A change of use application for an existing reasonable quality that is affordable to people on property to be used as a house in multiple modest incomes, and will include a range of occupation will only be permitted if: tenures, including property for rent and/or sale and shared ownership. Provision in excess of the a. in the case of a flat with a shared above percentage requirements will be welcomed. internal stair or entrance, all other properties sharing the stair and Affordable and special needs housing will be entrance are already in multiple exempt from any permitted change of use to a occupancy and have planning house in multiple occupation, as detailed in Policy permission to operate as a HMO; H3. It is important that affordable housing should b. it will not be detrimental to pedestrian remain available to meet the future needs of local or traffic safety arising from car or people and the Council will seek retention for bicycle parking; successive owners/occupiers for a minimum of 10 c. it will not be detrimental to the years through the use of planning agreements, established residential character and negotiations with owners/developers, and other amenity; and mechanisms. d. the property is not designated as The Fife Housing Partnership (FHP), established in affordable housing provided through October 2001, is one of the Strategic partnerships policies requiring affordable housing within the Council’s Community Planning (Policy H2 or the earlier policy Framework. It has, amongst its objectives, the equivalents). provision of good quality special needs housing and a commitment to agreed priority areas and priority housing needs. Fife Council will work in FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 161
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Reason e. the proposal would not lead to excessive establishment or servicing This policy aims to achieve some degree of balance costs; between the competing demands for f. proper management of any site will accommodation and the need to maintain be undertaken by Fife Council or an balanced and mixed communities. The Council appropriate agency; supports the future development of purpose-built g. the site is accessible to community house accommodation which can specifically serve services required to meet the needs the needs of those who may benefit from this type of site occupants; and of accommodation. At the same time there is a need to protect new development from being h. the site is not conspicuous from any priced out of the market for general needs and view from a major road. affordable homes. The policy therefore prohibits In addition, the site must be easily the use of new houses and flats as HMOs and seeks accessible, but not conspicuous from any to control the changes in use of existing property view from a major road. All road safety for use as HMOs. concerns must be met in accordance with Affordable housing provided as a result of policies the Fife Council's Transportation requiring affordable housing contributions need Development Guidelines. Proposals for to be safeguarded for that purpose to maintain small, privately owned sites will be that housing stock. These, too, are protected from assessed against the criteria in this policy. change of use to HMOs. POLICY H4 GYPSY TRAVELLERS Reason AND TRAVELLING SHOWPEOPLE SPP 3: Planning for Housing requires local authorities to have regard to the needs of gypsies/travellers through the Local Housing Policy H4 Strategy and the development plan. Through its Co-operation Policy, the Council recognises gypsy Gypsy Travellers and Travelling travellers’ rights to travel. The Council recognises Showpeople that it would be inappropriate to use land-use controls to force people to abandon their Fife Council will support proposals traditional way of life. Fife Council has, therefore, identified through the Development Plan provided for permanent sites for Gypsy Travellers or Local Housing Strategy process to at: Tarvit Mill, Cupar; Heathery Wood, Kirkcaldy; establish sites for the accommodation of and Thornton Wood, Kelty. Further public sector gypsy travellers and travelling showpeople provision for gypsy travellers is currently being provided that: considered in accordance with Scottish Government Guidance. A total of 6 to 8 sites are a. the proposal will not result in the loss required to be found throughout Fife. There is also of prime quality agricultural land; an opportunity for privately-run sites to be b. the site is not located within or established to meet the recognised demand to adjacent to residential areas, strategic accommodate gypsy travellers. Criteria for employment land or recreational establishing such sites will help guide site areas; development, which, if completed, will create a c. there is no adverse effect on sites of better basis on which to enforce action against ecological value; unauthorised sites. d. the site does not create a danger to the health and safety of travellers; 162 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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POLICY E1 DEVELOPMENT a. it conforms to relevant Development OUTWITH TOWN AND VILLAGE Plan policies and proposals; or b. it is for affordable or special needs ENVELOPES housing;
and the proposal: Policy E1 is not prejudicial to the land supply Development Outwith Town and Village strategy of the Local Plan; Envelopes is compatible with neighbouring uses; and will not adversely affect the Outwith the settlement limits as defined privacy of neighbours; by town and village envelopes shown on respects the character, appearance the Proposals Map, development will only and prevailing pattern of be permitted where it is in accordance with development of the adjacent policies E15 to E29. townscape in terms of density, scale, massing, design, external finishes and access arrangements; Reason does not prejudice comprehensive Town and village envelopes as shown on the (re)development; and Proposals Map define the existing and planned complies with any development brief development limits of individual settlements. They or other planning guidance which has prevent the unplanned outward expansion of been agreed or issued by Fife Council. settlements into the countryside, where developments will be controlled by policies E15 Reason to E29. The envelopes, and the Local Plan allocations within them, have been determined Where land falls within the settlement limits, it by a variety of factors, including: physical does not necessarily imply that development will boundaries such as roads, walls, woodlands and always prove acceptable. Development proposals landform; the protection of sites of amenity or will still need to satisfy the criteria in Policy E2 conservation value; agricultural land quality; which aim to protect and enhance the amenity of whether or not sites have planning permission; built-up areas; whilst support is offered to and the requirement for additional development proposals which maximise the potential of land to meet community needs whilst also having development land. Care must be taken to avoid regard to the avoidance of settlement coalescence. over-development or damage to any areas of special character, particularly in conservation areas POLICY E2 DEVELOPMENT WITHIN and also to low-density areas comprising larger properties, including the development of backland TOWN AND VILLAGE ENVELOPES sites.
Policy E2
Development within Town and Village Envelopes
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POLICY E3 DEVELOPMENT QUALITY Reason – ENVIRONMENTAL IMPACT The Council expects high standards of design and environmental quality in all new developments in order to enhance the built environment and to Policy E3 protect the character of individual areas, in support of the provisions of SPP1. Policy E3 will be applied Development Quality - Environmental proportionally to the scale of each development Impact proposal and seeks to ensure that all development makes a positive contribution to its immediate New development must make a positive environment. contribution to the quality of its immediate environment both in terms of its A key role of the planning system is to support a environmental impact and the quality of move towards low and zero carbon development place it will create. This will be achieved through the use of energy efficient, through the application of the following micro-generating and renewable energy systems. principles which the Council will take into Policy E3 will be applied to assist in achieving this account in assessing planning applications. aim as new development takes place. This New development is required to: approach is supported by Policy I1 (Renewable Energy) which sets out the specific requirements (a) secure the most practicable energy for all new developments. efficiency benefits by use of layout, siting, orientation, building design features, and In 2006 the UK ratified the Council of Europe’s other energy efficient measures; European Landscape Convention, an international treaty which highlights the importance of (b) demonstrate a commitment to landscape alongside other areas such as landscape protection and improvement biodiversity and cultural heritage. It promotes the taking into account linkages to existing protection, management and planning of all landscape features and the need to provide landscapes. The Scottish Landscape Forum, set up biodiversity enhancement; in 2006 to discuss and present an approach to c. include measures to promote, better care for Scotland’s landscapes, reported to enhance, and add to biodiversity; Scottish Ministers in 2007. The recommendations of the Forum are being taken forward by the d. address foul and surface water Scottish Government, including in the review of drainage issues; SPP14 – The Natural Heritage. The Forum e. include water and energy recognised the importance of designations as part conservation measures; of an ‘all landscapes’ approach and recommended f. incorporate appropriate waste further action to strengthen local landscape recycling, segregation, and collection designations. Areas of Great Landscape Value facilities; and (AGLVs) have been reviewed in preparing this g. minimise waste by design and during Local Plan, and replaced with Special Landscape construction Areas.
Developers will also be required to have Opportunities should be taken to promote, regard to relevant supplementary planning enhance, and add to biodiversity through layout, guidance produced in this regard. landscaping, overall design and wildlife corridor links to adjoining areas.
The provision of recycling facilities within housing developments will also be required. Current Fife Council guidance requires provision of facilities at 164 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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a ratio of 1 per 500 houses. Developers are application of the following principles encouraged to enter into pre-application which the Council will take into account in discussions and further advice can be obtained assessing planning applications. New from Fife Council Environmental Services. The development is required to: design and layout of new houses must also take account of the need to store recycling bins. a. demonstrate well thought out design, and high standards of architecture in Where larger developments are proposed, or terms of form, scale, layout, detailing, where the site is prominent or environmentally and choice of materials; sensitive, a detailed development brief and/or b. make best use of site attributes – masterplan may be prepared by the Council to particularly landform, trees and guide developers on key issues. The developer will woodland, and natural and built be required to demonstrate that the heritage features; environmental and traffic impacts of the proposals c. provide open space which should are acceptable by preparing environmental and include individual areas for equipped transport assessments and drainage impact play, sport, and general recreation assessments. For major developments a master appropriate to the scale and nature of and phasing plan, showing all land uses and the the development and secure the long timescale for implementation, will also be required - term maintenance of public and to ensure an integrated and comprehensive common areas; development. In addition, development must take d. provide safe and convenient access full account of the Fife Urban Design Guide for pedestrians, cyclists and people Creating a Better Fife and, where appropriate, the with disabilities or impaired mobility, advice in the Fife Masterplans Handbook. including safe routes to school, links Finally, the environmental impact of waste from to the core path network and for new development can be minimised through the sustainable modes of transport; lifecycle of the development from design to e. protect personal privacy and amenity; construction to end use. The Council encourages and developers to avoid and then minimise waste from f. enhance community safety. the early stages of development design and in the The application of innovative design case of all non-domestic buildings with a footprint solutions will be supported. To raise and in excess of 500 square metres, water recycling maintain design standards throughout systems must be incorporated into the design of Fife, all development proposals must the building, unless it can be demonstrated by the comply with the principles as described in developers that this would jeopardise the the Fife Urban Design Guide. commercial viability of the development. For larger, prominent or sensitive sites, POLICY E4 DEVELOPMENT QUALITY Fife Council will prepare development - DESIGN briefs and masterplans. Developers may also be required to prepare development briefs, masterplans, or design statements Policy E4 and these will be subject to agreement or approval of the Council and must comply Development Quality - Design with the Fife Masterplans Handbook. Subsequent development will require to New development must make a positive conform to the approved guidance. contribution to its immediate environment in terms of the quality of the development. This will be achieved through the FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 165
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Reason landscape, recreation, and play areas may be needed within this timescale and, where The Council expects high standards of design and appropriate, a capital sum will also be sought to environmental quality in all new developments in cover these costs. On larger sites, a landscape bond order to enhance the built environment and to will be required as security for the adequate protect the character of individual areas, in support provision of public open space. Open space of the provisions of SPP1. Policy E4 will be applied requirements for housing developments are proportionally to the scale of each development specifically addressed in Policy E5. proposal and seeks to ensure that all development makes a positive contribution to its immediate It is also expected that privacy, amenity and safety environment. will be properly taken account of in the design of new development. Safety considerations include Where development in the countryside is both road safety by, for example, providing for acceptable in principle, the design guidelines in pedestrian and cycle use ,employing traffic Policies E3 and E16 will apply, to ensure high calming measures, restricting access to quality. Sensitive location and siting of employment uses through residential areas, and development is also essential to its successful the safety of the public from crime by layout and integration into the natural environment. The landscape design which provides open and Council fully supports the approach set out in defensible public space. The UK-wide police PAN44: Fitting New Development into the initiative Secured by Design gives guidance and Landscape and the Scottish Government policy supports the principles of 'designing out crime' statement Designing Places, the principles of by use of effective crime prevention and security which can be applied to most developments. standards. PAN 77: Designing Safer Places highlights the positive role that planning can play New developments shall incorporate proposals to in helping to create attractive, well-managed maintain the local diversity and distinctiveness of environments which help to discourage antisocial landscape and townscape character. This includes and criminal behaviour. natural and built heritage features of landscape value such as woodland, hedges, ponds, stone In addition, development must take full account walls, and historic sites/features. Development of the Fife Urban Design Guide Creating a Better should also enhance landscape characteristics Fife and, where appropriate, the Fife Masterplans where they have been weakened and need Handbook. improvement. Particular consideration should be given to the relationship of the proposed POLICY E5 HOUSING development to the surrounding buildings or landscape. Landscaping using existing or new tree DEVELOPMENT AND OPEN SPACE and hedge planting should be included in development proposals to define the edges of development, where appropriate. Developers Policy E5 should also ensure that designs incorporate any Housing Development and Open Space requirements for sustainable urban drainage systems (SUDs) at an early stage. Housing proposals and mixed use developments of 10 houses or more or All land forming public open space must be greater than 0.5ha in area shall provide maintained by the developer (or factor on their 60m2 total open space per household. behalf) or be conveyed to Fife Council for adoption Provision of accessible and secure and maintenance on payment to the Council of a equipped play, sport and recreational lump sum equivalent to a minimum of 25 years facilities commensurate with the scale of maintenance costs, where necessary by binding development is also required. Flexibility agreement prior to the granting of planning may be applied where there is planned permission. The refurbishment or restoration of 166 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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occupancy by single persons or the elderly During the lifetime of this Local Plan, the Council and, for small sites, town centre sites, will complete its ongoing work to prepare a brownfield sites and where sites are Greenspace strategy. This work will inform new adjacent to existing public open space. minimum standards for open space in development. Developers will be required to ensure that maintenance arrangements and Developers will be required to ensure that procedures are established for public and maintenance arrangements and procedures are common areas. All land forming public established for public and common areas. All land open space must be maintained by the forming public open space must be maintained developer (or factor on their behalf) or be by the developer (or factor on their behalf) or be conveyed to Fife Council for adoption and conveyed to Fife Council for adoption and maintenance on payment to the Council of maintenance on payment to the Council of a lump a lump sum equivalent to a minimum of 25 sum equivalent to a minimum of 25 years’ years’ maintenance costs. The maintenance costs. The refurbishment or refurbishment or restoration of landscape, restoration of landscape, recreation and play areas recreation and play areas may be needed may be needed within this timescale and, where within this timescale and, where appropriate, a capital sum will also be sought to appropriate, a capital sum will also be cover these costs. sought to cover these costs. On larger sites, a landscape bond will be required as security for the adequate provision of public Reason open space.
In determining open space requirements for new POLICY E6 CONTAMINATED LAND housing developments, the needs of all age ranges should be taken account of, and consideration will be given to existing local provision, the need for Policy E6 open space in the vicinity, and the type of facilities required. The level and type of facilities required Contaminated Land will vary with location, type of housing and market segment. As a minimum, 0.6 hectares of usable Where development proposals involve open space will be required for every one hundred sites where land instability or the presence houses proposed on greenfield sites. Smaller of contamination is suspected, the schemes will be assessed on a pro rata basis and developer will be required to: financial contributions sought for provision, where appropriate. Policies C4 and C5 deal with a. where land instability risks or established areas of open space and seek to contamination is known to be present, prevent its loss. notify Fife Council of the appropriate remediation measures proposed to This requirement for public open space is currently render the site fit for its intended use. based on the ‘six acre standard’ guidelines prepared by the National Playing Fields Where possible, remediation strategies Association (now Fields in Trust). In November must be agreed by Fife Council, in 2007, the Scottish Government produced revised conjunction with SEPA and the Coal planning policy in SPP11: Open Space and Physical Authority where appropriate, prior to the Activity. This requires local authorities to carry out determination of any planning application. an open space audit and prepare a strategy to guide the provision of new and improved open space appropriate to local circumstances. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 167
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Reason that character. Demolition will not begin until evidence is given of contracts let for Fife Council will work with Scottish Environment the approved development. Protection Agency, the Coal Authority, Scottish Water and other agencies, polluters and landowners to prevent or reduce pollution from Reason known contaminants. The Council seeks the remediation of land known to be contaminated, Conservation Areas are areas of special particularly where such land is proposed for architectural or historic interest, the character of development and to this end, has an approved which it is important to preserve or enhance. Contaminated Land Inspection Strategy. The terms Changes to their character must be very carefully of PAN 33: Development of Contaminated Land – considered if environmental quality is to be are also relevant. maintained. Authenticity of detail and of overall approach is of paramount importance. Proposals POLICY E7 CONSERVATION AREAS that fail to respect the unique character of the Conservation Area within which they are located will be unlikely to succeed in obtaining consent. Policy E7 Progress with Conservation Area appraisals and Conservation Areas management plans will be reported through the biennial Local Plan Action Programme. Development and demolition within a Conservation Area, or affecting its setting, POLICY E8 LISTED BUILDINGS shall preserve or enhance its character and be consistent with any relevant Conservation Area appraisal or Policy E8 management plan that may have been prepared for the area. Listed Buildings
The design, materials, scale and siting of Development affecting a listed building, any development shall be appropriate to or its setting, shall preserve the building, the character of the Conservation Area and or its setting, or any features of special its setting. Trees that are considered by the architectural or historic interest which it planning authority to have amenity value possesses. shall be preserved. Given the importance of assessing design matters, outline The layout, design, materials, scale, siting planning applications will not normally be and use of any development shall be considered appropriate for developments appropriate to the character and in Conservation Areas. appearance of the listed building and its setting. Where an existing building, listed or not, contributes positively to the character of the Conservation Area, Policy E9 on Reason demolition shall apply. Where it does not, proposals for demolition will not be Buildings of special architectural or historic interest considered in the absence of a detailed are listed by the Scottish Ministers and divided planning application for a replacement into categories A, B, or C(s). The purpose of listing development that enhances or preserves is to ensure that any demolition, alteration, repair or extension that would affect the building’s 168 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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special interest is controlled. Listed buildings are POLICY E10 PROTECTION OF part of an important finite asset that should be safeguarded for present and future generations. ORCHARDS AND RIGGS POLICY E9 DEMOLITION OF LISTED Policy E10 BUILDINGS Protection of Orchards and Riggs
Policy E9 New development shall respect traditional orchards and the historic linear pattern of Demolition of Listed Buildings garden riggs. Development that results in the loss of traditional orchards and garden Proposals for the total or substantial rigg patterns will be resisted. demolition of a listed building will only be supported where it is demonstrated beyond reasonable doubt that every effort Reason has been exerted by all concerned to find practical ways of keeping it. This will be A number of settlements in Fife are characterised demonstrated by inclusion of evidence to by traditional orchards and garden riggs that the planning authority that the building: contribute to local distinctiveness. These will be protected from development which would result a. has been actively marketed at a in their loss. reasonable price and for a period reflecting its location, condition and POLICY E11 HISTORIC GARDENS possible viable uses without finding AND DESIGNED LANDSCAPES a purchaser; and b. is incapable of physical repair and re-use through the submission and Policy E11 verification of a thorough structural condition report. Historic Gardens and Designed Landscapes
RCAHMS shall be formally notified of all Development affecting Historic Gardens proposals to demolish listed buildings to and Designed Landscapes shall protect, enable features to be recorded. preserve, and enhance such places and shall not impact adversely upon their character, upon important views to, from Reason or within them, or upon the site or setting Listed buildings are part of an important finite of component features which contribute asset that should be safeguarded for present and to their value. future generations. The Royal Commission on Ancient and Historic Monuments for Scotland Reason (RCAHMS) shall be formally notified of all proposals for demolition of listed buildings to enable Historic Gardens and Designed Landscapes features to be fully recorded. provide the setting for historic buildings and enrich the diversity of the Fife landscape. A range of elements, either partial or complete, contributes to a sense of place and adds to community well-being. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 169
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The Inventory of Historic Gardens and Designed archaeological resources and their settings Landscapes was compiled in 1987 by the will be weighed against other merits of the predecessor bodies of Historic Scotland and development proposals in the Scottish Natural Heritage. This represented only determination of planning applications. the first count of obvious candidates for protection and work on supplementary volumes is ongoing. The developer may be requested to supply There is currently no legislation to give statutory a report of an archaeological evaluation protection to historic gardens and designed prior to determination of the planning landscapes. However, the Inventory is recognised application. Where the case for formally within the planning system. Since 1992, preservation does not prevail, the planning authorities – under the terms of the developer shall be required to make General Development Procedure Order (GDPO) appropriate and satisfactory provision for (1992) – are required to consult Historic Scotland archaeological excavation, recording, and Scottish Natural Heritage on applications that analysis, and publication in advance of affect Inventory sites. development.
Inventory sites are designated on the basis of their Where compatible with their preservation, works of art, historical, horticultural, architectural, proposals for the enhancement, promotion scenic and nature conservation value, and the and interpretation of ancient monuments Council will protect them from any development and archaeological sites will be supported. that would adversely affect their overall character including their setting or any feature of value. Protection will also be given to non-Inventory Reason Historic Gardens and Designed Landscapes recorded in Fife Council’s Sites and Monuments The Council has identified a number of Record and to other sites pending their inclusion Archaeological Sites of Regional Importance in the in the Inventory. Plan area, details of which are available from Fife Council’s Archaeologist. These are amongst the POLICY E12 ANCIENT MONUMENTS most important examples of their type in Fife, and the Council will continue to oppose development AND ARCHAEOLOGICAL SITES that would adversely affect them or their settings. The list identifies Scheduled Ancient Monuments that have been designated by the Scottish Policy E12 Government as being of national importance and are stringently protected by law. The Council will Ancient Monuments and Archaeological seek to enhance and secure the sensitive Sites management and, where appropriate, interpretation of sites and landscapes, and will Scheduled Ancient Monuments and other continue to extend Fife’s database of our cultural identified nationally important heritage. archaeological resources shall be preserved in situ, and with an appropriate setting. Developments that have an adverse effect on scheduled monuments or the integrity of their setting shall not be permitted unless there are exceptional circumstances.
All other archaeological resources shall be preserved in situ wherever feasible. The significance of any impacts on 170 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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POLICY E13 STREET FURNITURE POLICY E14 PUBLIC ART
Policy E13 Policy E14
Street Furniture Public Art
The design and location of street furniture The Council will seek the provision of should be appropriate to local public art in development proposals. For characteristics and, where appropriate, all major developments, and proposals on should use materials, colours and styles in prominent sites the Council will seek a keeping with the traditional character of contribution of at least 1% of the its setting, or with any existing street construction cost for the provision of furniture which is being retained. public art as an integral part of the project. For all other applications, an appropriate The application of innovative design contribution will be discussed with the solutions will be supported. To raise and developer. maintain design standards throughout Fife, all development proposals must comply with the principles set out in the Reason Fife Urban Design Guide. The aim of this policy is to encourage the inclusion of publicly accessible art and design as part of Reason development proposals. Public art can be permanent or temporary and may include Street furniture such as telephone call boxes, lamp drawing, painting, sculpture, photography, light, standards, refuse bins, public shelters, and posting sound and music, or live art. boxes collectively influence the appearance of urban streetscapes to a great degree. Most items Public art is integral to achieving high quality of street furniture are installed by, or are the design. Encouraging public art enhances the responsibility of, local authorities and statutory appearance of buildings and public spaces and undertakers. The impact of poorly designed or promotes a strong sense of place and community located street furniture can be significant, pride. Public art refers to artists working along with however, especially in sensitive settings such as local communities, as part of process of creating Conservation Areas and close to listed buildings. new spaces and buildings. The Council will Consequently, the Council will actively encourage, encourage developers to involve artists from the and expect close liaison with, those bodies start of the planning and design process. responsible for street furniture to promote greater sensitivity in the siting and design of these This policy supports a Fife Council wide approach structures. Consideration will also be given to the to public art and is in line with national policy and requirements of the Disability Discrimination Act advice. Further guidance is included in the 1995 and 2005 in the siting of new street furniture Council’s Urban Design Guide - Creating a Better and Fife Council will examine its own areas of Fife and the Fife Masterplans Handbook. Further responsibility, with a view to using more supplementary guidance on Public Art will also be sympathetic designs and materials (for items such prepared during the lifetime of the Local Plan. as litterbins) in locations where the highest standards of design are required. Major developments are those defined in the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 and Circular 5/2009 – Hierarchy of Developments. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 171
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POLICY E15 DEVELOPMENT IN THE infrastructure; will result in an overall COUNTRYSIDE enhancement to the landscape and environmental quality of an area; provides employment for local people or supports Policy E15 local services and that equivalent alternative capacity does not exist within Development in the Countryside the local area (or settlement boundary).
Development in the countryside will be only supported where it: Reason
a. is required for agricultural, The countryside is defined as the area outwith the horticultural, woodland or forestry town and village envelopes and green belt shown operations; or on the Proposals Map. b. is for new enterprises which either SPP 15 : Planning for Rural Development, diversify the above land-based highlights the need to be aware of the increased businesses to bring economic support demand for new types of development in rural to the existing business or add local areas. A proactive approach needs to be taken to value by using the products of, or enable new development, including small-scale servicing, land-based businesses or housing and business opportunities, to take place other established countryside in appropriate locations. activities; or c. diversify or add to the above One of the objectives of the Plan Strategy is to land-based businesses to bring protect the countryside from unplanned economic support to the existing development. However, it is recognised that there business or add local value by using are activities which require a countryside location the products of, or servicing, or which are important contributors to the land-based businesses or other diversification of farms into new enterprises in established countryside activities; or order to survive as viable businesses. Small scale d. is for the extension of established employment sites adjacent to settlement businesses; or boundaries which serve to maintain the Council’s e. provides for small scale employment employment land supply requirements (monitored land adjacent to settlement through Fife Council’s Employment Land Audit) boundaries, which contributes to the and which meet the criteria set out in the policy Council’s employment land supply will also be supported. requirements; or f. is for facilities for access to the The protection and enhancement of the built, countryside; or natural and historic qualities of the countryside g. is for facilities for outdoor recreation are important considerations and these attributes or tourism or other development must be maintained and enhanced wherever which demonstrates a proven need possible. There are a range of policies which for a countryside location; or protect these valued environments and where h. is for housing (as supported by Policy development will not be permitted if there may E16); be adverse environmental impacts which cannot be mitigated. Policy E19 (Special Landscape Areas) and is of a scale and nature compatible and the Fife Landscape Character Assessment will with surrounding uses; is well-located in be important considerations in the determination respect of available infrastructure and of planning applications. contributes to the need for any improved 172 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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POLICY E16 HOUSING g) secures the development of a derelict DEVELOPMENT IN THE site with ruinous buildings where this would result in an overriding benefit in COUNTRYSIDE terms of visual and environmental improvement.
Policy E16 Note: this policy does not apply in land designated as green belt. Housing Development in the Countryside
The development of housing in the Reason countryside will only be permitted where it: In SPP3: Planning for Housing the Scottish Government has sought to discourage isolated a. is required for the operational needs development in the countryside merited by of an agricultural, horticultural, particular circumstances. Housing development woodland, forestry or other business in the countryside could result in the gradual supported by Policy E15 and will be erosion of the rural landscape, its character and located as an integral part of the qualities. SPP15: Planning for Rural Development business; or highlights that, through supporting policies, b. is for affordable housing of modest, demand for new housing in the countryside can limited scale which meets an still be met in a way which can bring social, identified need; or environmental and economic benefits. The c. is for a site within an established and replacement of housing of poor design and clearly defined cluster of dwellings of condition and change of use of a range of 5 houses or more; or redundant rural buildings can help to support rural d. is for the renovation of a substantially businesses and maintain vibrant communities. complete building (i.e. external walls Policy E19 (Special Landscape Areas) and the Fife are complete and sound to wallhead Landscape Character Assessment will be important level) last used as a house; or considerations in the determination of planning e. provides for the rehabilitation and/or applications. conversion of complete or substantially complete existing The delivery of affordable housing development buildings of traditional long life in rural areas may require development in the construction (but excluding proposals countryside to meet local housing needs and involving substantial provide for development of a modest scale which demolition/rebuilding); or meets rural needs and is of a scale of development f. is for the demolition and replacement suited to its rural setting. In such circumstances of a house: - and subject to Policies H2 and E16, development for affordable housing may be supported. Policy (i) which cannot otherwise be brought up H2 and Fife Council Supplementary Guidance on to modern standards at a reasonable cost; Affordable Housing give detailed guidance on or overall requirements and site thresholds. Together, these policies allow for some flexibility in meeting (ii) where the replacement would be of affordable housing needs in rural areas in line with exemplary siting and design resulting in national policy. an overall enhancement to the landscape and environmental quality of the area; or FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 173
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Where a new house is proposed as part of a improve local infrastructure (which business, the business must be operational for at may include improving opportunities least 2 years and must be capable of providing the for public access between the town whole or main source of livelihood for the and the countryside by linking green occupant. spaces); create new development of exemplary The Council will complete its ongoing work to design; and prepare supplementary planning guidance to in the case of redevelopment, be support this policy. within existing development POLICY E17 GREEN BELT envelopes. This policy will apply to any existing greenbelt or those identified and adopted Policy E17 within the lifetime of this Local Plan.
Green Belt Reason Development in the green belt is required to conform to national and strategic National policy permits development within planning policies as defined in SPP21: designated green belt in certain circumstances. Green Belts and the Fife Structure Plan. These are identified in SPP21: Green Belts and in The development constraints set by these Fife Structure Plan Policy ENV1 (Green Belts for St policies will apply, except at the following Andrews and Dunfermline). National policy also locations: allows for non-conforming uses to be identified through the Development Plan. Policy E17 St Andrews specifies those locations and types of use that will be supported as acceptable non-conforming uses Craigtoun Country Park – for within the St Andrews green belt in order to small-scale, commercial leisure support the continued operation and appropriate development complementing existing development of established businesses and leisure use and linked to the upgrading of the or visitor facilities. park; Old Course Hotel – for development Applications for development which do not ancillary to the hotel; conform to the Development Plan, including this St Andrews Links complex – for policy, shall be subject to the notification development ancillary to the seven St arrangements set out in Scottish Office Circular Andrews Links Trust golf courses and 4/1997: Notification of Planning Applications clubhouses. leading to a referral to the Scottish Government.
In all cases, development must: The development of land within theinner boundary, and shown for future development be of a scale and nature compatible beyond the Local Plan period, will take place only with surrounding uses; as it is released in accordance with phasing to be maintain the setting and the key views identified in future Local Plan reviews. A key to the to and from the historic core of the success of the green belt will be proactive work town; towards environment enhancement and improved result in an overall enhancement to public access opportunities. Development within the landscape and environmental or adjacent to the green belt will be required to quality of the green belt; address these requirements as part of their proposals. 174 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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A major consideration will be maintaining the identified landscape qualities of the area landscape setting of the town, including its scenic and/or its overall landscape integrity and quality and those areas which are valued for their setting. Proposals must demonstrate, historic, recreational, or ecological interest. It is through form, scale, layout, detailing, also expected that the overall landscape attributes siting, design, materials, and landscaping, will be enhanced, including through how the development will contribute to improvements to derelict or vacant sites, reuse of the preservation, restoration, or buildings of architectural or historic merit, enhancement of the Special Landscape exemplary built and landscape development and Area and its associated landscape qualities. linkage of green spaces.
POLICY E18 PROTECTION OF Reason AGRICULTURAL LAND Guidance on Local Landscape Designations published byScottish Natural Heritage/Historic Scotland (2004) recommends designating locally Policy E18 important landscapes as part of a Scotland-wide ‘all landscapes’ approach. This advice sets out a Protection of Agricultural Land refreshed approach to assessing and evaluating Irreversible development of prime landscape character and qualities. agricultural land will be supported only if In Fife, AGLVs have been reviewed in preparing there are overriding national or local this Local Plan and replaced by Special Landscape circumstances, or if the land is zoned for Areas as advocated in Scottish Planning Policy development in the Local Plan. (2009). This review has enabled a more robust policy approach to be formulated for both Reason landscape designations and the wider landscape. The Special Landscape Areas are identified on the Despite recent changes in agriculture and the Proposals Map. trend toward farm diversification, there is still a need to protect prime quality agricultural land as POLICY E20 WATERCOURSES AND a long-term national resource. Prime quality land WETLANDS is that which falls into Classes 1, 2, and 3.1 as defined by the Macaulay Land Use Research Institute and is the most productive agricultural Policy E20 land. Watercourses and Wetlands POLICY E19 SPECIAL LANDSCAPE AREAS Development will not be permitted where it would have an adverse affect, either directly or indirectly, on the ecological Policy E19 status of watercourses or wetlands or the quality of groundwater. Special Landscape Areas
Development proposed within an Special Reason Landscape Area or outwith the boundary Rivers, burns, wetlands, marshes, lochs and ponds but which may impact upon the designated are a focus for wildlife and native woodland. They area, will only be permitted where it has are usually a scenic asset, and are often a no significant adverse affect on the FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 175
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 recreational resource. The Fife Local Biodiversity (c) the proposed development will not be Action Plan, together with the policies and detrimental to the maintenance of the proposals in the Local Plan, provides the basis population of the European protected upon which the Council will seek to protect these species concerned at favourable natural assets. Development that may result in conservation status in their natural range. pollution, erosion, channeling, major culverting, the loss of habitat, or any other detriment to the Where a proposed development is likely amenity of the watercourse will not be supported. to affect European protected species the It should also be ensured that development does developer must submit a survey of the not compromise the objectives of the Forth Area status of that species at the site. If present, Management Plan (Draft) 2005-2015. an assessment must identify what impact the development will have on the The Scottish Environment Protection Agency protected species and a detailed method (SEPA), in partnership with Fife Council and statement provided of all the mitigation Scottish Water, has responsibility for controlling work that is proposed in relation to the the quality of run-off into open watercourses. European protected species. This will be PAN61: Planning and Sustainable Urban Drainage required before planning permission can Systems details the role of the different agencies be granted. and gives good practice advice. Further information on ecological status and the implications of the Water Framework Directive Reason may be obtained from SEPA. In all development, regard should be had to the terms of Policies I3, A number of species identified as European I4 and I5. Protected Species (EPS) are protected by the Conservation (Natural Habitats etc.) Regulations POLICY E21 EUROPEAN PROTECTED 1994 (as amended in 2007) which implements the SPECIES European Habitats and Birds Directives; this provides a more stringent regime for the protection of species than that found in national legislation. Policy E21 Developers must be aware of the importance of European Protected Species identifying whether or not European Protected Species are found on or near development sites. Development that will have a significant If activity, including development, is likely to have adverse affect on European Protected an adverse affect on a EPS a licence (issued by the Species will not be permitted unless the Scottish Government) is usually required to carry developer shows that: out work. (a) the proposed development is in the The Council, therefore, has a key role relating to interests of preserving public health or European Protected Species as it must not give public safety or other imperative reasons permission for any development which cannot, of overriding public interest, including subsequently, meet the requirements for a licence. those of a social or economic nature and If a development will have an adverse affect on a beneficial consequences of primary European Protected Species the three tests importance for the environment; and necessary for the granting of a licence [points (b) there is no satisfactory alternative; and (a)-(c), in the policy text] must be satisfied. 176 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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POLICY E22 LOCAL BIODIVERSITY natural heritage of these areas. Planning policies to protect these sites from damaging development AND GEODIVERSITY SITES are included in the Fife Structure Plan 2006-26.
Many more sites in Fife are locally importantfor Policy E22 their natural heritage interest. They are valuable, individually and in combination with other sites, Biodiversity and Geodiversity Sites and their number and diversity provides an important network of habitats. It is essential that Development that may affect a Local these sites are not lost entirely or damaged to such Biodiversity Site or Local Geodiversity Site an extent that they become isolated and no longer will not be permitted unless the developer provide a link in the network or cannot remain as submits an appraisal which demonstrates viable refuges. This policy aims to protect Fife’s that: locally importantsites from damaging (a) the overall ecological integrity of the development. The Nature Conservation (Scotland) site will not be compromised; or Act 2004 places a duty on the Council to protect and enhance these sites. (b) any significant adverse affects on the site are clearly outweighed by social or These sites are known in Fife by several names: economic benefits of significant local Listed Wildlife Sites; importance. Sites of Importance for Nature Conservation Where development will adversely affect Scottish Wildlife Trust Reserves; the Site, the developer's appraisal must Local Nature Reserves; identify: Regionally Important Geological and Geomorphological Sites. how any anticipated damage will be minimised or mitigated, including The Council now has the role of establishing and replacement habitat for any losses managing a new system of local nature incurred; and conservation sites and such sites will now be proposals for the conservation, known as Local Biodiversity Sites and Local protection, enhancement and future Geodiversity Sites. management of the natural heritage interest of the Site. Further information on these local sites is available from the Take a Pride in Fife Environmental Where appropriate, planning conditions Information Centre (TAPIF-EIC). and agreements will be used to ensure these proposals are achieved. POLICY E23 PROTECTION OF BIODIVERSITY Reason
Fife has many sites that are important for wildlife, Policy E23 geology and the natural processes that shape the Protection of Biodiversity landscape. Some of these sites are of international importance and are known as Natura and Ramsar Development that may affect national and sites. Others, known as Sites of Special Scientific local priority habitats or species, as Interest and National Nature Reserves are identified in the Scottish Biodiversity List important in a Scottish context. European Directives and national legislation protect the FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 177
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or Fife Local Biodiversity Action Plan, will species and habitats at any location. To achieve not be permitted unless the developer overall benefits for biodiversity it is important to submits an appraisal showing that: ensure the protection and enhancement of the wider Fife environment wherever development is (a) there will be no adverse affect on the proposed thus complementing the site protection habitats or species; or system, which is at the centre of the biodiversity conservation process, and supporting the regard (b) any significant adverse affect on the for landscape features of value to flora and fauna habitats or species is clearly outweighed under the Habitats Regulations (Regulation 37). by social or economic benefits of significant local importance. The Wildlife and Countryside Act 1981 (as amended) and the Protection of Badgers Act 1992 Where development adversely affects the give specific protection to a range of species. The habitats or species, the developer's Nature Conservation (Scotland) Act 2004 extended appraisal must show: the scope of this protection by placing a duty on local authorities to further the conservation of how the damage will be minimised biodiversity in undertaking their functions and in and mitigated, including, where so doing to have regard to the Scottish Biodiversity appropriate, replacement habitat for Strategy (Scottish Executive, 2004).The Scottish any losses incurred; and Biodiversity List (2005) was prepared in support proposals for the conservation, of these requirements. It lists the flora, fauna and protection, enhancement and future habitats considered by the Scottish Ministers to management of habitats and species be of principal importance for furthering the (biodiversity). These must ensure that conservation of biodiversity. there is net benefit to biodiversity within the development site and also The Scottish Biodiversity Strategy has a key in habitat linkages to the site as objective of halting the loss of biodiversity and appropriate. Particular regard should continuing to reverse previous losses through be given to priority habitats and targeted actions for species and habitats. The Fife species of conservation concern Local Biodiversity Action Plan 2003-2006 includes identified within the Fife Local a series of actions to protect habitats and species Biodiversity Action Plan. and is the local means of meeting the objective of the Scottish Strategy whilst also taking forward Where appropriate, planning conditions action local to Fife. The Fife LBAP is currently being and agreements will be used to ensure reviewed along with draft species and habitat these proposals are achieved. action plans.
All development should contribute to Further information on species and habitats in Fife overall environmental enhancement by is available from the Take a Pride in Fife taking into account benefits to biodiversity Environmental Information Centre (TAPIF – EIC). (see Policy E3 Development Quality – Environmental Impact)
Reason
This policy aims to protect priority habitats and species across all of Fife some of which may not fall within the protection afforded by designated sites. Without care, poorly sited and designed development can affect and lead to the loss of 178 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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POLICY E24 TREE PRESERVATION aesthetic, recreational and wildlife value, the rarity, and the value as an example of a particular species. ORDERS Trees in Conservation Areas are given similar protection to those protected under a Tree Preservation Order. Policy E24 POLICY E25 TREES ON Tree Preservation Orders DEVELOPMENT SITES Tree Preservation Orders will be designated where a tree or group of trees has an important amenity value, Policy E25 particularly where under possible threat. Support will not be given for works to a Trees on Development Sites tree or woodland protected by a Tree Preservation Order unless it is Where development is proposed on a site demonstrated that: where trees are present, consideration will be given to whether, and in what form, a. the health and appearance of the tree development should be supported, having will not be impaired and regard to the desirability of retaining and protecting mature and semi-mature trees, the works are necessary for its and other examples likely to become continued retention and consistent attractive in amenity terms, or of a rare with good arboricultural practice; or species. Trees, woodlands, and hedgerows in the case of a woodland, the that have a landscape, amenity and/or proposed works are consistent with nature conservation value will be protected the principles of sound woodland from development. management and good arboricultural practice; When submitting a proposal for development for a site where trees are or present, the developer shall be required to: b. the tree is dead, diseased or dangerous, in which case felling may (a) submit a comprehensive tree survey; be necessary. b. identify on site any affected trees; and Where felling is necessary under the terms c. submit for agreement a programme of this policy, appropriate replacement of works, details of tree protection and planting will be required. landscaping proposals, including any appropriate tree planting.
Reason Reason The Council cannot provide protection to all trees and woodlands. It can, however, designate Tree Throughout the Plan area, trees and woodlands Preservation Orders, control the felling of trees for support wildlife, provide a diversity of habitats, development, and enter into agreements with enhance the amenity of the countryside and built owners of trees and woodlands to encourage environment and improve air quality. They also proper management and public access. Tree provide an important contribution towards Preservation Orders provide protection in law for recreation and tourism. Their protection and significant trees. In assessing the value of a tree or management is an important objective of this group of trees, the Council will consider the FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 179
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Local Plan, particularly where they have been BS5837: 1991 - Trees in Relation to Construction. identified by the Inventory of Ancient, There are frequent concerns that trees, particularly Long-Established, and Semi-Natural Woodland. when they become mature, will fall on adjacent property. Detailed consideration of the The Council recognises that trees and woodlands relationships between existing trees and new will require sound management which often development is needed and professional requires work to the trees themselves. All tree work arboricultural advice must be sought to ascertain must comply with BS 3998: 1991 - potential conflicts. The choice of species for new Recommendations for Tree Work. This will ensure planting in relation to existing buildings, and best practice. Tree felling may also require a Felling within and around development sites, should be Licence which requires replanting irrespective of influenced by the physical and technical the presence of Tree Preservation Orders (detailed restrictions posed by the site. Planting should seek guidance is given in “Tree Felling and Permissions” to relate to existing features and build on local available from the Forestry Commission). Work to landscape character as identified by the Fife preserve trees solely for reasons of residential Landscape Character Assessment. Native species amenity will not generally be supported. Policies should be encouraged wherever appropriate. E24 and E25 will also apply to the protection of Works should be carried out in accordance with street trees, particularly where affected by the detailed recommendations in BS5837: 1991 - duct-laying operators. Considerable damage can Trees in Relation to Construction. be caused to trees by the installation of utilities. Work should be carried out in accordance with the Development on sites adjacent to woodland can guidance set out by the National Joint Utilities affect drainage patterns not just through the Group Publication 10 - Guidelines for the Planning, development site but also through the woodland. Installation and Maintenance of Utility Services in To avoid potential damage to the woodland Proximity to Trees, April 1995. resource, developers will be held responsible for ensuring that drainage from their site is effectively POLICY E26 NEW TREE PLANTING prevented from entering the adjoining woodland. POLICY E27 THE COAST Policy E26
New Tree Planting Policy E27
New on-site tree planting will be sought as The Coast an integral part of new development. Planning agreements will be used to Development on the undeveloped coast achieve off-site or other additional tree will not be supported unless it can be planting and partnerships encouraged to demonstrated that: secure tree planting and sustainable woodlands. a. there is a proven need for a coastal location; b. the proposal avoids the use of Reason greenfield sites and can reuse vacant land Where trees have to be felled as an element of site c. the proposal demonstrates high development, or are affected by development, it standards of design and siting is essential that this is professionally overseen. d. the proposal does not contribute to Replacement planting will be specified to or is at risk of coastal erosion; compensate for the loss of any trees. Works should e. the proposal is not subject to nor will be carried out in accordance with the guidance it contribute to flood risk; set out by the National Joint Utilities Group and 180 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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f. the proposal safeguards cultural and and economic benefits which outweigh any natural heritage resources potentially detrimental impact on the coastal g. the proposal does not prejudice the environment. footpath and/or cycle network; and Development proposals will require to provide a h. the proposal does not result in the full and robust justification for their coastal coalescence of coastal villages. location. Development which is proven to require a coastal location or which contributes to POLICY E28 LANDFILL the economic regeneration of coastal settlements should be located on the developed coast in the first instance. Policy E28
Landfill Reason Proposals for new landfill sites will not be The Fife coast has a varied and distinctive nature supported. with a role to play in the Fife economy and will be protected from unnecessary and unsympathetic Proposals for the improvement or developments. Provision will be made for restoration of land by the deposit of waste development that requires a coastal location, will only be supported where the purpose reuses brownfield land or contributes to the local is for: economy. The coastal zone, the land related to a. agricultural land improvement where and influenced by the coast, includes land up to a significant improvement in the 0.25km inland from Mean High Water Springs the agricultural land classification grade coastal landscapes defined in the Fife Landscape will be achieved; or Character Assessment and coastal habitats. b. land restoration as part of a The developed coast has been defined as regeneration project or programme. settlements with a population greater than 2,000 Applicants will be required to demonstrate and where there is existing large-scale that the improvement is essential for the development for industry, tourism and recreation use of the land and cannot be achieved by outwith settlement limits. To maintain and other measures. Applicants will also be enhance the high quality of the coastline, required to demonstrate that the proposal development that does not require a coastal will not compromise the objectives of the location will be resisted. Development that, for National Waste Strategy for Scotland, operational reasons, requires a coastal location, National Waste Plan and Area Waste Plan; e.g. boatyards, water-based sports, will in the first and will not have a detrimental impact on instance be directed to the developed coast. ground or surface water resources. The undeveloped coast includes agriculture and forestry land, low intensity recreational uses and smaller settlements which depend on the coast Reason for their livelihood. Development on the There may be circumstances where disposal of undeveloped coast should only be considered inert waste to land may be justified as part of land where there are no feasible alternative sites within reclamation for either agricultural land settlements or on previously developed land and improvement or as part of a regeneration project where the proposal can be expected to yield social or programme. This would be acceptable where there is a genuine need for this to be achieved. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 181
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There will need to be specific justification for the Reason tipping of waste as the only method of returning land to effective use. Proposals for waste management facilities will be assessed against the principles of the National POLICY E29 WASTE MANAGEMENT Waste Strategy, National Waste Plan and the Area Waste Plan for Fife. The Area Waste Plan provides SITES a framework for the development of waste management facilities to meet landfill diversion targets. Proposals for new waste management Policy E29 facilities should therefore be accompanied by an environmental statement that demonstrates that Waste Management Sites those principles outlined in the Area Waste Plan, Existing waste management sites (and sites and other issues arising, have been addressed. with extant consents), as identified on the Proposals for new waste management facilities Proposals Map, will be safeguarded for are likely to be acceptable in general industrial future waste management use and areas provided that the proposed site is not in a protected from development which may prominent location or a prime site for industrial prejudice their existing or future use for development. Such locations are likely to be the waste management. Where appropriate, most appropriate due to being less likely to conflict sites will be safeguarded for expansion, in with the surrounding land uses, while such keeping with the requirements of the Fife locations tend to benefit from good access and Area Waste Plan. road links. Where appropriate, cycle, and Proposals for new waste management pedestrian access will be permitted to waste facilities located within or immediately management facilities subject to overriding health adjacent to existing waste management and safety legislation and guidance. facilities, on brownfield or previously In considering proposals for any type of new contaminated land, will be supported development the Council will also take into where they are accompanied by an account the extent to which they effectively assessment demonstrating that the manage and promote the reduction, reuse, following issues have been addressed: recycling and recovery of waste during the (a) proximity to the sources of waste, the construction and operation of the development best practicable environmental option and including any measures for waste separation and minimisation of the transport of waste, collection at source. particularly by road; POLICY C1 COMMUNITY AND (b) the impact of emissions, odour and LEISURE FACILITIES noise on the environment and communities; Policy C1 (c) the requirements of the National Waste Strategy for Scotland, National Waste Plan Community and Leisure Facilities and Area Waste Plan; The development of community and d) the impact on ground or surface water leisure facilities will be supported where: resources. a. they will satisfy an identified demand for the facility; or 182 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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b. they are located within an POLICY C2 SPORTS FACILITIES edge-of-centre or neighbourhood WITHIN SETTLEMENTS centre or edge-of-town centre and it can be demonstrated that no suitable sites or premises exist within a town Policy C2 and local centre; Sports Facilities Within Settlements and they: New sports facilities within settlements do not on their own or cumulatively will be supported in principle where they adversely affect the vitality and are compatible with adjacent land uses. viability of town and local centres; are easily accessible by and can be Development which would result in the served by a choice of means of loss of existing sports facilities will not be transport during their hours of permitted except where one of the operation; and following circumstances apply: - are compatible with neighbouring uses. (a) the proposed development is ancillary to the principle use of the site; Reason (b) the proposed development involves a At a time of limited financial resources, Fife minor part of the sports facility which Council’s programme of proposals for community would not affect its use and potential for and leisure facilities is restricted, and unlikely to sport and training; meet the full range of demands. Considerable emphasis is therefore placed on attracting national (c) the sports facility that would be lost as agencies and private enterprise to contribute to a result of the proposed development meeting future needs in the Plan area. Fife Council would be replaced by:- will seek to take advantage of grants to improve i) a new sports facility of a comparable or recreational provision, and encourage landowners greater benefit for sport and in a location and local groups to do likewise. that is convenient for its users; or This policy confirms the applicability of the ii) the upgrading of an existing sports sequential approach, particularly for indoor facility to provide a better quality facility, facilities. Outdoor Class 11 uses within built-up either within the same site or at another areas tend not to be located in, or be appropriate location that is convenient for its users and for, town centres. Suitable proposals could be that maintains or improves the overall linked with open space, educational, or ‘green playing capacity in the area. corridor’ land, subject to the Local Plan policy position relevant to these areas. (d) it can be demonstrated that there is a clear excess of sports facilities to meet the current and anticipated future demand in the area and that the site in question could be developed without detriment to the overall quality of provision. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 183
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Reason f. the developer has demonstrated that the use/re-use of vacant or derelict Sport and physical recreation are recognised as land and buildings and land being key elements in maintaining a healthy previously affected by mineral lifestyle. The provision of such facilities can development or forestry schemes has contribute to the health and well being of the been first considered; and community and enhanced quality of life. To g. if relevant, must be consistent with support town centres such facilities should ideally Policy E17 (Green Belt). be placed here, thereafter the sequential approach applies. Sportscotland will be consulted on any planning application for development that is likely Reason to prejudice or lead to the loss of land used as a sports facility or playing field. The countryside may have potential to accommodate a range of formal sports and Whilst not an exhaustive list, sports facilities recreational facilities. These can range from golf include sports pitches and playing fields, athletic courses and driving ranges to more noisy and tracks, golf courses, bowling greens and tennis potentially intrusive sports facilities such as those courts. for water/jet skiing, motor sports, clay target shooting, flying and paintball/war games. Activities POLICY C3 SPORTS AND such as these can introduce a level of use that may RECREATIONAL FACILITIES IN THE be alien to the surrounding area. Careful attention COUNTRYSIDE must therefore be given to ensuring that uses such as these can be accommodated on sites where the potential risk of damage or disturbance can be Policy C3 managed within an acceptable level. The re-use of previously developed sites should therefore be Sports and Recreational Facilities in the considered. Attention will be given to the detailed Countryside guidance contained in SPP 11 : Open Space and Physical Activity when dealing with individual Proposals for the provision of formal sports applications. and recreational facilities in the countryside will be assessed against the POLICY C4 OPEN SPACE AND following criteria: URBAN PARK a. the proposal must be of a scale, nature and design appropriate to its setting; Policy C4 b. it must not have a material adverse impact on landscape, nature Open Space and Urban Park conservation or archaeological interests; Existing or proposed open spaces which are c. the traffic generated must not have a identified on the Proposals Map, or others material adverse impact on landscape, which serve a valuable amenity, wildlife, or nature conservation or archaeological recreational purpose, will be protected from interests; development. d. there is a locational justification for the development; e. the proposal would not compromise public safety in the locality; 184 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Reason (d) the creation of difficulties in maintaining the remaining open space; or Open space is both a major urban land use and an essential part of the townscape. It provides land (e) a detrimental impact upon the for leisure, play, and relaxation through parks, ecological or nature conservation interest playing fields and children’s play areas. It can act and integrity of the open space. as an amenity buffer between developments and between housing and traffic. In built-up settings, Where the area affected contains trees, open space can provide an attractive landscaped these should be retained. backcloth and allow views of surrounding buildings, and its enhancement can help towards achieving the objectives of the Fife Local Reason Biodiversity Action Plan. Given the importance of amenity and recreational open space, existing The incremental loss of small amounts of open areas will be safeguarded. Development ancillary space, often in areas which may be less well-used to the use of land as open space will be considered or poorly maintained, can individually or acceptable. This includes provision of changing collectively lead to significant reductions in open facilities and extensions to existing facilities. The space which are to the detriment of local amenity. Proposals Map shows the main parks, playing fields Commonly, such losses are as a result of changes and amenity space in each community. Other, of use or a reduction in the ease and efficiency smaller areas of public open space will also be with which the remaining open space can be protected where they serve a valuable amenity or maintained. Such changes of use will be resisted recreational purpose. where any of these impacts are likely to occur.
It should also be noted that during the lifetime of Where open space is provided as part of a private this Local Plan, the Council will complete its development, developers will be required to ongoing work to prepare a Greenspace Strategy. ensure that maintenance arrangements and This work will inform new minimum standards for procedures are established for public and common open space provision in settlements. areas. All land forming public open space must be maintained by the developer (or factor on their POLICY C5 PUBLIC OPEN SPACE behalf) or be conveyed to Fife Council for adoption and maintenance on payment to the Council of a lump sum equivalent to a minimum of 25 years’ Policy C5 maintenance costs. The refurbishment or restoration of landscape, recreation and play areas Public Open Space may be needed within this timescale and, where appropriate, a capital sum will also be sought to The change of use of public open space to cover these costs. private garden ground will not be supported, where it results in any of the On larger sites, a landscape bond will be required following: as security for the adequate provision of public open space. (a) a loss of visual amenity; or In determining open space requirements for (b) a reduction in the amount of space housing developments, consideration will be given available for recreational purposes; or to the existing localised provision, the need for open space in the vicinity, and the type of facilities (c) a reduction in open space which has required. Developers should have regard to open amenity value; or space standards as outlined in Policy E5. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 185
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POLICY C6 ALLOTMENTS POLICY C7 SCHOOL AND FURTHER EDUCATION ESTABLISHMENT Policy C6 GROUND
Allotments Policy C7 The provision of new allotments will be supported for all major developments. School and Further Education Establishment Ground The change of use of allotments to other purposes will not be supported where the School and further education allotments remain in use or there is a establishment grounds will be protected demonstrable demand for their use, unless from non-educational development not appropriate alternative provision is made. related to the educational use of the site.
Reason Reason
Alternative uses will not be supported which result School grounds make a significant contribution in the loss of allotments that are still being to the provision of recreational open space. A cultivated or there is a local demand that could be number of schools are also designated as met by the site. During the lifetime of this Local Community Schools and their grounds are Plan, the Council will complete its ongoing work available for wider use. Fife’s Grounds for Learning to prepare an allotments strategy, which will scheme supports the creation of wildlife areas and inform new minimum standards for allotment environmental improvements within school provision. This work has been considered within grounds as part of the school curriculum. The the wider context of Fife Council’s emerging Fife Proposals Map identifies boundaries of primary Greenspace Strategy and SPP11. and secondary schools, and the development of school grounds for non-education purposes will Some Settlement Plans identify development be resisted unless it can be demonstrated that requirements for allotments in major they will not be required in future by the school developments. These requirements will require or wider community. This policy will also be the scale and nature of the allotments to be agreed applied to further education establishments. with the Council. Major developments are those defined in the Town and Country Planning POLICY C8 (Hierarchy of Developments) (Scotland) FOOTPATHS/CYCLEWAYS/BRIDLEWAYS Regulations 2009 and Circular 5/2009 – Hierarchy of Developments. Policy C8
Footpaths/Cycleways/Bridleways
Existing rights of way and established footpaths, cycleways, and bridleways will be safeguarded and kept open and free from obstruction. Where development affecting such routes is deemed appropriate, suitable re-routing must be provided before the development 186 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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commences, or before the existing route c. provide for safe and convenient cycle is removed from use. The Council will seek and pedestrian access or to maintain and extend the network, where through-routes; appropriate, for multi-use including d. provide for, and do not prejudice walkers, cyclists, horse riders and paths existing, safer routes to schools and accessible to people of all abilities, by further education sites; establishing a Core Path Network, and will e. provide for secure and convenient support new development that contributes cycle parking; to this end. f. provide for the protection and integration of existing routes; g. provide for safe routes to stations and Reason major public transportation interchanges; and There are many paths in the towns, villages and countryside that provide important connections h. provide multiple points of access with and recreational routes. The Council recognises the surrounding public road network. the value of these paths as safe, convenient and attractive facilities for walkers, cyclists and horse Reason riders. It continuously seeks to identify and signpost established paths in consultation with Developers must make adequate provision for landowners. As funds permit, a programme of pedestrian and cycle movement in proposed upgrading works will be undertaken to improve schemes, commensurate with the scale of the the path network. Location plans indicating known development proposal. Footpaths and cycleways routes are available for inspection at Development should be planned to link housing with Services offices, and from the Countryside Ranger employment, commercial and leisure areas. They Service. Fife Council is also preparing a Core Path should be segregated from traffic wherever Plan for Fife as required under the Land Reform possible, conveniently located for public transport (Scotland) Act 2003, which will identify core paths and designed to ensure the personal safety of for walking, cycling, horse riding and use by the users. Fife Council’s Transportation Development disabled across Fife. Guidelines and Supplementary ‘Designing Streets’ Guidance (April 2009) together with design criteria POLICY T1 THE TRANSPORT contained in the Fife Urban Design Guide seek to NETWORK integrate facilities for pedestrians and cycle movement. These guidelines will be applied in determining development proposals. The Policy T1 supplementary guidance also specifies that multiple points of vehicular and pedestrian access The Transport Network should be provided, but there may be justification to relax these standards for small scale New development must: development. The requirements of clause (h) of this policy will therefore be subject to agreement a. be accessible to, or able to be made on a site by site basis with Fife Council accessible to, the existing or planned Transportation Services. public transport network; b. be located where road network capacity is or can be made available, but only after access by other more sustainable modes has been maximised and there is no creation or worsening of a road safety problem; FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 187
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POLICY T2 TRAFFIC SAFETY IN NEW The Council will ensure that all new developments meet satisfactory road safety and traffic DEVELOPMENT management standards for all road users including pedestrians, cyclists, children and the elderly. This will be achieved through the application of Fife Policy T2 Council design criteria contained in the Fife Urban Design Guide, Fife Council Transportation Traffic Safety in New Development Development Guidelines and Supplementary Measures to improve pedestrian safety for ‘Designing Streets’ Guidance (April 2009) and other all road users are required in all new standards, which provide a uniform approach to developments, including footway parking, servicing, layout, road construction and provision and improvements, construction other relevant issues. Compliance with these of suitable traffic calming measures, and standards allows roads to be adopted and ensures the reduction of speeds in residential areas long-term maintenance and safety. to 20MPH or less where appropriate. In the case of both major planning proposals and Road layout, construction, access and new road proposals, Transport Assessments and parking provision should conform to Fife Environmental Impact Assessments will be Council’s Transportation Development required to allow the fullest consideration of all Guidelines and Supplementary ‘Designing relevant issues. Travel Plans may also be required Streets’ Guidance, the principles set out in to demonstrate how sustainable travel options the Fife Urban Design Guide and other can be achieved in cases where development National Policy Standards where proposals will give rise to significant levels of appropriate e.g. SPP17 and the Design commuting and/or customer-related travel. Manual for Roads and Bridges. Where roads are to be private, Fife Council will Development proposals likely to generate require to be satisfied at the time of granting a significant amount of traffic should be planning permission that adequate arrangements accompanied by Transport Assessments, will exist to ensure maintenance, repair, cleanliness including, where appropriate, Travel Plans, and, in the long-term, replacement of and Environmental Impact Assessments. roads/drains/lighting. Cumulative Transport Assessments will be required to be prepared and funded by POLICY I1 RENEWABLE ENERGY developers/landowners working in partnership with the Council where multiple development sites require to be assessed on a cumulative basis. Policy I1 Renewable Energy Reason A range of technologies for renewable energy A safe residential environment requires that the generation, including micro-renewables, will design and use of roads in exclusively residential be encouraged. Renewable energy streets is delivered in a manner which builds in developments will be supported provided appropriate traffic calming. New residential that: development should take account of PAN 76: New a. there is no significant adverse impact on Residential Streets, which provides advice on the local communities and/or the built and design of better quality residential streets and natural environment; focuses on key factors which can create successful street design. 188 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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b. they provide employment opportunities, Proposals for hydro power developments will particularly diversification of the rural be supported throughout Fife’s river network economy; and provided that they do not cause damage to c. they make use of brownfield or fisheries, fish and other aquatic life within the contaminated land, where possible. river catchment.
All proposals will be required to provide Proposals for using solar panels will be detailed information on associated supported provided that they comply with infrastructure required; including roads and Development Plan policy and Planning grid connections, impact during construction Customer Guidelines. and operational phases of the development, including visual impact, noise, and odour issues; and provisions for the restoration of Reason the site. Renewable energy technologies can be used to All new developments should make a positive generate electricity, heat water and provide space contribution to environmental quality by heating. The technologies can be developed on incorporating on-site zero and low carbon a domestic, community or commercial scale. They equipment contributing at least an extra 15% may be incorporated into new development reduction in CO2 emissions beyond the 2007 proposals and introduced to existing Building Regulations carbon dioxide development. There is a range of technologies emissions standard. which could be exploited in Fife, including wind, hydro, biomass, waste, geothermal, heat exchange, Proposals for combustion of biomass, solar (direct and photovoltaic) and passive solar composting, landfill gas and other design. There is also scope for offshore technologies will be supported where: wind-powered developments and other technologies that operate on the coast and on or d. they make use of brownfield or under the surface of the sea. contaminated land; or e. they provide rural employment A key role of the planning system is to support a opportunities and are consistent with move towards low and zero carbon development other Development Plan policies. through the use of energy efficient, micro-generating and decentralised renewable Biomass fuel processing and energy energy systems. The policy requirement for a production facilities will be supported where minimum of 15% accords with national guidance it can be demonstrated that generating contained in SPP6: Renewable Energy. Further efficiency will be enhanced by co-location detailed advice on specific requirements and and, subject to transportation impact, siting calculations are contained in PAN 84 : Reducing and design. Carbon Emissions in New Development. It should be noted however that the 15% requirement will Proposals to abstract geothermal energy from be subject to review when the Building groundwater and other sources will be Regulations are amended (anticipated 2010) but supported throughout Fife provided that the applicants will be required to provide clear drilling, engineering and abstraction evidence using Standard Assessment Procedure operations do not: (SAP) 2005 or equivalent, to demonstrate their proposals comply with the policy targets when f. cause unacceptable impacts on the built submitting a planning application or discharging and natural environment, and residential a planning condition. Advice on calculating and other sensitive properties; and carbon footprint is available at: g. do not cause pollution of groundwater. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 189
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http://www.carbontrust.co.uk considered in the context of the Plan's natural, http://www.themertonrule.org built and historic environment policies. Within this context, the Council will take a positive view In order to ensure that all future development of renewable energy proposals, recognising the contributes to sustainable principles, Fife Council wider benefits inherent in the development of is also currently preparing a ‘sustainability renewable energy technology for electricity checklist’ which will be used as a basis for assessing generation and the employment and economic applications for development. benefits that they may bring. Any commercial renewable energy electricity generation project Fife Council also has direct control over renewable will usually require connection to the electricity energy developments below 50MW (mega watts) distribution grid. This can involve the siting of and hydro schemes below 1MW and consultee overhead cables or the laying of cables status for larger scale proposals. SPP6: Renewable underground. In both instances, visual amenity Energy, PAN 45: Renewable Energy Technologies and protection of the environment will be primary and the Annex to PAN 45 dealing with considerations, paying particular regard to the microgeneration, together with guidelines on and terms of the Fife Landscape Character Assessment. PANs, guide how Fife Council will address the wide Policy E3 – Development Quality – Environmental range of renewable technologies that may be Impact will also apply. developed in Fife during the Plan period. The exploitation of energy crops and forestry and Whilst some technologies will be suitable for sites farm waste are also likely to require countryside within built-up areas (e.g. industrial estates), others locations, both for the crop itself and the will be constrained in their location e.g. landfill associated generating plant as there are benefits gas. There is potential to develop further hydro of co-locating crops and combustion plants. Such powered schemes within the Fife river network uses may be appropriate in the countryside subject and potential for abstracting energy from a range to detailed consideration of their visual impact, of sources of geothermal energy. All schemes noise, traffic generation and pollution control. must accord with Policy E20 unless there is an Where timber is the energy crop full account must over-riding socio-economic reason in favour of be taken of the Indicative Forestry Strategy. development in accordance with Article 4 of the Combined heat and power combustion plants Water Framework Directive 2000. remote from crop growing areas may be supported. Solar power can be used for electricity generation, water and space heating and optimum use should All proposals will be assessed against the policy be made of site layouts through passive solar protection given in the Plan to the natural and design techniques. Coastal applications and built environment. Every proposal will be assessed landfall installations must not cause or exacerbate against a range of criteria including landscape, coastal flooding or erosion and undergrounding visual, and noise impact as well as the effect on of cables should be used to minimise the impacts wildlife. While there is scope for commercial and in sensitive locations. There is potential for community exploitation of a number of renewable energy technologies in the water off technologies, it is anticipated that the main the coast of Fife utilising wind, wave and tide pressure will be from wind power. Proposals for sources. Fife Council will only be a consultee in commercial wind farms will be assessed in relation respect of such proposals. Shoreline installations to Policy R1 of the Fife Structure Plan, and to Fife of less than 50MW and landfall installations from Council Supplementary Planning Guidance (April offshore generating plant will be controlled by 2008) – Wind Energy .The Local Plan Proposals Fife Council. Map also identifies ‘Areas of Search for Wind Turbine Development’ to guide development The sources of potential commercial and proposals. community renewable energy are likely to be in the rural areas of the Plan area and will be 190 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Further detailed guidance on the development of evaluate the potential for utilising heat energy renewable energy technologies is also included released. Waste is also a potential heat source and in Fife Council Planning Customer Guideline the Area Waste Plan identifies that there may be ‘Renewable Energy in Fife’ and can be viewed at a need for additional facilities in the form of a www.fifedirect.org.uk thermal treatment or combined heat and power plant by 2013 to meet landfill diversion targets. POLICY I2 COMBINED HEAT AND Further guidance on the thermal treatment of POWER municipal waste is provided by SEPA . http://www.sepa.org.uk/waste/waste_regulation.aspx Policy I2 POLICY I3 WATER AND SEWERAGE Combined Heat and Power
Proposals for combined heat and power Policy I3 plant will be supported where: Water and Sewerage a. the heat or electricity generated contributes to the on-site requirements; A public sewer connection must be used, and/or if available, at any development site. b. any surplus heat or electricity can make Development proposals involving the a contribution to the wider energy grid provision of private waste water treatment or other consumers. plant, biodiscs, septic tanks or similar, will only be supported where: c. there is no significant adverse impact on local communities and/or the built and a. the site is not served by the public natural environment; sewerage system and it cannot be d. they provide employment opportunities, connected to the public system at particularly diversification of reasonable cost; e. the rural economy; and f. they make use of brownfield or b. there is no additional detrimental contaminated land, where possible. effect to water bodies; g. All proposals will be required to provide c. the proposed septic tank, biodisc or detailed information on associated similar, and associated soakaway is infrastructure required; including roads within the application site, is no less and grid connections, impact during than 15 metres from adjoining construction and operational phases of habitable properties, is no less than 5 the development, including visual metres from the application site impact, noise, and odour issues; and boundaries for a single house; and provisions for the restoration of the site. d. the developer enters into a legal agreement to cover ownership and maintenance where shared drainage Reason systems are involved. (This agreement should also secure connection with Conventional fuel combustion electricity public infrastructure if and when that generating units, or heat only industrial operations, becomes available). are not energy efficient. Their efficiency can be significantly improved by using heat, for example for space or water heating purposes. In formulating proposals for fossil fuel powered combustion operations, developers should fully FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 191
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Reason unless adequate mitigation measures can be secured by conditions attached to a Private drainage systems, septic tanks and planning permission or a legal agreement. bio-discs have traditionally been important for new development in locations outwith In areas at known risk from tidal flooding and public-sewered areas. Private drainage systems, coastal erosion, development will not be particularly small treatment plants, have been supported unless it is related to coastal increasingly viewed as a means of overcoming defence works. development constraints affecting public sewerage systems in towns and villages. There is In all instances, developers will be required concern, however, over the potential for pollution to provide both flood risk appraisals, in and environmental hazard, including the effect support of applications for development in private systems can have on both ground water low and medium-to-high known flood risk and surface water bodies. The general approach areas, and drainage impact assessments. adopted will be to discourage private sewerage Developers will be required to provide or systems in areas served by a public sewerage contribute towards costs associated with system regardless of whether or not there is flood management works. Further guidance capacity within the system. is provided in SPP7: Planning and Flooding. In addition, the Fife Flood Appraisal Group is Any discharges to the environment from private currently preparing a guidance note for use systems need authorisation by SEPA under the in assessing development proposals. The Water Environment (Controlled Activities) terms of Policy I5 in relation to SUDS are also (Scotland) Regulations 2005 (as amended). applicable. POLICY I4 FLOODING AND WATER QUALITY Reason Government guidance in SPP7: Planning and Flooding emphasises that the susceptibility of land Policy I4 to flooding is a material consideration in planning decisions. Development of an area that is exposed Flooding and Water Quality to frequent or extensive flooding is likely to be Development will not be supported if: unsuitable and should be avoided. In making decisions regarding possible flood risk, the Council (a) it would increase the risk of flooding will apply the precautionary principle; that is, taking action now to avoid possible environmental by reducing the capacity of flood damage even when the evidence for acting may storage or conveyancing areas or by be inconclusive but the potential impact could be altering the flow characteristics of a great. Comprehensive information on areas river channel, or increasing flows susceptible to flooding is not available at present within an area known to flood; or but, if and when it becomes available, the Council through the discharge of additional will incorporate it into the Local Plan at the earliest surface water; or opportunity. by harming flood defences; or Proposals that include flood mitigation measures b. it would be at risk from flooding and will be considered in light of the expected life span adequate provision is not made for of the development and may require provision by access to watercourses for the developer for the continued maintenance of maintenance these measures. A planning approval will not imply the absence of flood risk. The Risk Framework outlined in SPP7 characterises areas for planning 192 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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purposes by their annual probability of flooding no diminution in quality of any and gives the appropriate planning response. In receiving watercourse. areas classified as medium to high risk for watercourse and coastal flooding, where the Agreement on the design and long-term probability of flooding is greater than 0.5% (1:200), maintenance of SUDS will be required prior new development should be focussed on built-up to the commencement of development. areas and all development must be safeguarded from the risk of flooding. Where there is a perceived risk of flooding, the Council will require Reason to be satisfied that adequate mitigation measures can be put in place to avoid or minimise such risk. The Scottish Environment Protection Agency Developers will be required to submit a Flood Risk (SEPA), in partnership with Fife Council and Assessment. Detailed technical advice on Scottish Water, has responsibility for controlling preparing flood risk a ssessments and SEPA’s the quality of run-off into open watercourses. Indicative River and Coastal Flood Map (Scotland) PAN61: Planning and Sustainable Urban Drainage is available from SEPA directly or from their Systems details the role of the different agencies website. See: and gives good practice advice. The use of SUDS techniques will be required for new developments http://www.scotland.gov.uk/Topics/Environment/Water/Flooding to achieve attenuation on sites where downstream flooding may be an issue, to improve the quality and of water being discharged, and to introduce diverse wildlife habitats into newly created ponds http://www.sepa.org.uk/flooding/flood_risk.aspx and wetland areas. Development will not be permitted to commence until full details of any SUDS scheme is approved. Specific guidance on POLICY I5 SUSTAINABLE URBAN appropriate measures and best practice is available DRAINAGE from SEPA, or refer to CIRIA publication “Sustainable Urban Drainage Systems Design Manual for Scotland and Northern Ireland”. Policy I5 POLICY I6 TELECOMMUNICATIONS Sustainable Urban Drainage
Development proposals involving surface Policy I6 water run-off will only be supported where Sustainable Urban Drainage Systems Telecommunications (SUDS) or similar appropriate measures are undertaken. SUDS or similar Proposals for the installation of appropriate measures should: telecommunications masts and related infrastructure will be supported, provided a. maintain public safety; that:
b. provide or enhance wetland habitat a. they cause minimal adverse effects on and biodiversity; the character and appearance of the c. provide sufficient attenuation to surrounding area; and surface water flows as appropriate; b. it can be demonstrated that the and environmental impact will be d. ensure there is adequate treatment of minimised by: surface water flows, such that there is FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 193
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use of the least obtrusive Masts/antennae should be located where they infrastructure necessary to satisfy the cause the least environmental impact. Low profile operators’ network requirements; locations on or adjacent to existing consideration of opportunities to telecommunications apparatus, on other isolated share existing masts or structures such as electricity pylons or on high telecommunications sites; structures such as chimneys are preferred. Only consideration of opportunities to where operators demonstrate that such locate on existing buildings or other opportunities are not possible or where these are structures; not the most sensitive environmental options will the Council consider the case for new ground including details to conceal or disguise based masts. the installation; the siting, scale, design, and colour of It is often possible to conceal apparatus from the installation, taking account of public view by the use of small-scale equipment, townscape, landform, built and the judicious use of buildings or landscape features natural features-with particular and disguise. PAN 62 gives extensive advice on reference to the impact on the skyline these matters. or horizon, ridges and hilltops; its relationship to the natural and built Particular attention has to be paid to the siting heritage; and and design of telecommunications networks and in the case of equipment replacing infrastructure where they affect Areas of Great existing installations, ensuring that Landscape Value, coastal areas, public open space, the replacement infrastructure will be green corridors, nature conservation sites, wildlife less visually intrusive than the existing sites, historic gardens and designed landscapes, installation. conservation areas, listed buildings and scheduled monuments. Operators should refer to the Note: Applications for planning permission relevant policies within the Plan if any of the above are to be accompanied by a statement on are likely to be affected. Where proposals are in each of the above clauses. Applications close proximity to schools a visual representation for radio telecommunications must also of the beams of greatest intensity strength at include a declaration that the equipment various points within the area surrounding the and installation is in accordance with the mast must be provided. Government’s guidelines for public exposure to radio frequency radiation. Where new masts must be provided, they should avoid visually prominent locations. Masts that are sited on ridges or hilltops or that break the skyline Reason are not generally desirable and should be viewed as a last resort. For effective operational purposes, telecommunications antennae require relatively Within urban areas, industrial and commercial, as clear lines of sight. This has led to a proliferation opposed to residential, locations are likely to be of masts in environmentally sensitive locations. more acceptable. Masts should be slim and simple The challenge is to balance this operator in form and disguised within the landscape or requirement with the need to ensure that new townscape. Large lattice towers should only be telecommunications development is an used as a means to secure mast sharing. Operators unobtrusive feature of urban and rural areas. This of masts located on prominent roadside locations requires sensitive, imaginative and creative design and in urban areas will also be required to be and siting solutions with full consideration of the demonstrate how the equipment is to disguised options available, as set out in PAN 62: Radio or concealed. Telecommunications. 194 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Site boundaries and landscaping should be These installations are subject to the Control of designed in a sensitive manner and respect local Major Accident Hazard Regulations 1999 (COMAH), topography, and local building and planting the Pipelines Safety Regulations 1996, and the traditions. Health and Safety at Work Act 1974. There are likely to be severe restraints on certain types of Where existing equipment is being replaced, the development. The Health and Safety Executive new infrastructure shall be less visually intrusive. operates a precautionary policy in assessing risks, When equipment becomes redundant, it must be consequences and tolerability of risks; and in doing removed and the site left in good order at the so has regard to the terms of its own document, operator’s expense. 'Risk Criteria for Land Use Planning in the vicinity of Major Industrial Hazards' in giving its advice. POLICY I7 HEALTH AND SAFETY CONSULTATION ZONES
Policy I7
Health and Safety Consultation Zones
Development proposals within the safeguard consultation zones and pipeline consultation corridors identified on the Proposals Map will be determined in consultation with the Health and Safety Executive and the facility's operators/owners.
Reason
Certain sites and pipelines are designated as notifiable installations by virtue of the quantities of hazardous substance present. The siting of such installations will be subject to planning controls, for example under the Town and Country Planning (Hazardous Substances) (Scotland) Regulations 1993, aimed at keeping these separated from new development with which such installations might be incompatible from a safety viewpoint. In accordance with Circular 5/93, Fife Council will consult the Health and Safety Executive (HSE), as appropriate, about the siting of any proposed notifiable installations. Fife Council and operators prepare emergency contingency plans in respect of these hazards, and have regard to the terms of the Planning (Control of Major Accident Hazards)(Scotland) Regulations 2000. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 195
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Glossary Area of Mixed Use (AMUs): An area where various types of development are acceptable, for example This glossary is designed to explain terms that homes, shops, offices and leisure facilities. The are common in planning. It aims to help readers Local Plan will define what uses are preferred in who are not used to the planning system. More each individual AMU. detailed definitions of planning terms can be found in the Fife Structure Plan (published by Area Transport Plan (ATP): a plan that translates Fife Council), and Scottish Government the Local Transport Strategy into local policies and Planning Policy (SPP) and Planning Advice projects. Fife has ATPs covering West, Central and Notes (PANs), both published by the Scottish East Fife. Government. Area Waste Plan: a waste management strategy Arboriculture: the cultivation and management prepared for Fife as part of SEPA’s strategy to of trees within the landscape. implement the National Waste Strategy.
Accessibility: how easy it is to travel within, into, Article 4 Direction: an order approved by the and between places. Scottish Government allowing the Council to extend its planning controls over work in Adoption: the bringing into force of a Local Plan Conservation Areas that does not normally require as part of the Development Plan through a planning permission. Could in principle, be resolution of the Council as Planning Authority. applied to other areas where the Council feel extended planning controls are required. Affordable Housing: housing of a reasonable quality that is affordable to people on modest Basic Community Facilities or Services: everyday incomes. It includes property for rent or sale (or facilities such as a shop, post office and school. both of these) and shared ownership. It could also include small low cost starter homes and self build Best Practicable Environmental Option (BPEO): plots. the outcome of a systematic and consultative decision-making procedure, which emphasises Amenity: This term is used to describe the the protection and conservation of the influence of the many elements that can make a environment across land, air and water. The BPEO place pleasant to be in. These might include procedure establishes, for a given set of objectives, historic buildings, trees, open spaces, green areas the option that provides the most benefits or the and local facilities, such as play areas, sports least damage to the environment as a whole, at centres and shops. Amenity can also describe the acceptable cost, in the long-term as well as the elements that contribute to an area’s distinctive short-term. character. Biodisk: a form of private waste water treatment. Appropriate Assessment: process required of the Birds Directive 79/409/EEC and Habitats Biodiversity: the variety of living things and how Directive 92/43/EEC to avoid adverse effects of they interact with the environment they exist in. plans, programmes and projects on Natura 2000 A Biodiversity Action Plan (BDAP) encourages and sites and thereby maintain the integrity of the protects this diversity. Natura 2000 network and its features. Biomass: living and recently dead biological Archaeological Area of Regional Importance material that can be used for renewable fuel and (AARI): a defined geographical area within which energy production. a number of related archaeological sites and Brownfield: land or a site that has previously been monuments exist. developed. This could include:
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infill sites (sites in a built-up area such as a Clean manufacturing: Industrial or commercial town or village); processes which have a low environmental impact. land occupied by redundant or unused buildings; and Coalescence: when towns or villages, which were land that has already been developed where previously separate, merge. the Council considers that the purpose it is Coastal Zone: lands and waters adjacent to the currently being used for could be intensified, coast that exert an influence on the uses of the sea for example adding shops or houses. and its ecology, or whose uses and ecology are It does not include mineral workings, temporary affected by the sea. Includes land up to 250 metres uses, parks and gardens, sports and recreation inland from Mean High Water Springs, the coastal grounds, woodlands and amenity open spaces landscapes defined in the Fife Landscape Character (landscaped areas that improve an area’s Assessment, and coastal habitats. appearance). Combined Heat and Power (CHP) Schemes: the Built Environment: all buildings and structures generation of heat and power in a single process. including archaeology. CHP schemes generate electricity and use the otherwise wasted heat in industrial applications Built Heritage: buildings, (including archaeology) or in community heating projects. and structures of historic interest and importance. Commercial Recreation: leisure and recreation Campus: group of buildings with a similar or facilities provided by the private sector as a linked use. business enterprise.
Capacity (Housing): the estimated number of Community Facilities or Services: such as shops, houses that can be built on a site. post office, schools, leisure, entertainment, recreation and transport. Capacity Constraint (Transportation): too much traffic for the existing road or rail system. Community Planning:the process by which organisations come together to set a joint agenda Census Output Area: the smallest Census Area in the Community Plan for improving the used, formed by analysing postcodes and wellbeing of Fife. The Community Plan can be accurately nesting these output areas within larger accessed at, and downloaded from, areas such as Council Areas. www.fifedirect.org.uk.
Class 2 - Offices: offices for financial, professional, Commuted Sum/Payment: a sum payable for and other services as defined in the Town and the provision of, for example, affordable housing Country Planning (Use Classes) (Scotland) Order or serviced employment land elsewhere in an area 1997. as a result of an obligation on another site.
Class 4 - Business: light industry, research and Comparison (Non-Food) Shopping: shopping development, and office use as defined in the where the purchaser will compare the prices, Town and Country Planning (Use Classes) quality and quantity before a purchase is made. (Scotland) Order 1997. e.g. clothes, fashion merchandise, electrical goods, furniture, etc. Classes 5 - General Industry: Use for the carrying on of an industrial process other than one falling Conservation Area: an area designated by a within Class 4. planning authority in accordance with Section 61 of the Planning (ListedBuildings and Conservation Class 6 - Storage or Distribution: Wholesale Areas) (Scotland) Act 1997 as being of special warehouse, distribution centres, repositories. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 197
FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 architectural or historic interest, the character or Development: the carrying out of building, appearance of which it is desirable to enhance or engineering, mining or other operations in, on, preserve. over or under land or the making of any material change in the use of buildings or other land (a Constraints: anything that may limit the legal definition can be found in the Planning etc development potential of a site. (Scotland) Act 2006).
Contaminated Land: land covered by or Development Brief: guidance prepared on the containing any substance which is: layout, design, and planning requirements for a defined area of land. May also be called a Planning causing or is presenting a significant or Design Brief. possibility of causing harm; or likely to be causing pollution of controlled Development Framework: see Strategic waters. Development Framework.
Convenience (Food) Shopping: broadly defined Development Opportunity: sites available for as food shopping, drinks, tobacco, newspapers, redevelopment, for example for housing, business magazines, confectionery, etc., purchased regularly or leisure uses. for relatively immediate consumption. Development Plan: Structure Plan and Local Co-operative or Co Housing: housing where Plan(s) that together provide the statutory facilities can be shared; by being owned or planning framework for Fife. See also Structure managed by a group of people with common Plan and Local Plan. interests. Fife Development Plan Scheme: sets out the Core Paths Plan: a plan that defines a basic programme for preparing and reviewing local network of paths sufficient for the purpose of development plans and what is likely to be giving the public reasonable access throughout involved at each stage. their area. District Town Centre: the town centres of Countryside: all areas outwith the settlement Cowdenbeath, Cupar, Glenrothes, Leven and St boundaries, as defined in Local Plans. Andrews, as identified in the Fife Structure Plan 2006-2026. Density: the number of houses per hectare. Domestic Renewable Energy: such as small scale Departure Procedure: special consultation and wind turbines, geo-thermal heat pumps and solar advertisement procedure that enables the public panels. to make known their views on development proposals that are not included in the Eco, Environmentally Friendly or Low Impact Development Plan. housing: housing that is built to a high environmental specification that reduces its Derelict Land: previously developed land that has energy use and impact on the environment. fallen into a ruinous state and requires treatment or clearance before it can be brought back into Edge-of-centre: a location adjacent to, or within beneficial use. easy walking distance of the town centre.
Developed Coast: defined as within settlements Effective Housing Supply: the part of the with a population greater than 2,000 or where established land supply that is expected to be free there is existing large-scale development for of constraints in the 5-year period under industry, tourism and recreation outwith consideration and be available for construction of settlement limits. houses. 198 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Employment Areas: all land allocated for Fife Minerals Subject Local Plan: a Fife-wide employment use in Structure and/or Local Plans, Local Plan concerned solely with minerals. or that has a valid planning consent for such a use. This is split into 3 categories: Fife Partnership:a partnership of public and private sector bodies with lead responsibility for Strategic Employment Land – undeveloped community planning in Fife. The Fife Partnership land allocated for specific purposes within brings together Fife Council, NHS Fife, Fife Proposal PE1 of the Fife Structure Plan Constabulary, CVS Fife, Scottish Enterprise Fife, 2006-2026 and Fife’s Further and Higher Education Allocated Employment Areas – establishments to direct action and monitor undeveloped land allocated for employment progress towards achieving the Fife Community use in Structure and/or Local Plans and/or Plan. land that has a valid planning consent for these uses. Does not include land identified Financial Framework: provides guidance on and as a strategic allocation. sets out the basis of the Council’s approach to Existing Employment Areas – land developer contributions. Part of the Local Plan. developed for employment use which should General Needs Housing: housing not intended be safeguarded for continued employment for use by a specific type of resident (for example use. elderly, infirm, frail or disabled people, or students). Employment Land: all land identified for business General Permitted Development Order (GPDO): (Class 4) and industrial (Classes 5 and 6) uses. part of planning law that defines what does and Employment Land Audit: An annual audit used does not require planning permission. (Full details to monitor the supply and development of are in the Town and Country Planning (General employment areas. The audit, which is available Permitted Development) (Scotland) Order 1992 at www.fifedirect.org.uk, should be referred to for as amended by the Town and Country Planning a fuller explanation of the terms associated with (General Permitted Development) (Scotland) employment areas. Amendment Order 1997.)
Environmental Impact Assessment: procedure Geothermal Energy: a form of renewable energy set out in Environmental ImpactAssessment derived form the heat within the earth’s crust. The (Scotland) Regulations 1999 that must be followed heated groundwater which is produced by the for assessing likely significant environmental processes involved can be used to heat homes effects of certain types of project, before they can and to produce electricity. be given development consent. Green Belt: areas adjacent to settlements Established Housing Land Supply: the remaining designated to direct planned growth, protect the capacity of sites under construction, sites with character, landscape setting and identity and planning consent, sites in adopted local plans and, preserve existing views to and from of the where appropriate, other buildings and land with settlement’s historic core and to protect and give agreed potential for housing development. access to open space.
Farm Diversification: using farms for purposes Green Burial Site: where burial usually takes place other than farming. in a biodegradable coffin or shroud. A tree, shrub or wild flowers are planted as a memorial instead Fife Landscape Capacity Study: a study of having a headstone. undertaken to assess the capacity of the landscape to accommodate new development adjacent to settlements in Fife. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 199
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Green Transport Plan: a plan or strategy that Infill Development: the development of vacant seeks to reduce travel by car. It seeks to enhance areas of land between existing buildings. opportunities for employees or visitors to travel by walking, cycling, or public transport. In Situ: in the original position.
Greenfield: a site which has never previously been Indicative Development Framework: developed or used for an urban use or land that Demonstrates in a conceptual form, a possible has been brought into active and beneficial use means of developing a site by demonstrating key for agriculture or forestry i.e. fully restored derelict design, development, layout and possibly phasing land. principles. It can include principal pedestrian and vehicle connections, arrangement of open spaces Greenfield Release: releasing a Greenfield site and also some density and capacity expectations. for development. Indicative Forest Strategy: a document published Ground Issues: usually refers to concern about to by Fife Council to indicate the suitability, or an area that has had previous mining activity or otherwise, of areas of afforestation. industrial uses. Industry: the making of any article or part of any Housing Land Audit: an annual survey of all article including a ship or vessel; the altering, housing sites in Fife for the purposes of monitoring repairing, maintaining, ornamenting, finishing, the housing land supply and identifying those sites cleaning, washing, packing, canning, adapting for within the established housing land supply which sale, breaking up or demolition of any article; or are expected to be effective within the period the getting, dressing or treatment of minerals. under consideration. Infrastructure: basic services such as roads, water, Housing Land Requirement: the number of sewerage, gas and electricity, which are necessary houses needed, informed by the Housing Needs for development to take place; may include and Demand Analysis and the Local Housing schools and community facilities. Strategy. It includes an element of flexibility to allow for uncertainties. Inventory of Gardens and Designed Landscapes: Historic Scotland and the former Housing Market Area: a geographical area which Countryside Commission for Scotland in 1983 is relatively self-contained in terms of reflecting published the Inventory. Itcovers Scotland's most people’s choice of location for a new home, i.e. a outstanding historic gardens and includes parks large percentage of people buying a house in the and cemeteries. area will have sought a house only in that area. Inward Investment: the attraction of businesses Housing Need: for the purposes of the Local Plan, and enterprises to an area. housing need is demographic, as indicated by the change in the number of households. Also refers Knowledge-based Industry: an industry that is to households lacking their own housing or living recognised as being highly innovative as a result in housing which is inadequate or unsuitable, who of knowledge and intellectual creativity. are unlikely to be able to meet their needs in the housing market without some assistance Knowledge Economy: employment related to University or college education, such as research Housing Review: a document setting out the and development, and medi-science. housing land supply position as at 1st April each year. Landfill: permanently disposing of waste above or below the ground. Hydro-Power: a system of converting the energy created by water flow into electricity. 200 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Landfill Diversion Target: a target that Fife strategic vision for transport provision and an Council is striving to meet to reduce the quantity integrated transport network. It is used to support of waste disposed in landfill sites. funding bids to the Scottish Government and other bodies. Landfill Site: an area of land for the disposal of waste. Masterplan: a comprehensive plan to guide the long-term physical development of a particular Landscape Capacity: the capability of landscape area. to absorb new development. Micro-Generation (Micro-Renewables): the Landscape Character Assessment: assessment production of heat less than 45kilowatts (Kw) undertaken by Scottish Natural Heritage which and/or electricity less than 50 Kw from zero or low defines the strategic elements which make up the carbon sources. landscape character of the area. Mixed Tenure Housing: usually a mix of social Listed Building: a building of special architectural rented, affordable and open market housing. or historic interest designated by Scottish Ministers. Such buildings are categorised A, B or Modal Choice: particular mode of transport. C to reflect their relative importance. Modification: a change that Fife Council makes Local Development Plan: The Planning etc to an unadopted Local Plan; or that the First (Scotland) Act 2006 provided for the replacement Minister makes to a finalised (but not approved) of Local Plans with Local Development Plans. Structure Plan. These will form part of the Development Plan. Multi-function Service Centre: abuilding or Local Town Centre or Local Centre: the centres property with multiple uses, users, or both. of settlements of less than 8,000 population serving their local catchment. National Nature Reserve: a site designated by Scottish Natural Heritage, which is considered to Local Housing Strategy: the Housing (Scotland) be of national importance for its natural heritage Act 2001 requires local authorities to lead in the interest. National Nature Reserves are managed assessment of housing supply, needs, demands, with nature conservation as the primary objective. and conditions and, through the development of a shared understanding of the operation of local National Planning Framework (NPF):a strategy housing markets, to plan and implement a for the long-term development of Scotland's long-term strategy for housing improvement. towns, cities and countryside, prepared by the Scottish Government to guide the development Local Nature Reserve: designated by Local of Scotland to 2025, setting out a vision in which Authorities where they own or lease the land or other plans and programmes can share. have an agreement with the landowner. Designation is usually the result of both a site’s National Planning Policy Guidelines (NPPGs): natural heritage interest and its value for education guidance issued by the Scottish Government and and informal recreation. providing statements of Government policy on nationally important land use issues and other Local Plan: part of the Development Plan setting planning matters, supported, where appropriate, out a detailed land use framework for an area. by a locational framework. The Scottish (Note that these will be replaced by Local Government is replacing NPPGs with SPPs. Development Plans.) National Waste Plan: a compendium of all the Local Transport Strategy (LTS): document Scottish Area Waste Plans including the Fife Area explaining the local authority’s transport policies Waste Plan. and strategies to the public and setting out the FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 201
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National Waste Strategy: a national strategy, by Planning Advice Notes (PANs): Documents the Scottish Environment Protection Agency issued by the Scottish Government providing (SEPA) for dealing with waste in Scotland. advice on good practice and other relevant information. National Transport Strategy: a national framework for transport to be produced by the Planning Agreement: see Section 75 Agreement. Scottish Executive in 2006. Planning Brief: see Development Brief. Natural Environment: geology, wildlife, habitats and landscape. Planning Customer Guideline: a guidance note produced and approved by Fife Council to give Natura 2000 Site: part of a European network of detailed advice on a specific topic. Special Protection Areas (SPAs) and Special Areas of Conservation (SACs). Plan Examination: a legal process to scrutinise a Local Plan. Examinations are held by an appointee Night time Economy: economic activity, usually from the Scottish Government’s Directorate for leisure and entertainment, that takes place after Planning and Environmental Appeals. After the 5pm. Examination the appointee makes a recommendation on how the Council should Non-Effective Site: a housing site not expected proceed. to contribute to the Housing Land Requirement due to constraints. Such sites may become Planning Permission: where Fife Council has effective if their constraints are addressed. given permission for a certain type of development, for example new houses or business Non-Food (Comparison) Shopping: shopping premises. The planning permission will set down where the purchaser will compare the prices, any conditions which must be followed. quality and quantity before a purchase is made e.g. clothes, fashion merchandise, electrical goods, Policy: a statement of attitude or intent in furniture, etc. response to certain planning issues or circumstances. Outline Planning Permission: where Fife Council has given permission to the principle of a certain Precautionary Principle: principle adopted by type of development. Before a development can the UN Conference on the Environment and be built, full planning permission must be Development (1992) that in order to protect the obtained. environment, a precautionary approach should be widely applied, meaning that where there are Out-of-centre: a location that is separated from threats of serious or irreversible damage to the a town centre but within an urban area including environment, lack of full scientific certainty should programmed extensions in approved or adopted not be used as a reason for postponing development plans. cost-effective measures to prevent environmental degradation. Park & Choose: scheme combined with Park & Ride (bus and/or rail) to increase the flexibility of Pressured Area Status: where a shortage of journey choice, thereby increasing the affordable housing creates difficulties in meeting attractiveness of car sharing, using public transport demand for social rented housing and where these or cycling to increase car occupancies on difficulties have been exacerbated by the congested corridors. operation of the Right to Buy (RTB), local authorities may propose that specific areas be Park & Ride: scheme enabling motorists to leave designated by the Scottish Government as their vehicles at edge-of-town car parks and travel "pressured areas" for purposes of suspending the into town centres by public transport or bicycle. RTB for some tenants. 202 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Prime Agricultural Land: Classes 1, 2, and 3.1 of Registered Social Landlord: a landlord such as a the Macaulay soil survey of Scotland. The classes Housing Association registered with and regulated are termed “land capability” reflecting the range by the Scottish Housing Regulator or Local of crops that the different soils could sustain. Authority such as Fife Council.
Private Sector Housing: housing for sale or rent Regulations: laws that set down procedures that provided by private developers or other people must adopt. commercial organisations. The term 'owner-occupied sector' excludes the private Renewable Energy: energy that flows from the rented element. sun, wind and water. Includes energy that can be generated from renewable resources such as crops Proposal:a specific development project that and waste. involves physical land use change. Retail Capacity Study: a retail study to assess the Public Transport Infrastructure: all facilities used capacity of an area to accommodate additional by trains, buses and ferries. shopping floorspace over a given period.
Public Transport Integration: all modes of public Retail Impact Assessment: a detailed appraisal transport working together. of the effects of a proposed retail development on the existing shopping facilities within the Public Transport Corridor: a route used by public catchment of the proposal. transport. Retail Leakage: the net loss of retail expenditure Ramsar Site: a wetland site for birds protected from the population of a defined area to other through the Ramsar Convention on Wetlands of places outside that area. International Importance (1971). These sites contain habitats that have declined worldwide Retail Warehouse: a large individual retail store and are often important for waterfowl and other with at least 1,000 square metres of selling space wetland birds. Ramsar sites receive the same level with car parking, selling non-food goods such as of legal protection as areas that have been DIY, furniture/carpets, electrical goods, gardening designated as Special Protection Areas under the goods, and toys. EC Birds Directive or Special Areas of Conservation under the Habitats Directive Review: the revision by the Council of an adopted Local Plan, or of an approved Structure Plan, with RCAHMS: the Royal Commission on the Ancient a view to publishing a replacement. and HistoricalMonuments of Scotland (RCAHMS) is the public body responsible for recording, Right of Way: a right of passage over private interpreting and collecting information about the property by a route more or less defined, created built environment. by usage which exists through common law.
Regeneration: bringing economic and social Rural Economy: economic and employment activity and environmental improvement into an activity that takes place in the countryside, area. includes agriculture, forestry, tourism and local facilities. Regionally Important Geological and Geomorphological Site (RIGS): a geological or Scheduled Ancient Monument: a monument, geomorphological site identified as being of local existing above or below ground, which by virtue interest or value in educational or research terms of its national archaeological importance has been due to its geology or geomorphology. statutorily protected under the Geomorphology is the science of the physical AncientMonuments and Archaeological Areas Act features of the earth (rocks, for example) on land 1979. and below water. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 203
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Scottish Index of Multiple Deprivation (SIMD): Service Sector: enterprises that provide services Scottish Government research that identifies the (rather than or in addition to products). most deprived areas across Scotland. It is based on 31 indicators in the six individual domains of SESplan: the name of the Strategic Development Current Income, Employment, Housing, Health, Planning Authority (SDPA) for Edinburgh and Education Skills and Training, and Geographic South East Scotland. Membership comprises the Access to Services and Telecommunications, giving City of Edinburgh Council, East Lothian Council, a comprehensive picture of relative deprivation Fife Council, Midlothian Council, the Scottish across Scotland. Borders Council and West Lothian Council. North Fife is also a member of the TAYplan SDPA. Scottish Planning Policy (SPPs): guidance issued by the Scottish Government and providing SESTRAN: The South East of Scotland Transport statements of Government policy on nationally Partnership. important land use issues and other planning matters, supported, where appropriate, by a Settlement: term used to identify towns and locational framework. The Scottish Government villages. is producing a single SPP in 2009 to replace Settlement Envelope: The line drawn around a individual SPPs and NPPGs. town or village in the Local Plan that defines what Scottish Water: the government body responsible is within the settlement and what is countryside. for the water network. Also called Settlement Boundary
Scottish Transport Appraisal Guidance (STAG): Shared Sources of Energy: usually refers to Scottish Government guidance refreshed by combined heat and power plant shared by a Transport Scotland in 2008 which involves the number of users. appraisal of generated options which could Shared Ownership Housing: a mixed tenure potentially address identified problems and between renting and home ownership. opportunities against a range of criteria. Available at www.transportscotland.gov.uk/scot-tag Site of Importance for Nature Conservation (SINC): a site identified by a local authority as Section 75 Agreement: legally binding being of regional or local importance in terms of agreement under the terms of Section 75 of the its nature conservation interest. Town and Country Planning (Scotland) Act 1997 used to control appropriate planning matters Site of Special Scientific Interest (SSSI): a site outwith the scope of planning conditions. See notified by Scottish Natural Heritage (SNH) under Circular 12/1996. the Wildlife and Countryside Act 1981 as an area of land or freshwater or seawater to the Mean Low SEPA: the Scottish Environment Protection Water Mark of Ordinary Spring Tides, which in the Agency; the public body responsible for view of SNH is of special interest in a national environmental protection in Scotland, established context. SSSIs form the main national designation, by the Environment Act 1995. which underpins other designations including Sequential Approach: the preferred order of those of international status. priority of locations for consideration of retail and Small Housing Sites: housing sites of fewer than associated leisure proposals. The order of 5 units. preference is 1, town centres, 2, edge-of-town centres 3,,secondary shopping areas and Solar Power: can be used passively to heat and neighbourhood centres, 4, commercial centres, light buildings and/or used to harness the sun’s and 5, out of centre. energy by collecting and transforming it to generate electricity. 204 FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009
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Special Needs Housing: housing specifically Special Landscape Area: A valuable local intended for use by particular groups (e.g. older landscape area that merits protection for its special people with additional needs, those with character and qualities. (These supersede the disabilities, people with learning difficulties). former Areas of Great Landscape Value.)
Special Areas of Conservation (SACs): an area Strategic Land Allocation (SLA): an area for defined by international statutory designation as development allocated in the Fife Structure Plan important beyond its national context for the 2006-2026, with a minimum of 300 houses. conservation of natural heritage, wildlife, habitats, geology or scenery. Strategic Transport Improvements: transport improvements identified in the Fife Structure Plan Special Protection Areas (SPAs): an area defined 2006- 2026 or the Fife Local Transport Strategy by international statutory designation as important 2006-2026. beyond its national context for the protection of natural heritage, wildlife, habitats, geology or Structure Plan: part of the Development Plan scenery. prepared by the Council and setting out broad policy on matters such as housing, transport, Strategic Development Framework: a framework infrastructure, economic development, and the to inform future more detailed masterplanning environment. These will be replaced by Strategic work. It identifies appropriate areas for Development Plans. development and establishes core design and development principles. Not a Masterplan. Suburban Sprawl: the spreading of towns and suburbs over rural countryside at the edge of Strategic Development Plan: The Planning etc. settlements. (Scotland) Act 2006 provided for the replacement of Structure Plans and the creation of Strategic Supplementary Guidance: additional information Development Plans (SDPs). It gave Ministers the on a particular subject, subject to consultation and power to designate groups of Planning Authorities approved by the Council. to work together to prepare and review these new plans. Fife is involved in two of these; Tayplan Superstore: a single level self-service store selling which includes north Fife and SESplan which mainly food, or food and non-food goods, usually includes central and west Fife. with at least 2,500 square metres of trading floorspace with dedicated car parking. Strategic Employment Site: an allocation in the Structure Plan identified in the Local Plan. See also Sustainable Communities: usually communities Employment Land Audit that have community facilities and employment and are well served by public transport. Strategic Environmental Assessment (SEA): an environmental assessment of certain plans and Sustainable Development: development that programmes which complies with the EU Directive meets the needs of the present without 2001/42/EC, carried out under the terms of the compromising the ability of future generations to Environmental Assessment (Scotland) Act 2005. meet their own needs. The environmental assessment involves the Sustainable Travel Options: usually walking, preparation of an environmental report; carrying cycling or public transport. out of consultations; taking into account of the environmental report and the results of the Sustainable Urban Drainage System (SUDS): consultations in decision making; provision of technique for dealing with problems of flooding information when the plan or programme is and surface water quality using the best adopted; showing that the results of the practicable environmental solution. environment assessment have been taken into account. FINALISED ST ANDREWS & EAST FIFE LOCAL PLAN 2009 205
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TAYplan: the name of the Strategic Development Urban Capacity Study: an assessment of the Planning Authority (SDPA) for Dundee, Perth, potential for further housing development within Angus and North Fife. Membership comprises settlement boundaries, particularly on previously Dundee City Council, Angus Council, Fife Council developed land and through conversions of and Perth and Kinross Council. Fife is also a existing buildings. member of the SESplan SDPA. Urban Regeneration Company: a non-profit Townscape: a picture or view of a town or a part making company set up to encourage and deliver of a town. local or regional development.
Town and Village Boundaries: The line drawn Use Classes Order: The Town and Country around a settlement (town or village) in the Local Planning (Use Classes) (Scotland) Order, 1997 Plan that defines what is within the settlement defines 11 classes of development. Planning and what is countryside. Also known as a permission is required to change uses between Settlement Envelope classes.
Town Centre Action Plan: a means of identifying, Vacant and Derelict Land Survey: a survey addressing and implementing initiatives to undertaken to establish the extent and state of promote and protect town centres. vacant and derelict land and the amount of land that has been reclaimed since the previous survey. Traffic Calming: measures, often applied in residential areas, to reduce traffic speeds. Visibility Splays: these are areas around a road junction or access that should be free from Transport Assessment: an assessment of the full obstruction so that motorists can see traffic and transport impact of a development proposal. pedestrians.
Travel Plan: a plan or strategy that seeks to reduce Waste Arising: all waste materials to be disposed travel for business purposes by car. It seeks to of. enhance opportunities for employees or visitors to travel by walking, cycling or public transport. Waste Management: the reduction, re-use, recovery, treatment, and disposal of waste. Travel to Work Area (TTWA): Government-defined areas that show the Windfall site: a site not specifically allocated for employment catchment of the main towns in development in a Local Plan but for which Scotland and which are used for presenting planning permission for development is granted. statistical data on employment. For the purposes of the Structure Plan, it is a site not included in the base effective housing land Tree Preservation Order (TPO): an order made supply calculations. by the Council to ensure the efficient management of a tree or a group of trees.
Trunk Road: a major road that is the responsibility of the Scottish Government.
Undeveloped Coast: the coast outwith settlements with a population greater than 2,000 or areas of existing large-scale development for industry, tourism and recreation, it includes agriculture and forestry land, low intensity recreational uses and smaller settlements which depend on the coast for their livelihood.