Mr R Watson: Land East of Newbigging

Submissions on Proposed Angus Local Development Plan

Emac Planning LLP, Ballinard House, 3 Davidson Street, Broughty Ferry, Dundee DD5 3AS

Proposed Angus LDP R Watson: Newbigging East

First name (Required): Emelda

Surname (Required): Maclean

Organisation (if relevant) (Required): Mr R Watson c/o Emac Planning LLP

Address line 1 (Required): Ballinard House

Address line 2 (Required): 3 Davidson Street

Town / city (Required): Broughty Ferry

Postcode (Required): DD5 3AS

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Emac Planning LLP April 2015 2 Proposed Angus LDP R Watson: Newbigging East

Representations and Suggested Modification to the Proposed Angus Local Development Plan

The following submissions are made on behalf of Mr R Watson in support of seeking an allocation in the LDP for the residential and recreational use of land to east of Pitlarlie Road, Newbigging. Mr Watson owns and controls the land concerned.

The site extends to an area of approximately 8.3 hectares, including the existing recreation ground and is considered capable of delivering approximately 116 houses over the LDP period, that is 51 dwellings in the period 2016-2021 and 65 dwellings in the period 2021-2026, with an overall 40% contribution to affordable housing. The proposal also incorporates recreational provision.

A context analysis of the site was provided with the MIR submissions and is attached in Appendix 1. The site assessment has been progressed since this submission and more detailed design proposals and a Masterplan for the future development of the site have been developed and incorporated in to the Design and Access Statement attached in Appendix 2.

The Design and Access Statement (DAS) identifies that the aim of the proposal is to provide a catalyst for the revitalisation of the existing village community through the provision of varied, mixed-tenure housing, live-work and additional community infrastructure. The DAS describes the proposal as “An innovative model for an autarkic, zero-carbon, rural community energy generation scheme integrating combined heat and power with the biomass production potential of the neighbouring farm is also proposed.”

The following submission is made in relation to specific policies of the ALDP, followed by site specific submissions on Newbigging.

Subject: Strategy Part 1 – A Presumption in Favour of Sustainable Development

Page / policy reference: 6

The approach of the ADLP to enshrine a presumption in favour of sustainable development reflects national planning policy and is supported, together with the commitment to support proposals which will improve the economic, social and environmental conditions in the area.

Subject: Strategy Part 2 – Directing the Right Development to the Right Place

Page / policy reference: 7

Emac Planning LLP April 2015 3 Proposed Angus LDP R Watson: Newbigging East

The strategy for guiding the majority of development to the principal settlements identified including Arbroath, Forfar, Montrose, Brechin, Carnoustie and Kirriemuir is supported and is in accordance with Policy 1: Location Priorities of the TAYplan, approved 2012. The approach is also consistent with the emerging Proposed TAYplan, 2015.

The strategy also seeks to “maintain and protect the diversity and quality of the rural area and encourage local development which supports the population and services of local communities; and provide opportunities for appropriate diversification of the rural economy.” This is supported, however it is considered that the Proposed ALDP fails to secure this in practice for a number of local communities and villages. The Proposed ALDP fails to facilitate even a modest scale of growth in a number of locations where such development would support local services and community life. Site-specific representations are made on the ADLP in this respect.

Subject: Strategy Part 2 – Directing the Right Development to the Right Place (Rural Angus)

Page / policy reference: 8

The strategy states that “Development in the rural area will be focused on supporting the RSCs of Edzell, Friockheim, Letham and Newtyle”. Prioritising these settlements for development is supported, but not at the cost of also allowing for some new growth elsewhere in the rural areas and within some of the other villages and settlements. In addition, there does not appear to be a planning justification for the scale of development proposed in the RSCs.

It is considered that the Proposed ALDP should also allocate sites for residential development outwith the seven towns and four Rural Service Centres (RSCs). No justification is provided in the ALDP for failing to plan for the growth of the other villages and settlements over the 10-year period of the ALDP. It is considered that an embargo on growth outwith the seven towns and four RSCs fails to comply with bullets 2 and 3 of the ALDP’s stated development strategy (page 7).

The above approach is considered to be contrary to national policy contained in SPP on ‘enabling delivery of new homes’ and the NPF3 context. SPP states in paragraph 109:

“NPF3 aims to facilitate new housing development, particularly in areas within our cities network where there is continuing pressure for growth, and through innovative approaches to rural housing provision. House building makes an important contribution to the economy. Planning can help to address the challenges facing the housing sector by providing a positive and flexible approach to development. In particular, provision for new homes should be made in areas where economic investment is planned or there is a need for regeneration or to support population retention in rural and island areas”.

Emac Planning LLP April 2015 4 Proposed Angus LDP R Watson: Newbigging East

The lack of housing sites in rural areas will fail to provide for a range and choice of house of effective housing land as required by Scottish Government policy contained in paragraph 119 of SPP and also to support population retention. The ADLP does not provide for an innovation approach to the rural housing provision and to this extent fails to comply with national policy contained in SPP and with tthe key planning principal enshrined in the ALDP for a “presumption in favour of sustainable development”.

The ADLP does not provide for a justification for limiting the scale of development to just 50 houses over 10 years in the RSCs and for failing to provide for planned growth outwith the seven towns and RSCs. It is considered that the ALDP should increase the housing provision in Rural Service Centres, for example at Friockheim, and provide for planned growth in some of the villages where this would sustain service provision, for example at Newbigging and Inveraldie.

Suggested Change (‘Rural Angus’ page 9):

Suggested change highlighted in bold or scored, as follows:

To support and maintain population levels the ALDP makes provision for development of up to 50 houses new housing in each Rural Service Centre over the life of the plan.

In pursuing a strategy promoting development in accessible locations in settlements with access to a range of services and facilities, the Local Development Plan does not allocates sites for residential development in some villages outwith the seven towns and four Rural Service Centres. In addition, below Rural Service Centre level appropriate infill or redevelopment proposals will be supported in those settlements and villages with development boundaries, and on appropriate sites in the open countryside.

Subject: Strategy Part 3 – Creating High Quality Places

Page / policy reference: Policy DS1 Development Boundaries and Priorities - page 10

Supported.

Page / policy reference: Policy DS2 Accessible Development – page 11

Supported.

Page / policy reference: Policy DS3 Design Quality and Placemaking – page 13

Supported.

Page / policy reference: Policy DS4 Amenity – page 14

Emac Planning LLP April 2015 5 Proposed Angus LDP R Watson: Newbigging East

Supported.

Page / policy reference: Policy DS5 Developer Contributions – page 15

It is considered that Policy DS3 should make specific reference for the need for contributions to comply with advice contained in Circular 3/2012: Planning Obligations and Good Neighbour Agreements in order to provide further clarity on future requirements. This is without prejudice to commenting further on the referred to proposed statutory supplementary guidance on developer contributions, which should ideally be available for consultation alongside the consultation on the Proposed ALDP.

Policy Framework Part 1 – Thriving and Connected Part 1

Subject: Policy TC1 Housing land Supply/Release

Page / policy reference: 19

Housing Land Requirement: General In general the Policy is supported, together with maintaining a 7-year supply of effective housing land, however, it is considered that the Housing Land Requirement (HLR) should be increased and the following comments are made:

The HLR should be increased by 10-20% to reflect Government Policy as contained in paragraph 116 of SPP, which states:

“Within the overall housing supply target plans should indicate the number of new homes to be built over the plan period. This figure should be increased by a margin of 10 to 20% to establish the housing land requirement, in order to ensure that a generous supply of land for housing is provided. The exact extent of the margin will depend on local circumstances, but a robust explanation for it should be provided in the plan.”

Table 1 of the Proposed ALDP identifies the Housing Land Supply (HLS) for the period 2016-2026. The text in blue illustrates the impact of a 10% to 20% increase on the HLR when a 10-20% allowance is applied.

Table 1: Housing Land Supply 2016-2026 (10% - 20% Flexibility)

a b c d e f HMA Tayplan Actual & Remaining Programmed LDP Total Plan SDP HLR programmed Requirement Completions Allocations Provision 2012-26 completions 2016-26 2016-2026 2016-2026 2016- 2012-2026 (a-b) 2026 (d+e) North 1120 208 912 60 930 990 Angus 1232- 1024-1136

Emac Planning LLP April 2015 6 Proposed Angus LDP R Watson: Newbigging East

1344 East 1120 286 834 491 430 921 Angus 1232- 946-1058 1344 South 1120 113 1007 277 780 1057 Angus 1232- 1119-1231 1344 West 1260 274 986 417 760 1177 Angus 1386- 1112-1238 1512 ANGUS 4620 881 3739 1245 2900 4145 TOTAL 5082- 4201-4663 5544

By adding on the SPP required flexibility to Table 1 of the Proposed ALDP, the ‘Remaining Requirement 2016-2026’, for the whole of Angus, would be in the region of 4,201 to 4,663 units, compared to 3,739. The equates to a requirement for 462 to 924 additional units. The increase in the HLR identifies that there is a shortfall in the ‘Total Plan Provision 2016-2026’ of 56-518 residential units. In terms of each Housing Market Area (HMA) this equates to a deficit in North Angus of 34-146 units, a deficit in East Angus of 25-137 units, a deficit in South Angus of 62-174 units and in West Angus there would be an oversupply of 65 units at 10% and a deficit of 61 units at 20%.

20% flexibility is supported in accordance with SPP having regard to potential delivery issues associated with some LDP Allocations and Programmed Completions, which are addressed under site-specific representations. In effect, there is some concern over the deliverability of some of the sites identified in the effective supply and a sufficiently generous HLR will assist in achieving the housing land supply.

Separate submissions have also been made suggesting that the Proposed ALDP should also provide for planned housing growth in some of the villages where this would support service provision and sustain communities.

It is considered that a more generous housing requirement would facilitate such growth and ensure compliance with Scottish Government Policy contained in paragraph 119 of SPP which states:

“Local development plans in city regions should allocate a range of sites which are effective or expected to become effective in the plan period to meet the housing land requirement of the strategic development plan up to year 10 from the expected year of adoption. They should provide for a minimum of 5 years effective land supply at all times. In allocating sites, planning authorities should be confident that land can be brought forward for development within the plan period and that the range of sites allocated will enable the housing supply target to be met.”

The principle of allowing sites to come forward where necessary to maintain a 7- year effective housing land supply is supported, including the early release of

Emac Planning LLP April 2015 7 Proposed Angus LDP R Watson: Newbigging East

sites/houses planned for later phases of the plan. Whilst this scenario could result in a diminishing HLS as the LDP advances, it is considered that a more generous HLR as advocated above would mitigate against this.

Finally, it is also considered that Table 1 should clearly identify the 5-year HLR & HLS and the 7- year target HLR & HLS as required by the TAYplan and national planning policy.

Suggested Change (Table 1: Housing Land Supply 2016-2026 page 20):

Suggested change as follows:

A 20% generosity allowance should be applied to the Housing Land Requirement in accordance with the upper range required by Scottish Government Policy and to assist in alleviating concerns over the delivery of a 7-year effective housing land supply, in the periods identified.

Subject: Policy PV11 Energy Efficiency - Low and Zero Carbon Buildings

Page / policy reference: 60

The submission of a Sustainability Statement with specified developments is supported.

Whilst developments should strive to achieve the low carbon targets proposed by the Scottish Government, the LDP policies should be balanced against achieving viable developments in this economic climate. The ability of developments to reach zero carbon generating technologies may place a financial burden on developments and the imposition of overly stringent standards could threaten the viability of development.

Alternative legislation is available to ensure a reduction in CO2 emissions in developments and therefore the Policy in the LDP should be of a general nature only encouraging such developments, with specific targets being the responsibility of other legislation and policy documents.

Suggested Change (Policy PV11 Energy Efficiency - Low and Zero Carbon Buildings ):

Suggested change as follows:

Delete first two paragraphs.

Emac Planning LLP April 2015 8 Proposed Angus LDP R Watson: Newbigging East

Settlement Statement: Newbigging

Introduction

The site extends to an area of approximately 8.3 hectares, including the existing recreation ground and is considered capable of delivering approximately 116 houses over the LDP period, that is 51 dwellings in the period 2016-2021 and 65 dwellings in the period 2021-2026, with an overall 40% contribution to affordable housing. The proposal also incorporates recreational provision.

A site context and Development Concept Framework (DCF) of the site was provided with the MIR submissions and is attached in Appendix 1. The site assessment has been progressed since this submission and more detailed design proposals and a Masterplan for the future development of the site have been developed and incorporated in to the Design and Access Statement attached in Appendix 2.

It is considered that the site should be allocated for residential development in the Proposed LDP. The commitment of the Council in the MIR to reviewing settlement boundaries, following a landscape assessment, was supported, however, unfortunately this does not appear to have been undertaken and this is disappointing since this has resulted in no change to the village settlement boundaries, including at Newbigging.

The lack of a landscape review is not considered to be a sufficient planning justification to not allocate land to the East of Newbigging in this LDP. This site is capable of comfortably accommodating new development within the local and wider landscape setting whilst also contributing to the effective housing land requirement of the Housing Market Area and sustaining local services and facilities in Newbigging.

South Angus remains a popular area for housing and villages such as Newbigging where existing facilities exist should be the preferred choice for any potential incremental growth strategy.

Newbigging lies in close proximity and with easy access to the upgraded A92, Monifieth and Dundee. The Proposed LDP strategy should therefore make allowances for growth and appropriate greenfield land release which will provide for local housing needs, contribute to the distribution of housing opportunities across the wider Dundee and South Angus Housing Market Area and assist in supporting local services and facilities, including the local primary school.

It is material that the 1998 consultation draft Local Plan identified the site as suitable for development for up to 40 housing units. It remains that this site can now be allocated again and developed in a sensitive manner that relates well to the village form.

The site should therefore be identified for residential development within the

Emac Planning LLP April 2015 9 Proposed Angus LDP R Watson: Newbigging East

Proposed Angus Local Development Plan.

Development Concept Framework (DCF) and Design & Access Statement (DAS)

The Site Appraisal and Development Concept Framework (DCF) submitted with the MIR representations is attached in Appendix 1. It identifies the development context of the site having regard to its wider and immediate setting and was intended to provide a context for the future masterplanning of the site having regard the national planning design principles contained in Designing Streets and Designing Places.

The masterplanning of the site has now been progressed and as stated above more detailed design analysis and proposals, together with a Masterplan for the future development of the site have been developed and incorporated into the Design and Access Statement attached in Appendix 2.

The Design and Access Statement (DAS) sets out a vision for a zero carbon sustainable new neighbourhood for the site with mixed-tenure housing, live-work and additional community infrastructure. The DAS describes the proposal as “An innovative model for an autarkic, zero-carbon, rural community energy generation scheme integrating combined heat and power with the biomass production potential of the neighbouring farm is also proposed.”

The DAS provides for a detailed site analysis, and together with a design evaluation, identifies a number of design principles for the future development of the site, together with a spatial masterplan.

The following summary of the design is identified in the DAS:

Emac Planning LLP April 2015 10 Proposed Angus LDP R Watson: Newbigging East

The proposal uses a number of spatial and material qualities to generate the design characteristics for a highly sustainable community of houses and an exemplar, spatially rich, zero-carbon settlement fit for C21st rural life (Figures 104&105):

1. Increased density and intensive use of land with varied land uses within the public realm creates a rural ‘feel’ and gives ‘rural’ character to the spaces.

2. Clustering of the built fabric allows very precisely controlled public spaces with clear boundaries and thresholds to be produced whilst achieving higher densities than suburban models.

3. A more intensive use of land pockets relieves pressure on remaining land which can be released for alternative uses: green-space, wildlife corridors, swales, and allotments.

4. An ordered landscape framework, based not on the primacy of the car, but on alternative land uses achieves a scale of association with the existing rural landscape with built densities more in-keeping with the existing village.

5. The grid is used to deliver five main characteristics: order and regulation, orientation in space and to elements, simplicity and ease of navigation, speed of layout, and adaptability to circumstance.

6. An abstracted language based on new interpretations of historic rural infratsructure does not replicate existing languages but seeks rules based on underlying factors more in keeping with contemporary requirements.

7. Identity and character has been achieved by the sensitive manipulation of the built fabric, material language and landscape form.

8. Sustainable strategies based look to integrate the new development within the existing socio-economic structure of the vlillage through mixed-tenure, mixed use development.

9. Low-Carbon strategy has been based around passive solar principles and the discrete application of onsite LCZ’s.

10. Onsite CHP will balance heat and power requirements, paired to biomass production potential of adjacent farm.

Both the DCF and DAS identify that the site is well connected both visually and physically to the settlement and can provide for an integrated and well-connected sustainable development.

Infrastructure and Community Facilities

The site is free from infrastructure constraint and is accessible; in summary:

Emac Planning LLP April 2015 11 Proposed Angus LDP R Watson: Newbigging East

o Access: Satisfactory access can be achieved from the B961 Pitairlie Road o Ground Contamination: No known constraint o Flooding: SEPA Flood Map cautions that there may be localised flooding on the southern boundary of the site although this will not effect the development opportunity o Trees/Woodland: No constraint o Wildlife/Habitat: No known constraint (subject to survey) o Archaeology: No known constraint (subject to survey) o Drainage: Improvements required to the wastewater treatment plant and trunk sewer o Water Supply: No known constraint o Electricity: Available o Gas: Available o Ownership: No constraint o Right of Way/Core Path: No Core Paths cross the land although connections can be made to Core Path 3473 which traverses the northern boundary of phase 2 land and also into adjoining adopted roads and footways which form part of the wider network o Path/Cycle Network: adjacent to site on adopted roads and footways o Bus Stop: within 500m o Train Station: approximately 5km (Monifieth) o Availability for Development: Within 0-5 years (Phase 1 – 4.0 ha: approx 35-50 houses approximately) and 5 to 10 years (Phase 2 – 3.5 ha: approx 35-50 houses)

Topic Paper 5: Community Infrastructure of the MIR identifies the following in more detail:

o School Capacity: Newbigging Primary School has a capacity 50, with a current school roll 40 and is close to capacity. Carnoustie High School has no capacity issues. It currently has a capacity of 1060 with a school roll of 809. o Water Supply: Consultation with Scottish Water has confirmed that there are no strategic issues regarding water supply and its potential impact on future development. o Drainage: Scottish Water is funded to provide new strategic capacity at Part 4 Water and Waste Water Treatment Works to meet all new development provided the developer meets 5 standard criteria. Developers are responsible for funding and carrying out any network upgrades. Whilst there is no current capacity at Newbigging, there is ‘no’ network restriction and a Growth Project is required to accommodate any future development.

In terms of existing community facilities, Newbigging benefits from a recreation ground and primary school, however, the local shop has recently closed and the former church has been converted to residential use. The MIR identifies that the profile of Angus shows that since 2004 there have been year-on-year population increases, but that a number of services and facilities have closed. This is the case at Newbigging and it is considered that new housing will support the existing

Emac Planning LLP April 2015 12 Proposed Angus LDP R Watson: Newbigging East

school and encourage the re-occupation of the shop.

South Angus Housing Market Area: Housing Land Requirement (HLR) and Housing Land Supply (HLS)

Policy 1: Location Priorities B of the Tayplan identifies that land on the edge of principal settlements can be considered and where there is insufficient land or where the nature/scale of land use required to deliver the Plan cannot be accommodated within or on the edge of principal settlements. The TAYplan also emphasises being ready to support the progress of the recovery and requires Local Development Plans to identify sites which are effective or capable of becoming effective to meet the housing land requirement up to year 10, maintain a minimum 5 year effective housing land supply and work towards a 7 year supply by 2015.

Within the South Angus Housing Market Area, TAYplan establishes an 80 unit per annum requirement. Policy 5: Housing of the TAYplan requires a 5 year housing land supply at all times, that is, 400 units (80 units x 5 years) and for LDPs to work towards a 7 year requirement, that is, 560 units (80 units x 7 years).

The HLA, 2014 identifies a 5 year HLS of 182 units, which falls short of the effective 5 year HLR of 400 units, by 218 houses. The HLA indicates that there is a 7-year supply of 302 units and there is therefore a shortfall in the required TAYplan target of 258 units.

Whilst Table 1 of the Proposed ALDP identifies that the HLR for the South Angus HMA will be met over the 10 year period of the LDP through allocations in the ADLP, again the supply is not generous and if a flexibility range of 10%-20% is applied as required by SPP, there would be a HLS deficit in South Angus of 62- 174 units.

Whilst Angus Council have sought to augment the existing supply by resolving to grant planning permission on a number of sites in the South Angus HMA at the Angus Council meeting on 18th December 2014, the permissions have not yet been issued and conclusions on whether these sites will contribute to the HLS are pending. In addition it is relevant that there are legal challenges relating to Site C1: Land at Pitskelly, Carnoustie.

In the absence of permitted sites there remains the deficit in the effective supply as stated above. In addition, to this there is also some concern within the South Angus Housing Market Area (HMA) on the effective delivery of the existing contributing supply identified in the HLA, in particular at Shank of Omachie, Wellbank. The site has consent for 160 houses, with 40 programmed up to 2021 and 120 in the later phase of the ADLP. However, the implementation of the housing is part of an enabling development to deliver a further golf course and hotel and there is some doubt as to whether this proposal will be delivered as anticipated in the LDP life span in this economic climate.

Emac Planning LLP April 2015 13 Proposed Angus LDP R Watson: Newbigging East

In order to augment the HLS and ensure the delivery of a range and choice of effective housing land, it is considered that land at Newbigging East should be allocated for 116 houses over the LDP period, that is 51 dwellings in the period 2016-2021 and 65 dwellings in the period 2021-2026 together with new open space provision.

Conclusion

The allocation of land to the east of Newbigging in the LDP would deliver social, economic and environmental benefits, by sustaining service provision in the village. It is considered that this site is deliverable, free from infrastructure constraint and in a location which is well connected both physically and visually with the existing settlement. Moderate growth, guided through a masterplanning process can support local service provision and community facilities as well as offering choice and flexibility in local housing provision. The masterplan proposals offer to opportunity to secure an exemplar, zero carbon sustainable new neighbourhood and it is considered that this commitment should also be supported and this site identified as preferred for future growth.

Suggested Change:

It is suggested that land at Newbigging East should be allocated for 116 houses over the LDP period, that is 51 dwellings in the period 2016-2021 and 65 dwellings in the period 2021-2026 together with new open space provision. The allocation of land in the second phase of the ALDP would also allow housing to be drawn down as required to meet the HLR in accordance with Policy TC1: Housing Land Supply/Release.

Emac Planning LLP April 2015 14 Land to the East of Pitarlie Road, Newbigging Submission on Angus Local Development Plan Main Issues Report, 2012

Site Appraisal & Development Concept Framework

December 2012

Emac Planning LLP, Ballinard House, 3 Davidson Street, Broughty Ferry, Dundee, DD5 3AS Contents o Introduction o Site Location o The Vision o Newbigging: The Village o Existing Land Uses o Townscape Visual Characteristics o Connectivity o Landscape o Topography o The Site and the Surrounding Area o The Site and Views o Relationship to surrounding Area o Access, Infrastructure & Services o Planning Policy o Deliverability o Indicative Development Concept Framework o The Submission

Land East of Pitarlie Road, Newbigging Introduction

This representation is made in relation to the Angus Local Development Plan Main Issues Report, 2012.

The submission is being made on behalf of Mr R. Watson on land in his ownership to the east of Pitarlie Road, Newbigging. The land extends to an area of approximately 7.5 hectares and is capable of accommodating around 70 – 100 houses over the short and long term period of the LDP.

The purpose of this submission is to provide a context for the future growth of Newbigging on land to the east of Pitarlie Road, having regard to good practice in terms of achieving sustainable high quality places and delivering effective development proposals.

This Site Appraisal and Development Concept Framework provide the basis for the future masterplanning of the site. The indicative concept framework is illustrative only to provide an indication of the pattern and scale of development which could be accommodated on the site.

There are no doubt a number options for the future development of the site which can be progressed further through the masterplanning planning process and through consultation with the community and other interested parties.

This statement supports the identification of this site for new residential development to provide for the future growth requirements of Newbigging.

P1 Land East of Pitarlie Road, Newbigging Site Location

P2 Land East of Pitarlie Road, Newbigging The Vision

o To provide for an appropriate level of growth for the village over the next 20 years, by: o Providing for high quality new housing. o Providing for affordable housing. o Providing for new open space and footpath connections.

o To sustain and support existing services in the village, without placing an unnecessary burden on local resources.

P3 Land East of Pitarlie Road, Newbigging Newbigging – The Village

Newbigging is a village located to the south of Angus and is approximately 6 miles from Carnoustie to the southeast and 3 miles north of Monifieth. The village expanded primarily in the early and mid 1980s, with some new more recent development to the north east in the mid 2000s.

The Angus Local Plan Review, 2009 identifies Newbigging as a “small rural village with a limited range of local facilities serving a wide local catchment area.”

The Pitarlie Road (B961) runs north south through the village, dissecting development to the east and west of the road. The village church (currently redundant) and manse lie centrally within the village, together with the primary school. There is also a village shop/post office which has recently closed and is on the market. Wikipedia identifies that “The shop was voted the best village shop in Scotland in 1997 due to selection of hot pastries that would stop many a passing motorist.”

A recreational ground lies to the east of the village to the south of the houses off Sanderson Place and a garage and petrol filling station is located to the north on the east side of the road.

P4 Land East of Pitarlie Road, Newbigging Newbigging: Existing land Uses

P5 Land East of Pitarlie Road, Newbigging Townscape Visual Characteristics - Residential

P6 Land East of Pitarlie Road, Newbigging Townscape Visual Characteristics – Non Residential

P7 Land East of Pitarlie Road, Newbigging Townscape Visual Characteristics – Roads & Footpaths

P8 Land East of Pitarlie Road, Newbigging Connectivity: Roads

Strategic Network

Local Network

P9 Land East of Pitarlie Road, Newbigging Connectivity: Public Transport

P10 Land East of Pitarlie Road, Newbigging Connectivity: Public Footpaths

P11 Land East of Pitarlie Road, Newbigging Newbigging: Tayside Landscape Character Assessment, 1999

Landscape Character Type: Dipslope Farmland (13) Key Characteristics:

o Extensive area of land, generally sloping from the north-west to the south-east. o Dominated by productive agricultural land. o Low woodland cover, except on large estates and along river corridors. o Variety of historic sites. o Dispersed settlement pattern, including some suburban development. o Limited visual impact of Dundee and Arbroath.

P12 Land East of Pitarlie Road, Newbigging Newbigging: Topography & Meteorology

P13 Land East of Pitarlie Road, Newbigging The Site & The Surrounding Area

P14 Newbigging: South and East The Site: Photographic Schedule – Views from the South

13 16 9 10 11 6 8 5 15 4 7 12 3 14 2 1

P15 Land East of Pitarlie Road, Newbigging The Site: Photographic Schedule

P16 Land East of Pitarlie Road, Newbigging The Site: Photographic Schedule

P17 Land East of Pitarlie Road, Newbigging The Site: Photographic Schedule

P18 Land East of Pitarlie Road, Newbigging The Site: Photographic Schedule

P19 Newbigging: South and East The Site: Photographic Schedule

P20 Newbigging: South and East The Site: Photographic Schedule

P21 Newbigging: South and East The Site: Photographic Schedule

P22 Newbigging: South and East The Site: Photographic Schedule

P23 Land East of Pitarlie Road, Newbigging The Site: Relationship to Surrounding Area

The existing settlement of Newbigging encloses the site to the north and west. Agricultural land lies to the east and south.

The Sewage Treatment Works (STW) sits at the south east corner of the site.

The Pitarlie Road forms a strong boundary to the southwest and the road to the STW defines the boundary to the south.

The informal road to the north, which leads to Downieken Farm, forms a stable northerly boundary also allowing access to the existing recreation ground.

Field boundaries define the east and southeast extent of the site.

The only undefined topographic boundary lies to the north east of the site.

P24 Land East of Pitarlie Road, Newbigging The Site: Access, Infrastructure & Services Requirements

The site is free from infrastructure constraint and is accessible; in summary: SNH Landscape & Conservation Designations

Access: Satisfactory access can be achieved from the B961 Pitairlie Road Ground Contamination: No known constraint Flooding: SEPA Flood Map cautions that there may be localised flooding on the southern boundary of the site although this will not effect the development opportunity Trees/Woodland: No constraint Wildlife/Habitat: No known constraint (subject to survey) Archaeology: No known constraint (subject to survey) Drainage: Improvements required to the wastewater treatment plant and trunk sewer Water Supply: No known constraint Electricity: Available Gas: Available Core Footpaths Ownership: No constraint Right of Way/Core Path: No Core Paths cross the land although connections can be made to Core Path 3473 which traverses the northern boundary of phase 2 land and also into adjoining adopted roads and footways which form part of the wider network Path/Cycle Network: adjacent to site on adopted roads and footways Bus Stop: within 500m Train Station: approximately 5km (Monifieth) Availability for Development: Within 0-5 years (Phase 1 – 4.0 ha: approx 35-50 houses approximately) and 5 to 10 years (Phase 2 – 3.5 ha: approx 35-50 houses)

P25 Land East of Pitarlie Road, Newbigging The Site: Access, Infrastructure & Services Requirements

Topic Paper 5: Community Infrastructure of the MIR identifies the following in more detail:

School Capacity: Newbigging Primary School has a capacity 50, with a current school roll 40 and is close to capacity. Carnoustie High School has no capacity issues. It currently has a capacity of 1060 with a school roll of 809.

Water Supply: Consultation with Scottish Water has confirmed that there are no strategic issues regarding water supply and its potential impact on future development.

Drainage: Scottish Water is funded to provide new strategic capacity at Part 4 Water and Waste Water Treatment Works to meet all new development provided the developer meets 5 standard criteria. Developers are responsible for funding and carrying out any network upgrades. Whilst there is no current capacity at Newbigging, there is ‘no’ network restriction and a Growth Project is required to accommodate any future development.

Community Facilities: Newbigging benefits from a recreation ground and primary school, however, the local shop has recently closed and the former church is currently in the process of residential conversion. The MIR identifies that the profile of Angus shows that since 2004 there have been year-on-year population increases, but that a number of services and facilities have closed. This is the case at Newbigging and it is considered that new housing will support the existing school and encourage the re-occupation of the shop.

P26 Land East of Pitarlie Road, Newbigging Planning Policy

Policy 1 of the TAYplan, 2012 identifies that Local Development Plans may also provide for some development in settlements that are not defined as principal settlements where this can be accommodated and supported by the settlement, and in rural areas, if such development genuinely contributes to the objectives of this Plan and meets specific local needs or supports regeneration of the local economy.

Representations have been made on the Angus Local Development Plan Main Issues Report, supporting the review of existing settlement boundaries, in particular Newbigging.

The submissions suggest that this site can accommodate modest growth over the LDP period on a site, which is capable of delivering effective housing land over the plan period, whilst sustaining local services.

The site is free from infrastructure constraint and there is a willing land owner and developer. The site offers the opportunity to extend the choice of housing land in this area.

P27 Land East of Pitarlie Road, Newbigging The Site: Deliverability The submissions made on the MIR seek the allocation of this site in the new Angus LDP.

Services are available, or can be made available to Community accommodate the proposed development. Support The landowner is willing to develop the land and Willing Local Plan provide for enhanced recreational provision, Developer Allocaon adjacent to the existing playing fields.

There is available education capacity and the new housing would support the local primary school.

The South Angus Housing Market Area has proved popular for housing and local evidence of this is Sustainable Available demonstrate by the recent completion of the Growth Deliverability Services housing development to the north off the Pitarlie Road.

The modest expansion of the village to the East of the Pitarlie Road, intends to embrace the principles of sustainable urban design in the concept layout and the landowner intends to provide energy to the Good houses from a wind energy source. Housing Willing Market Landowner Area There is developer interest in this site. Educaon The following concept development framework, is Capacity indicative only, and is intended to be developed further in discussion with the community and other parties through a masterplanning process.

P28 Land East of Pitarlie Road, Newbigging Newbigging: Indicative Development Concept Framework

P29 Land East of Pitarlie Road, Newbigging Newbigging: Submission

This submission accompanies representations made on the Angus Local Development Plan Main Issues Report.

The submission supports the extension of the Newbigging Settlement Boundary to include land to the east of Pitarlie Road.

It is intended that the site should offer a high quality environment and provide for a sustainable form of development, the details of which will be guided through a masterplanning process in consultation with the community.

It is respectfully requested that this site, that is, land to the east of Pitarlie Road is allocated in the forthcoming Angus Local Development Plan.

P30 Land East of Pitarlie Road, Newbigging DESIGN STATEMENT

Zero-Carbon, Sustainable Community Development, Newbigging, Angus

Applicant: Agents: Mr Roy Watson Garry Adam Chartered Architects Downiedrum House 1 Old Orchard, Downieken Farm Kirkton of Craig, by Newbigging Montrose Angus DD10 9TT

Village Extension : Newbigging, Angus April 2015 | P 1 | CONTENTS

Abstract 3

Site Analysis 4-12 • Newbigging History • Newbigging Spatial and Material Characteristics • Angus Council Structure Plan and Proposed Site • Site Characteristics

Design Principles 13-25 • Literature and Policy Review • Contemporary Housing Precedents • Urban and Massing Precedents • Design Strategy

Design Evaluation 26-40 • General Design Characteristics • Site Phasing • Street Layout, Public Spaces and Landscape Framework • Massing, Spatial Morphology and Cluster Design • Energy Design • Materials and Detailing • Services

References 41

Appendix 1: Theoretical Context 42-49 • Sustainable Place-Making in Scotland • Energy Legislation Context In Scotland • Rural Fuel Poverty • Emerging Approaches to Zero Carbon Development • Scottish Housing Context

Village Extension : Newbigging, Angus April 2015 | P 2 | ABSTRACT

The following report presents the design rationale for an exemplar zero-carbon, mixed-use sustainable development, forming an extension to the eastern boundary of Newbigging, Angus. The proposal is situated on the site to the east of the B961, Pitairlie Road, bounded to the south by the Buddon Burn and existing housing to the west and north. The development will be in two phases, Phase 1 delivering 51 dwellings and amenity and Phase 2 delivering a further 65 dwellings with an overall 40% contribution to affordable housing. The proposal will provide a catalyst for the revitalisation of the existing village community through the provision of varied, mixed-tenure housing, live-work and additional community infrastructure. An innovative model for an autarkic, zero-carbon, rural community energy generation scheme integrating combined heat and power with the biomass production potential of the neighbouring farm is also proposed.

In contrast to recent neighbouring suburban developments within the village, this proposal takes its form from the tighter grain conditions and higher densities of the existing village core. A structured massing arrangement has been developed around a hierarchy of streets, mews and courtyards with private gardens situated in direct relationship to green public spaces and the rural landscape. Greater priority is given to the pedestrian realm and emphasis is placed upon the framing of public space by the dwellings and the careful integration of the new streetscape within the existing infrastructure of the village. A structured landscape framework of hedges, trees, swales and indigenous planting forms a natural association with the rural context and character. Mixed-

Figure 1 tenure housing using passive solar principles comprises detached, semi-detached, terrace and apartment typologies. New building forms and material languages are derived from historical domestic rural and agricultural building typologies to achieve concentrations of higher density while releasing landscape in order to maintain the visual relationship and character of the surrounding area. The first phase layout and massing strategy has been designed to repair the eastern boundary edge of the village and intensify the relationship between the settlement and the neighbouring landscape. The second phase will continue this theme completing the settlement form and consolidating its massing within the landscape. The proposal incorporates BREEAM Eco-Homes criteria to reduce its environmental impact, and incorporated with the design characteristics will assist in delivering a highly sustainable community of houses and an exemplar, spatially rich, zero-carbon settlement (Figures 1-3). Figure 2 Figure 3

Village Extension : Newbigging, Angus April 2015 | P 3 | SITE ANALYSIS

HISTORY & CONTEXTUAL ANALYSIS The following section provides a brief overview of the history and growth of Newbigging and its physical and cultural relationship to the surrounding area Figures 4&5). It also analyses the structural make-up of the settlement to understand the underlying qualities of the built form, and its material language. The proposed site is analysed in terms of its relationship to the adjacent settlement and wider landscape in particular connections to surrounding farm infrastructure and core path networks. A review of planning policy and how this impinges on the current context is also outlined.

Figure 4

Figure 5

Village Extension : Newbigging, Angus April 2015 | P 4 Newbigging Context and History | SITE ANALYSIS

The site of this application is in the village of Newbigging in Angus, Scotland, located two miles to the north-east of Dundee, Scotland’s fourth largest city, within the civil parish of Monikie (Figure 6&7). The name “Newbigging” originally referred to “new bigging” or “new cottar town” (hamlet). Some of the earliest history of the local area is represented approximately four kilometres northwest at the village of Eassie, where the Eassie Stone; a carved Pictish stone dating prior to the Early Middle Ages, is displayed in a ruined church (Figure 8). Evidence of a large double-chambered souterrain was discovered during trial excavations beside the A92 at Ardownie, Monifieth, and was subsequently excavated in 2001, dated to between the C1st AD to C3rd BC (Figure 9). The close proximity of the Laws, with its fortifications and broch, in association with the souterrains at Ardestie and Carlungie indicate that the area was an important Figure 6 Pictish settlement. The establishment of Christianity in the area has been dated to between 570 / 580 AD.

The oldest buildings exceeding 200 years in the village, are the village church and the old church manse (Figure 10-12). The old manse was later superseded by the new manse behind the church, neither of which remain affiliated to the church. Established in 1880’s, Newbigging Primary School lies to the north of the church in a purpose built Victorian building which was later extended, but has subsequently seen a reduction in school roles (Figure 13). The recently closed village store and post office, and the reducing school roles are characteristic of the decline of other rural settlements in the area (Figure 14).

Figure 8

Figure 10 Figure 9 Figure 7

Village Extension : Newbigging, Angus April 2015 | P 5 Newbigging Context and History | SITE ANALYSIS

The village like other small agricultural hamlets in the area, including Monikie, North Kingennie, South Kingennie and Wellbank, expanded in the C19th due to the siting of the now disused railway and station at Monikie which serviced mainly the farming community and latterly, the Farina Granary and the former reservoir ponds for Dundee City Council (now Monikie and Crombie Country Parks). Newbigging, Monikie and Wellbank further expanded as a result of new house building programmes in the 1970s and 1980s.

The largest nearest settlements in the area are Monifieth to the south, Broughty Ferry to the south west and Carnoustie to the south east. These major settlements are currently the focus of a housing expansion designated in the Angus Local Plan 2009. Newbigging is accessed from the B961 Pitarlie Road which is connected to the A92 Dundee to Arbroath dual carriageway one mile to the south and continues north to Monikie giving access to the high value landscape areas of Monikie and Crombie Country Parks which are within a five minute drive of the village. Similarly the major conurbation of Dundee is within a 15 minute drive and connected by a regular bus service. Currently the smaller rural settlements have yet to be given consideration in the Angus Council Local Plan. C A

B

Figure 11

Figure 13 Figure 14 Figure 12

Village Extension : Newbigging, Angus April 2015 | P 6 Newbigging Spatial and Material Characteristics | SITE ANALYSIS

The current settlement contains diverse spatial and material characteristics of varying qualities (Figures 15&16). The greatest contrast can be found between the historic core (pre-1900) (16a) and the recent council (16b) and suburban developments (16c) to the north of the school. The historic village gives clues as to its organic evolution with the ambiguous characteristics of rural villages typical to this area. The church (16d) and school (16e) are located almost in the centre of the current village on Pitairlie Road, which bisects the village on a north/south axis. The historical development has formed along this spine and a number of subsidiary perpendicular lanes, creating a traditional dispersed fishbone massing arrangement. Newbigging Primary School is adjacent to the church on the west side of the road occupying a collection of large Victorian stone constructed buildings. The church and school comprise the largest built masses in the village.

The remainder of the historic infrastructure is single and storey-and-a-half domestic cottages from a number of different periods, facing south or an east/west orientation. While there is limited diversity of compositions between these built masses and external spaces, variety is generated from the different clustered arrangements of private space shared between cottages, barns and sheds and the landscape enclosures to the private external spaces (Figure 17-20). Typical of development of this period the houses have a distinct relationship to the lane with minimal thresholds, but with larger south facing, private gardens enclosed by high walls and hedges. There is a similar limited variety of materials, being local stone, slate and more temporary cladding for

Figure 16

Figure 15 Figure 17 Figure 18

Village Extension : Newbigging, Angus April 2015 | P 7 Newbigging Spatial and Material Characteristics | SITE ANALYSIS example profiled steel and timber, resulting in a clearly evident Scottish rural vernacular language.

By contrast, the recent council and suburban developments to the north of the School contain few if any of the spatial and material characteristics of the historic settlement. Comprising detached and semi-detached single and two- storey housing organised around cul-de-sacs, they lack the richness of spaces and thresholds between public and private spaces evident in the existing village fabric (Figures 21-23). The ambiguous relationships between buildings and street, poor hierarchy between public and private external spaces and the absence of a consistent landscape framework means these developments have only superficial relevance to the existing context. The material language and detail design of the fabric is inconsistent with the form, scale and materiality of the existing vernacular, borrowing mixed metaphors and cues from a variety of sources and periods. The most recent housing in the village attempts to address the contextual relationship to the historic village using stone coins and less organic massing arrangements.

In close proximity to the village are several farms with associated agricultural buildings. Typically these contain a variety of large-scale stone and steel frame sheds that are tightly clustered around a yard and form significant, dense spatial masses when read at a distance. In conjunction with the industrial agricultural building types the farms contain a ‘big house’, normally stone-built, two to two-and-a-half storeys in height and classically proportioned. These edifices sit in isolation within an area of landscape ground defined by stone walls and hedging, surrounded by mature woodland trees. Figure 19 Figure 20

Figure 21 Figure 22 Figure 23

Village Extension : Newbigging, Angus April 2015 | P 8 Site Characteristics | SITE ANALYSIS

Figure 24

Village Extension : Newbigging, Angus April 2015 | P 9 Site Characteristics | SITE ANALYSIS

The site forms an extension to the eastern boundary of the village. It is situated to the east of the B961, Pitairlie Road, bounded to the south by the Buddon Burn, housing to the west and north and an existing field boundary to the east (Figure 24). Access to the site is via a number of private lanes adjoining Pitairlie Road, which will need to be upgraded to accommodate the proposed increased vehicular traffic. Access points ‘A’ and ‘B’ adjoin Pitairlie road to the south of the historic infrastructure. Access ‘A’ on the southern boundary also serves the sewage treatment works located in the south east corner of the site. This has a 100m SEPA exclusion radius limiting development in this area. Access ‘C’ is an existing laneway that adjoins Pitairlie Road in the centre of the village and will be the main access to the site. Currently this provides access to the community sports ground, Pitairlie Smiddy and then continues as agricultural tracks linking adjacent farms before rejoining Pitairlie Road to the north and branching to join Drumsturdy Road to the East of Downie Mill Farm. There are a number of pedestrian paths that provide connections to Sanderson Place and the housing development to the north. The site is approximately 8.33Ha in area (including existing park) of roughly level agricultural ground, the southern edge folding gently to the Buddon Burn. The site is bisected on its north south axis by an existing field boundary. The site is hidden in the Buddon Burn valley with views from the site mainly to the south and east across open agricultural land that is generally undulating. (Figures 25&26). This landscape is interspersed with large farm building clusters and occasional wooded coppices. To the north beyond the village the ground rises steeply, the agricultural ground giving way to the large mixed forests of Camustane Wood, Guildy Den Wood and Weets Woods that occupy the horizon along a ridge line of hills. A prominent Victorian folly marks the highest point on the ridge in Camustane Wood (Figures 27-32).

Figure 26 Figure 25

Village Extension : Newbigging, Angus April 2015 | P 10 Site Panoramas | SITE ANALYSIS

SITE

Figure 27

Figure 28

Village Extension : Newbigging, Angus April 2015 | P 11 Site Photographs | SITE ANALYSIS

Figure 29 Figure 30

Figure 31 Figure 31

Village Extension : Newbigging, Angus April 2015 | P 12 | DESIGN PRINCIPLES

RESEARCH METHODOLOGY The aims objectives and design criteria were established through a mixed methods approach. The characteristics , grain and structure of the historic village were analysed to undertsand the underlying structure and which qualities could be used to develop a theoretical approach for the new development. Similarly, a wider analysis of the surrounding context, was undertaken to understand the physical, visual and material make-up of the agrarian landscape of the Angus countryside. Scottish Government planning policy documents were reviewed along with academic research findings covering housing policy, procurement, affordability and urban form. In addition best practice approaches to urban and building design were studied in the UK and Europe. A theoretical statement that elaborates this is contained in Appendix 1. Figure 32

Figure 33

Village Extension : Newbigging, Angus April 2015 | P 13 Literature and Policy Review Summary | DESIGN PRINCIPLES

Scottish Government Policy Documents

The following documents outline specific Scottish Government policies and papers that impact on the regulatory requirements and design quality agendas related to the proposed development namely (Figure 34):

1. Evolving Scottish Housing Policy, Firm Foundations, A Discussion Docu- ment, Scottish Government 2007, (http://www.google.co.uk/url?sa=t&rct=j&q=&esrc= s&source=web&cd=1&ved=0CCgQFjAA&url=http%3A%2F%2Fwww.scotland.gov.uk%2Fres ource%2Fdoc%2F201716%2F0053780.pdf&ei=NPyNVJnvAdLZoASAtILoCw&usg=AFQjCN HtHC3gFcQTFVnzc5lKATvgW7eOaA&bvm=bv.81828268,d.cGU) 2. Housing Fresh Thinking New Ideas, Scottish Government, 2010 (http://www. google.co.uk/url?sa=t&rct=j&q=&esrc=s&source=web&cd=2&ved=0CCoQFjAB&url=http%3 A%2F%2Fwww.scotland.gov.uk%2Fresource%2Fdoc%2F312740%2F0098899.pdf&ei=5_uN VNOIHpfQoAT27oLIBA&usg=AFQjCNEdTWgj6-vPt3lyI7a2aYeLrzuqZg&bvm=bv.81828268, d.cGU)

3. Homes Fit for 21st Century, The Scottish Government’s Strategy and Ac- tion Plan for Housing in the Next Decade: 2011-2020, Scottish Government (http://www.google.co.uk/url?sa=t&rct=j&q=&esrc=s&source=web&cd=2&ved=0CCoQFj AB&url=http%3A%2F%2Fwww.scotland.gov.uk%2FResource%2FDoc%2F340696%2F01 12970.pdf&ei=hPuNVLrCJc-vogSysYKwCQ&usg=AFQjCNEGVAHXmJ7PJSjG8lWJOS-8- FpcSfA&bvm=bv.81828268,d.cGU)

4. Planning and Open Space, Planning Advice Note 65, Scottish Government, 2008, (http://www.google.co.uk/url?sa=t&rct=j&q=&esrc=s&source=web&cd=1&ved=0CCI QFjAA&url=http%3A%2F%2Fwww.gov.scot%2Fresource%2Fdoc%2F225179%2F0060935. pdf&ei=zO03VbKgOtPmapDngNgG&usg=AFQjCNEhLbWNTXDoqohdBKqNIBvECYfLAg&bv m=bv.91071109,d.d2s)

5. Pan 83 Master Planning, Scottish Government, 2008 (http://www.google.co.uk/url ?sa=t&rct=j&q=&esrc=s&source=web&cd=2&ved=0CCoQFjAB&url=http%3A%2F%2Fwww. scotland.gov.uk%2Fresource%2Fdoc%2F244134%2F0068213.pdf&ei=sfqNVK_rB4vnoASfo 4KwBA&usg=AFQjCNEXdS94X2cRhSLj9kXQjyjn3F9q1Q&bvm=bv.81828268,d.cGU)

6. Designing Streets: A Policy Statement for Scotland, Scottish Government, 2010 (http://www.google.co.uk/url?sa=t&rct=j&q=&esrc=s&source=web&cd=2&ved=0CCo QFjAB&url=http%3A%2F%2Fwww.scotland.gov.uk%2Fresource%2Fdoc%2F307126%2F00 96540.pdf&ei=8fqNVPrnCYTroATJuoD4Bg&usg=AFQjCNHGpBQodQWfd38KNHslgPwMep G7og&bvm=bv.81828268,d.cGU)

7. Creating Places: A policy statement on architecture and place for Scot- land, Scottish Government, 2014, (http://www.google.co.uk/url?sa=t&rct=j&q=& esrc=s&source=web&cd=1&ved=0CCEQFjAA&url=http%3A%2F%2Fwww.scotland.gov. uk%2Fresource%2F0042%2F00425496.pdf&ei=BvqNVO3aN8GzogTq8oCoBw&usg=AFQjC NFj0tAIwkAG_Fm5dg8Mg9NZHmTGeA&bvm=bv.81828268,d.cGU)

Figure 34

Village Extension : Newbigging, Angus April 2015 | P 14 Literature and Policy Review Summary | DESIGN PRINCIPLES

Research and Best Practice

The following documents outline specific theoretical and applied thinking with recom- mendations for best practice in place-making and housing design, namely (Figure 35):

1. Authority and Identity, RIBA Journal, Vol. 15, No. 2, Jenkins and McLach- lan, 2010, (http://www.google.co.uk/url?sa=t&rct=j&q=&esrc=s&source=web&cd=1&v ed=0CCEQFjAA&url=http%3A%2F%2Fwww.research.ed.ac.uk%2Fportal%2Ffiles%2F 10854608%2FIs_there_a_role_for_architects_in_mainstream_private_sector_house_ building.pdf&ei=4fyNVLb9I8zqoASKqICYCQ&usg=AFQjCNHx_tTsOUWfLd0Uvc74p5p_ ggRbsg&bvm=bv.81828268,d.cGU) 2. Home Improvements Knowledge Exchange Project, AHRC/RIBA, (www.shef. ac.uk/architecture/research/home/ahrchomeimprovemnts + http://www.google. co.uk/url?sa=t&rct=j&q=&esrc=s&source=web&cd=2&ved=0CCgQFjAB&url=http%3 A%2F%2Fwww.architecture.com%2FFiles%2FRIBAProfessionalServices%2FResea rchAndDevelopment%2FPublications%2FHomeImprovementsMethodologyandData. pdf&ei=ovmNVPuJHMWvogSRwYGgBQ&usg=AFQjCNFmqjSxpiTQ4CP5zeGAvpHg HIwu-Q&bvm=bv.81828268,d.cGU) 3. Space to Park, Home Improvements Knowledge Exchange Network, (www. spacetopark.org) 4. Tomorrow’s Home, ADAM Urbanism + Granger Plc, Oct. 2014 5. Housing Values Study: Form, Space and Networks Urban Analysis, UDSU Strathclyde, 2012, (http://www.ads.org.uk/designforum/features/housing-values-study- pilot-study-physical-surveyreport) 6. Housing, Dwellings and Homes: Design Theory, Research and Practice, R. Lawrence, John Wiley + Sons, Canada, 1987 7. Rethinking Housing, Romice, U., + Lawrence, R., 8. Housing Policies for Scotland: Challenges and Changes, D Maclennan, T O’Sullivan Joseph Rowantree Foundation, 2008. (www.jrf.org.uk) 9. Delivering Affordable Housing in Troubled Times: Scotland National Report. Project Report. Gibb, K., and Leishman, C. Joseph Rowntree Foundation, York, UK., March 2012, (http://www.eprints.gla.ac.uk/60449 08 March 2012). 10. Low Impact Living, Chatterton, P., Earthscan, Routledge, 2013.

Figure 35

Village Extension : Newbigging, Angus April 2015 | P 15 Housing, Massing and Urban Design Precedents | DESIGN PRINCIPLES

HOUSE TYPOLOGIES URBAN DESIGN APPROACHES Vernacular rural building precedents and contemporary Urban and neighbourhood massing precedents take examples that reinterpret these are discussed in very different approaches to the development of relation to the their relevance to the proposed sustainable low-carbon communities are discussed development (Figures 36&37). This section develops an (Figures 38-40). This section analyses four specific understanding of rural building types and their material examples from the UK and Europe and how these have language. It analyses three specific typologies and how been used to successfully generate new contemporary these have been used to successfully generate new places, namely: contemporary architecture, namely: • Poundbury, Duchy of Cornwall • Cottage • Lawrenny, Wales • Agricultural Barn and Shed • Langerak, Utrecht, Netherlands • Farm Steading • Brutten, Switzerland

Figure 36

Figure 38 Figure 39

Figure 40 Figure 37

Village Extension : Newbigging, Angus April 2015 | P 16 House Typologies | DESIGN PRINCIPLES

Cottage Type (Black and White Houses)

Scotland has two principle architectural housing traditions: the millennia-old indigenous blackhouse (Figure 41) and the imposed Classical farmhouse and cottage (white house) (Figure 42). As a consequence of the transformative process of agricultural improvement during the eighteenth century, the latter now dominate the landscape (particularly in Highland Scotland), while the former persisted into the twentieth century only in impoverished coastal crofting communities, and have now largely disappeared.

The ‘long’ form of the White House, with a six metre wide gable, one room deep in plan, 45 degree grey slate roof pitches, minimal material pallet and minimal expression Figure 41 Figure 42 of detail is commonly found in the surrounding area. Architectural adaptations of these typologies have previously been developed such as the Black House, Clashneshie, Assynt, 2009, by Dualchas Architects (Figures 43). This house is a story-and-half, timber- frame box clad in black profiled steel with a gabled roof enclosing a centrally planned open living space. The south elevation is entirely glazed with full-height panel doors opening onto a steel and oak verandah. The design of the house takes advantage of the formal similarities between eighteenth-century everyday Classicism and Modernism to produce a synthesis of the Highland improved cottage and a twentieth-century design aesthetic that also addresses passive solar design principles. The use of a single external material gives the house certain abstract qualities while still evoking the simple ‘raw’ construction of barns and other utilitarian buildings that are synonymous with west coast architecture. Figure 43 Figure 44

Dualchas have built a body of regionally responsive buildings in recent years that have had a significant influence on policy and design quality agendas in rural contexts (Figures 44-47.

Figure 45 Figure 46 Figure 47

Village Extension : Newbigging, Angus April 2015 | P 17 House Typologies | DESIGN PRINCIPLES

Agricultural Barn and Shed Typologies

The barn or farm shed (Figures 48&49) like the White House is widely in evidence in the Scottish landscape with numerous examples of varying scales and complexity still remaining and in use in the Angus agrarian landscape. There are several examples on farms adjacent and in view of the site.

These typologies have a similar, simple formal language to the cottage with a distinctive profile in elevation formed by a single-storey or two-storey height gable and 45 degree roof pitches. The plan footprint is generally larger than the cottage with the gable being 8-10m in width. In many examples the long forms are aggregated giving distinctive multi-gabled profiles in elevation. Figure 48 Figure 49 The material palette is more varied due to cost and expediency with common materials being stone or brick with slate or profiled steel roof cladding. A distinctive feature of a number of these constructions is the large openings usually with sliding timber doors in the gables or side elevations for access for large farm machinery and equipment.

Drummond House The Shed, Meigle, 2009 by LJRH Architects (Figures 50) is inspired by the agricultural buildings in the area and is a contemporary and playful re-interpretation of a rural barn, configured as a sophisticated contemporary dwelling. The house is linked to the adjoining garage yet each has a separate roof form that has a subtle twist in profile matching the curve of the distant Perthshire hills.

The energy-efficient plans result in a simple open interior that is full of light. The self-build property was designed to fit in with the surrounding landscape, where the materials palette for the building, like its form, is a careful response to its setting using clay bricks chosen to match the colour of the fields. The roofs were clad in standing seam zinc, a reinterpretation of the grey slate roof but evoking the thin lines and fine detail of the profiled steel agricultural sheds.

Figure 50

Village Extension : Newbigging, Angus April 2015 | P 18 House Typologies | DESIGN PRINCIPLES

Steading and Courtyard Typologies

The traditional Scottish Lowland farm steading typology, derived from the barn follows the same general characteristics. They are usually configured around a courtyard enclosed on three to four sides but can be more complex (Figure 51&52).

The Barron House by John Pawson, Skane, Sweden 2005, is a single family courtyard house that reinterprets the traditional steading typology. This highly contemporary dwelling creates a dialectic arrangement between the internal rooms and the open spaces of the landscapes and the inward private space of the courtyard (Figures 53&54).

Figure 51 Figure 52 Quite often existing steadings are converted and subdivided for private houses, such as the Steading Development, Station Road Longforgan, (architects unknown). Of importance from this example is the arrangement and layout of the dwellings which combine living, eating and cooking spaces into a single large volume more suited to contemporary life styles. The living spaces are orientated due south and organised around the central courtyard.

However a common problem in courtyard arrangements such as this is the ability to control the relationships between the public and private thresholds and achieving the balance between privacy (in terms of living and garden spaces) and the public realm (in terms of defining and controlling the entrance areas to the dwellings). In this example there is a confused relationship between what is private and what is public which has resulted Figure 53 Figure 54 in poorly defined definitions to the external spaces and boundaries.

The Stone House, NORD, 2011, at the Highland Housing Fair, Inverness, combines the barn and courtyard producing a hybrid typology for higher density multi- family housing. By extruding the courtyard into a linear block eroded with smaller private courtyards creates private controlled external spaces avoiding the issues associated with sub-dividing a shared courtyard (Figures 55&56).

Figure 55 Figure 56

Village Extension : Newbigging, Angus April 2015 | P 19 Urban Design Approaches | DESIGN PRINCIPLES

Poundbury, Duchy of Cornwall

The new housing development at Poundbury in the Duchy of Cornwall, designed by Leon Krier Architects for the Prince’s Trust Foundation is a contemporary suburban model that challenges the stereo-typical culdesac suburban road layouts of modern housing developments (Figures 57-59).

The development also references the existing context by replicating through analysis the existing spatial morphology and vernacular building style of the adjoining town.

The development is an extension to the small town of Poundbury on a 160 acre Greenfield site providing homes for 5000 residents along with 2000 jobs. The masterplan developed a network of continuous routes linking ‘urban quarters’, eliminating wasted urban spaces. It incorporated a mixed tenure development designed at a human two storey scale.

Whilst the scheme has merits in its master planning, the authoritarian controls governing the appearance and character of the housing have lead to debate. The 1850s Victorian appearance is considered to give a particular social conformity. The restrictions provide an indirect social control of psyche and demeanour as people choose the Poundbury standard and lifestyle created by the Duchy of Cornwall. A lack of diversity to customise can also result in a socially homogenous and exclusive community.

The Poundbury model continues to develop and is Figure 57 Figure 58 now seeking to provide houses which meet Code for Sustainable Homes Level 4 with its new ‘Natural House Project’ (Figure 60). These latest proposals continue the austere Victorian appearance of the previous designs.

However, while Poundbury is purported to be a model sustainable community, its appearance and the broader implications of using a historical formal language which replicates the past is being questioned in its ability to psychologically move society forward into a new environmentally conscious era.

Figure 59 Figure 60

Village Extension : Newbigging, Angus April 2015 | P 20 Urban Design Approaches | DESIGN PRINCIPLES

Lawrenny, Wales

Where Poundbury strictly adheres to the style and character of an 1850s Victorian village the new development proposed at Lawrenny, Wales by Tom Russell Architects references the existing village but evolves its design into the 21st Century (Figure 61-63).

The proposed 30 Unit mixed tenure development contains 1 to 4 bedroom houses with community workshops and small allotments. It seeks to connect into the existing village by creating views and vistas to the existing church and the landscape from a new public space without replicating the existing style of the village.

The houses are formed into clusters around walled gardens which conform to similar built patterns in the historic neighbourhood. The walled courtyards are orientated south to maximise solar gain. The scheme also promotes car free zones and provides gardens for ‘food and pleasure’.

The house designs consider contemporary lifestyle issues such as home working, adaptability and potential for future expansion. This project attempts to create a sustainable rural architecture, rejecting the idea of a generic green architecture in favour of one that responds to its place and borrows metaphors and cues from the buildings that have evolved there.

The design seeks to marry the inherited wisdom of the Welsh rural house with the contemporary technology of the zero carbon house. Figure 61

Figure 62 Figure 63

Village Extension : Newbigging, Angus April 2015 | P 21 Urban Design Approaches | DESIGN PRINCIPLES

Langerak, Utrecht, Netherlands

Where Lawrenny looks to integrate the new development to the existing community the recent development at Langerak, Utrecht seeks to reference the rural setting but create a completely new identifiable neighbourhood using a new language and spatial morphology (Figures 64-66).

While Langerak is much larger in scale providing 30,000 houses (comparable to the current government eco-town proposals), approaches to neighbourhood planning, space making and language are all relevant to the current proposal.

The large scale of the development offered the opportunity to create a neighbourhood with great diversity in terms of architectural style and the housing types. The master plan divides the area into a series of ‘building fields’ separated by canals, ditches and bands of landscaping. These building areas were then allocated to different architectural practices to develop individual styles and character. The aim was to create places which have their own identity with each land parcel being restricted to around 200 units. This allowed for a variety of architecture in the development at the same time as keeping experimentation to a small scale. The individual neighbourhoods take on their own identities helping to create a more intrinsic feeling of place and spatial diversity.

The 140 unit terraced mews houses by Maccreanor Lavington Architects (MLA) references rural typologies through the strategic design and appearance of the Figure 64 development. The terraces are divided into rows of 4-6 units, all facing south, separated by outbuildings where cars, bikes and other machinery are stored. The space in between provides a shared semi public yard between house and garage. This separation of dwelling from machinery draws upon rural farmyard typologies using a half-mansard roof that is a familiar vernacular form. The typology redefines the street creating communal yards with the potential to encourage social interaction in the street.

Figure 65 Figure 66

Village Extension : Newbigging, Angus April 2015 | P 22 Urban Design Approaches | DESIGN PRINCIPLES

Siedlung Santisstrasse, Brutten, Winterthur, Switzerland

This development of 16 private family houses on the outskirts of the small village of Brutten near Winterthur, Switzerland, by BDE Architekten develops a new typology of urban planning and housing in contrast to the neighbouring suburban developments (Figures 67- 69).

The greenfield site sits on the corner of the existing urban development with open views to adjacent farmland. The 16 houses are organised in two rows arranged around a central pedestrian space inventing a rural ‘civic’ meeting place in the heart of the scheme: “a new play village”. Gardens and courtyards are set off this space and located between the houses providing private outdoor spaces.

The shape of the houses are based on classical models of Swiss terraced terraced houses from the thirties. Inside the generosity of the living spaces is a surprise. This is facilitated by an open staircase in the centre of the house which opens up the full height of the section from ground floor to roof and connects the split-level rooms through a single volume. Large size windows indicate the high living quarters on the ground floor and frame views to the open agricultural landscape.

This development reinvents the suburban model making an urban civic space. By increasing the density and tightening the development footprint by carefully controlling public and private realms the houses read as a single strong form within the landscape with a clearly defined character and identity. Figure 67

Figure 68 Figure 69

Village Extension : Newbigging, Angus April 2015 | P 23 Summary, Objectives and Theoretical Approach | DESIGN PRINCIPLES

LITERATURE REVIEW SUMMARY AIMS DESIGN APPROACH The National Policy Framework 3 (NPF 3)(2014a) and The main aims of the proposed development are to The proposal sought to develop a number of spatial Scottish Planning Policy (SPP)(2014b) documents set provide: and material qualities that were used to generate out the spatial development priorities and the policies to the design characteristics that will assist in delivering deliver them over the next 20 – 30 years. The outcomes 1. a master planning strategy for a sustainable low a highly sustainable community of houses and an are designed to deliver a “more successful country, with and zero-carbon community of houses that places exemplar, spatially rich, zero-carbon settlement fit for opportunities for all of Scotland to flourish, through the character of the existing town into a low-carbon C21st rural life: increasing sustainable economic growth” (Scottish regional context; 1. Density and intensive use of land are used to create Government, 2014a). 2. new flexible and affordable housing typologies to clearly defined hierarchies and high quality external spaces. The development outcomes to help realise this ambition, meet changing lifestyles and contexts that promote are stated as being the following: social interaction within the home, the street and 2. Clustering of the built fabric allows very precisely - A successful, sustainable place community; controlled public spaces with clear boundaries and thresholds to be produced whilst achieving higher - A low Carbon Place 3. alternative sustainable construction methods that densities than suburban models. - A natural, resilient place inherently minimize the whole-life carbon footprint - A more connected place using materials that provide healthy non-toxic 3. The perception of enclosure (and therefore density) homes; is generated by the boundaries (walls, hedgerows Policy documents such as Designing Places (Scottish and drainage pows). Government, 2001), Designing Streets (Scottish 4. alternative strategies for delivering energy at Government, 2010a) and the Scottish Planning Policy individual and community levels with reduced C02 4. A more intensive use of land pockets relieves (Scottish Government 2014b) define these as material emissions - which will be of particular relevance pressure on remaining land which can be released considerations in the determination of development to the developer as carbon trading becomes more for alternative uses: green-space, wildlife corridors, proposals. Within the policy document Creating Places, commonplace and to home owners as energy running swales, and allotments. ‘place’ is considered to comprise the following: costs become more onerous. 5. An ordered landscape framework, based not on “The environment in which we live; the people that inhabit OBJECTIVES the primacy of the car, but on alternative land uses these spaces; and the quality of life that comes from the A number of principle objectives were clarified through achieves a scale of association with the existing rural interaction of people and their surroundings” (Scottish the course of the briefing and design development landscape with built densities more in-keeping with Government, 2013, p.10). namely: the existing village. 6. The primacy of the grid is used to deliver five main The legislative criteria on which the success of a place is 1. to develop a sustainable, low-carbon masterplan characteristics: order and regulation, orientation judged has been reduced to six key components backed strategy for the site that would have a character in space and to elements, simplicity and ease of up by a body of research and case study material dating and identity rooted in its place and time and support navigation, speed of layout, and adaptability to from 1999 (Gulliver and Tolson undated), (Scottish the economic and cultural future of the existing circumstance. Government 2014b, p.13-14). settlement; 7. An abstracted order does not replicate the organic • Distinctive, 2. to develop new house typologies that would have a formation of the village but seeks rules based on • Safe and Pleasant, more intrinsic relationship to context and that would underlying factors more in keeping with contemporary • Welcoming, meet the needs of a wider sector of population; requirements whether these are urban or rural. • Easy to Move Around, 3. to develop a new spatial strategy for the houses and 8. Identity and character has been achieved by the • Adaptable, external spaces that maximised lifestyle potential • Resource Efficient sensitive manipulation of the built fabric, material and would meet the Angus Council Structure Plan language and landscape form. requirements in terms of providing sustainable Scottish Government’s Council of Economic Advisers communities; 9. Low-Carbon strategy has been based around passive recommended that new developments should deliver solar principles and the discrete application of onsite environments where the initial site analysis will “blend 4. to investigate new construction processes and LCZ’s. topography, temperature, wind and solar radiation with energy strategies within the constraints imposed street pattern, scale, massing and landmarks.” (Thomas by producing commercially marketable houses that 10. Onsite CHP to balance heat and power requirements, and Garnham, 2007). would lower the carbon footprint of the development paired to biomass production potential of adjacent farm and provide an ecologically sensitive, sustainable as means for inward investment in local community response appropriate to its rural context. infrastructure.

Village Extension : Newbigging, Angus April 2015 | P 24 Summary, Objectives and Theoretical Approach | DESIGN PRINCIPLES

MASTER PLAN AND DESIGN CODE A design code was developed from an analysis of the existing and surrounding context, from recomendations derived from the literature review and from an analysis of contemporary approaches to housing and urban design precedent (Figure 70).

Figure 70

Village Extension : Newbigging, Angus April 2015 | P 25 Design Characteristics and Identity | DESIGN EVALUATION

DESIGN PROPOSAL SUMMARY The architectural approach developed for the site can be summarised by the desire to create a sustainable low- carbon community of affordable houses with high quality internal and external spaces. The spatial configuration has been developed to have an intrinsic relationship to the locale through a reinterpretation of the local vernacular married to a contemporary approach to materials, construction and energy issues. Contemporary design ideas and technology, The criteria and features have been mapped in the design code outlined previously. Strategies employed for passive solar design have been explored in relation to massing, street and building design design solutions have been developed that respect the past and compliment the natural and built environments through using associative forms and environmentally derived spaces. In contrast to the immediate neighbouring Figure 71 Figure 72 suburban developments the proposal takes its form from the tighter grain conditions of the existing village core and the vernacular building typologies that are evident within the local area. Particular vernacular building forms such as the ‘Cottage’, ‘Barn’ and ‘Steading’ are representative of a more general 18th Century Scottish rural vernacular and provide clues as to how the associative form of the houses on one hand and the urban spaces of the street and cluster could be developed on the other.

Further analysis was undertaken to explore the relationship between the building forms and external spaces, related building types (such as outhouses and garages) and plot boundary conditions (walls, embankments, hedges). These issues were explored in more detail to form the basis for the relationships and hierarchies between the different building typologies to provide the character of the spaces within the masterplan. A reinterpretation of the historical precedents within an ordered, contemporary formal language and context was used for the development of the house designs thus creating a natural scale of association to the existing community and rural area. The house designs address broader societal needs and modern lifestyles firmly embedding the new development within a contemporary context. The material choices and detailing will be developed to evoke the stark contrasts that can be seen between the traditional rural houses and the rural agricultural buildings evident in Angus. The material palette will be limited to a few principle colours and textures; white walls, brown brick, charcoal grey roofs, red oxide steel cladding, slate grey paving and planters contrasting with the summer lime green colour of grasses, birch trees and beech hedges and punctuated by the warmth of oak finished doors, window frames and seating benches (Figures 71-73). Figure 73

Village Extension : Newbigging, Angus April 2015 | P 26 Preliminary Zoning and Massing Analysis | DESIGN EVALUATION

Figure 74 Figure 75 Figure 76

Existing Site Boundaries and Areas Zoning Strategy 1 Zoning Strategy 2 Plan indicating the existing site boundaries and internal The first zoning strategy worked within the phasing The second strategy re-orientated the principle street divisions defined by existing constraints which governed strategy established in the original planning proposal. onto a north/south axis running parallel to Pitairlie Road. the 20** planning application from AJ Stephen. This In contrast to the original planning application a main This has the advantage of creating roughly rectalinear indicates two main plots (Plot 1 and Plot 2) which street is proposed linking the access to north of the shaped plots which can be more efficiently sub-divided corresponded to the phasing proposal of the orginal plan to the exisitng laneway onto Pitairlie Road and by the grid reducing unusable area on the site. The scale development plan. The park shown to the north of the including a third access from Pitairlie Road to the south of the different zones offers further possibilities for sub- plan is pre-existing as is the sewage treatment works in improving the permeability. This subdivides the plots division and for creating a varied tenure and massing the lower right corner shown with the 100m development into three principle zones. The Phase 1 development arrangement governed by the different plot dimensions. exclusion radius (Figure 74). would comprise zones 1 and 2 indicated on the diagram. It also permits a better solar optimised strategy with This approach was discarded as the street layout is possibilities for aligning blocks on north/south or east/ determined by the internal field boundary. As both fields west orientations (Figure 76). are in the same ownership the sub-division of the plots is arbitrary and works against the existing settlement grain and solar optimisation of the housing (Figure 75).

Figure 48

Village Extension : Newbigging, Angus April 2015 | P 27 Preliminary Zoning and Massing Analysis | DESIGN EVALUATION

Figure 77 Figure 78 Figure 79

Zoning Strategy 3a Zoning Strategy 3b Zoning Strategy 3c This develops the principles established in the previous Further sub-division of the zones into plots by the An alternative sub-division of Zone 3 with east/west strategy but investigates a more even internal sub- introduction of secondary streets, pedestrian thorough orientated streets is investigated to give three equal sized division between Zone 2 and Zone 3 by moving the main fares and green spaces has been considered. Zone 1 rectalinear plots. This was subsequently discarded due street to the east (Figure 77). has been subdivided into two plots. Plot 1 adjacent to to the reduced permeability of the culdesac arrangement Pitairlie Road would provide plots for sale for bespoke (Figure 79). private houses. Plot 2 accessed from the southern site access could be further sub-divided for starter housing. A green buffer has been introduced between plot 3 and the exisiting housing to the west, with the introduction of the park creating a buffer to the housing to the north. Zone 3 has been subdivided into two areas (plots 4a/4b) with a vehicular access creating the main axis of the grid (Figure 78).

Village Extension : Newbigging, Angus April 2015 | P 28 Preliminary Zoning and Massing Analysis | DESIGN EVALUATION

Figure 80 Figure 81 Figure 82

Zoning Strategy 3c (Alternative) Zoning Strategy 4 Zoning Strategy 4a Plan indicating a variation to Strategy 3 whereby the A hybrid of Strategy 3b and 3c, the principle change being A further level of detail development of Strategy 4 park is re-zoned to the development excluded area to the introduction of a principle street to the east of the considering block sub-division, massing and building the south of the site thereby releasing land (Plot 5) for site and the sub-division of plot 4 into three development typology. House types and massing arrangements derived additional development. This was later disregarded in blocks on the west of the street and a linear block along from agricultural and domestic forms are indicated on the favour of keeping the park in the ‘centre of gravity’ of the the field boundary to the east. This has the advantage of left of the plan along with tenure. The general massing settlement, mainting its primacy within the fabric of the the eastern block continuing a line of development from considers the reading of the development in the landscape town (Figure 80). the exisiting smiddy giving a defined edge to the site. at distant scales and more intimate considerations of The western blocks then provide a formal ‘civic’ frontage buildings to public and private spaces (Figure 82). to the park and main street increasing the vehicular and pedestrian permeability without culdesacs and dead- ends (Figure 81).

Village Extension : Newbigging, Angus April 2015 | P 29 Final Built Form and Massing Strategy | DESIGN EVALUATION

MASSING STRATEGY AND SITE ORGANISATION The massing strategy has been devised to address a number of interconnected issues. The first of these was to address how the contribution of the new development could reinforce the reading of the existing settlement within the landscape. The massing has been devised to reduce the scale and density around the external perimeter of the site and along the eastern boundary edge to the existing community, but increase density and scale/height in the centre of the development. Similarly the scale has been increased around the park edges – the park creating a buffer to the existing housing to the north of the site. A second issue was to address the reading of the settlement edges from a distance within the landscape to control spatial and material form. A primary concern was to create well defined boundaries and threshholds between the dwellings and their private external spaces and the different types of public realm (Figure 83).

Figure 83

Village Extension : Newbigging, Angus April 2015 | P 30 Final Built Form and Massing Strategy | DESIGN EVALUATION

SPATIAL MORPHOLOGY AND CLUSTER DESIGN The cluster designs have been devised to provide variety of tenure, scale of building footprint, and varied density (Figures 84&85). They have also been devised as a means for facilitating an incremental procurement of the development. In all cases the clusters have been arranged for passive solar optimisation of the dwelling and external private spaces. They arrangement of units within clusters has also been developed to promote community interaction through shared spaces and shared facilities eg storage, car garaging, work units and allotments. The boundaries between semi-private and private spaces have been tightly controlled through the landscape measures. This has allowed the densities within clusters to be increased to 30dph (the average density for the site being 16dph), without the loss of amenity, thereby releasing space to the public realm due to the restricted development footprint. This provided an opportunity to intensify the spaces within the masterplan and provide a hierarchy of clearly defined and delineated public and private areas. A clear hierarchy is established - between the street, courtyard and landscape - giving distinct understated expression to the private, more intimate gardens and shared public spaces (Figure **). Greater priority is given to the pedestrian realm with emphasis placed upon the framing of public space by the Figure 84 dwellings. In most cases the streets become a series of interconnected courtyards enclosed by detached / semi- detached, terraced and apartment houses surrounded by high walls and low beech hedges. The entrances to the dwellings are accessed from lanes or courtyards. The streets are formally expressed as a ‘hard’ landscape with organised planting designs adhering to the rigid pattern of the grid, while the garden spaces are more informal and ‘soft’ blurring the boundaries between the buildings and the natural landscape beyond. Each cluster has a sub-hierarchy of spaces giving richness and variety throughout the masterplan and identity to each area.

Figure 85

Village Extension : Newbigging, Angus April 2015 | P 31 Site Phasing, Tenure and Typology | DESIGN EVALUATION

SITE PHASING The final proposal suggests the development will be in two phases; Phase 1 delivering 51 dwellings and amenity, and Phase 2 delivering a further 65 dwellings with an overall 40% contribution to affordable housing from the total development footprint (Figures 86&87).

The Phase 1 development has been devised as a thin, linear strip that reinforces and repairs the eastern boundary of the historic settlement encapsulating the existing playing fields bringing these into the heart of the village massing. This will intensify the relationship between the settlement and the neighbouring landscape through a consistent structured landscape framework and material language along the eastern boundary.

The Phase 2 development will continue this theme completing the settlement form and consolidating the village massing within the landscape.

The development phases are further subdivided into a number of cluster groupings, each having a distinct tenure, massing, spatial arrangement and community energy strategy. These are designed to facilitate the incremental delivery of the development through independent development packages potentially providing an alternative means of procurement (Figures 88-92).

The site will be phased from the lower south west corner with a temporary road access (A) being supplied from the private road that adjoins Pitairlie Road and gives access to the sewage treatment works.

A

Figure 86 Figure 87

Village Extension : Newbigging, Angus April 2015 | P 32 Site Phasing, Tenure and Typology | DESIGN EVALUATION

Private Villas (Passivhaus)

Private Family Starter Houses

Private Bungalows (+65 age group)

Semi-Detached Private Villas Mews Row Houses / Flats / Apartements Row Houses (family starter homes)

Terraced Courtyard Houses

Detached Courtyard Houses

Figure 88 Figure 89

Village Extension : Newbigging, Angus April 2015 | P 33 Site Phasing, Tenure and Typology | DESIGN EVALUATION

PHASE 1

PHASE 2

Figure 90 Figure 91

PHASE 1c PHASE 1e PHASE 2a PHASE 2b PHASE 2d PHASE 2e Private Bungalow Private Semi-Detach Villas Private Row Houses Affordable Mews Houses Terrace Courtyard Detached Courtyard +65 Age Group Family Houses Family Starter Homes Family + Mixed Tenure Family Houses Family Houses 1x Storey 2.5x Storey 1.5x Storey 1.5x / 2x Storey 1.5x Storey 1x Storey

Figure 92

Village Extension : Newbigging, Angus April 2015 | P 34 Movement and Access | DESIGN EVALUATION

STREET LAYOUT, PUBLIC & PRIVATE SPACES The street layout, in contrast to suburban typologies, comprises a hierarchical network of interconnected roads, mews, courtyards and pathways forming a grid with a highly varied pattern of open public spaces and private gardens. The final grid is organised on a north/ south and east/west orientation to facilitate the passive solar optimisation of the houses and private external spaces and has been designed to stitch into the existing infrastructure pattern of the village (Figures 93&94).

The grid is organised around a single main street running south to north on the east side of the site from which there are three main vehicular access points onto Pitairlie Road (A,B and C) that connect to the existing lanes and farm tracks that will need upgrading. C A subsidiary main street runs from the southern edge of the site along the west boundary connecting to the trackway to the north completing the road grid. Both of these streets are interspersed at intervals along their length with shared pedestrian courtyards which are traffic calming measures and contain shared parking. The main street to the east also gives access to more private mews lanes.

The grid has been organised around the existing public park to the north of the site to bring this into the heart of the village with the streetscape reinforcing the park edges to give a civic presence to this space. The changing scale of streets, lanes and courts brings variety and richness with subtle degrees of privacy to the different public and B private realms.

A Off-Street Garaging Shared Surfaces (mews)

Main Vehicular Streets

Figure 94 Figure 93

Village Extension : Newbigging, Angus April 2015 | P 35 Movement and Access | DESIGN EVALUATION

VEHICULAR USE AND PARKING Vehicular access has been designed in accordance with the Scottish Government planning policy document ‘Designing Streets’ and the new National Roads Development Guide which has been adopted by Angus Council as its road standards document: http://www.pkc. gov.uk/roadsdevguide.

The parking policy complies with the above and comprises a mix of on-street, off-street and garaged parking provision. The majority of parking is within private plot boundaries. This is supplemented by garage block parking within the mews typology and in courtyard areas for example the private +65 age group bungalows to the east (Figures 95-98).

Figure 95

Figure 97

Figure 98 Figure 96

Village Extension : Newbigging, Angus April 2015 | P 36 Land Use and Open Space | DESIGN EVALUATION

STRUCTURED LANDSCAPE FRAMEWORK The landscape framework has been devised to reinforce the grid and street pattern but subtly modify this to give a character and identity to the external spaces associated with the rural and agricultural landscape. Walls, hedgerows and drainage swales define edges to streets and delineate the private and public realms bringing enclosure and the appearance of density. Indigenous planting associates with the wider landscape and creates biodiversity. The organisation and massing of the housing frames views to the internal ‘urban’ spaces within the development, and to views beyond to the farming landscape. The public realm is subtly varied through meadow planting, shared public amenity for allotments and fruit growing with the main streets lined with trees increasing privacy to the dwellings and bringing a greater degree of ‘green’ enclosure to the public realm (Figures 99-101).

Figure 100

Private Gardens

Public Park and Playing Fields

Native Planting, Woodland and Ponds

Grassland Landscape Buffer

Shared Areas - Orchards/Allottments

Figure 101 Figure 99

Village Extension : Newbigging, Angus April 2015 | P 37 Sustainability and Energy | DESIGN EVALUATION

ENERGY STRATEGY The energy strategy focuses firstly on the reduction of energy required to operate the dwellings and secondly on the use of non-fossil fuel based alternatives to supplement the shortfall in energy demand. Alternative means to conventional electrical, gas and oil fired systems were investigated for the provision of space heating and domestic hot water.

Whereas, it was considered that off-grid electrical generation was impractical due to the reliability and difficulty of current technologies and with the small scale of this particular development making the available technologies economically unviable.

However, the proximity of the adjacent farm provides the opportunity for developing a biomass strategy using combined heat and power to reduce imported energy use. It is envisaged this could be implemented through independent systems serving individual housing clusters augmented by LCZ’s applied to individual houses (Figure 102).

The overall aim in the energy strategy is to quietly assimilate the various measures within the grain of the site and the fabric of the houses using simple technologies.

The strategy proposed here has three principle strands, namely to: • reduce heat losses through improved thermal performance of the building fabric to reduce regulated energy demand; • use passive solar design principles optimizing building orientation, position of glazed openings in relation to the organisation of internal spaces to maximise solar insolation. Associated thermal mass will be used where possible to capture and store daytime heat gains and contribute to the reduction of non-daytime heat requirements; • use of a disaggregated biomass CHP for offsetting regulated space heating, domestic hot water requirements and unregulated electricity use; • investigate alternative strategies for individual LCZ technologies to supplement, domestic hot water and unregulated electrical demand requirements.

Biomass CHP Serving Housing Clusters

Figure 102

Village Extension : Newbigging, Angus April 2015 | P 38 Sustainability and Energy | DESIGN EVALUATION

SUSTAINABLE SERVICES STRATEGY

Public Utilities The main public utilities (electricity, telephone, water and sewerage) run within the main streets, in the areas to be adopted by the local authority. The housing clusters will be served by private branches contained within the pedestrian courtyards and mews.

Planting within the adopted area will be restricted to grasses and herbaceous plants. Deep routed shrubs (such as hedges) will be restricted to containers within the ground to prevent root damage to utilities.

Surface Water Drainage (Figure 103) Surface water drainage is managed at source using a variety of SUDS methods including dry ditches (swales) and detention/attenuation ponds (within the area of ground adjacent to the sewage works, which aim to detain run-off and release it slowly into watercourses or to the ground.

Porous paving is used in the vehicular surface areas where it is collected and disposed of in an attenuation pond in the adjacent site to the north of the proposed development.

Rainwater is disposed of into swales within the landscape zones and will discharge into the burn to the south.

Energy Services Distribution of services for space heating and hot water will be determined by the heating system adopted and whether the dwellings are individually provided for or a district heating system is used. In the latter case, the hot water distribution from the boiler rooms will run within the footpaths in the pedestrian courtyards.

SUDS Strategy: Porous surfaces, Swales and Retention Ponds

Figure 103

Village Extension : Newbigging, Angus April 2015 | P 39 | CONCLUSIONS

SUMMARY OF DESIGN The proposal uses a number of spatial and material qualities to generate the design characteristics for a highly sustainable community of houses and an exem- plar, spatially rich, zero-carbon settlement fit for C21st rural life (Figures 104&105):

1. Increased density and intensive use of land with varied land uses within the public realm creates a rural ‘feel’ and gives ‘rural’ character to the spaces. 2. Clustering of the built fabric allows very precisely controlled public spaces with clear boundaries and thresholds to be produced whilst achieving higher densities than suburban models. 3. A more intensive use of land pockets relieves pressure on remaining land which can be released for alternative uses: green-space, wildlife corridors, swales, and allotments. 4. An ordered landscape framework, based not on the primacy of the car, but on alternative land uses achieves a scale of association with the existing rural landscape with built densities more in-keeping with the existing village. Figure 104 5. The grid is used to deliver five main characteristics: order and regulation, orientation in space and to elements, simplicity and ease of navigation, speed of layout, and adaptability to circumstance. 6. An abstracted language based on new interpretations of historic rural infratsructure does not replicate existing languages but seeks rules based on underlying factors more in keeping with contemporary requirements. 7. Identity and character has been achieved by the sensitive manipulation of the built fabric, material language and landscape form. 8. Sustainable strategies based look to integrate the new development within the existing socio-economic structure of the vlillage through mixed-tenure, mixed- use development. 9. Low-Carbon strategy has been based around passive solar principles and the discrete application of onsite LCZ’s. 10. Onsite CHP will balance heat and power requirements, paired to biomass production potential of adjacent farm.

Figure 105

Village Extension : Newbigging, Angus April 2015 | P 40 | REFERENCES

Anon, PAN68 Planning Advice Note, Design Statements, Scottish Executive Development Department, 2003.

Anon, PAN 67 Planning Advice Note, Housing Quality, Scottish Executive Development Department, 2003.

Anon, Designing Places, A policy Statement for Scotland, Scottish Executive Development Department, 2001.

Cousins, M., Design Quality in New Housing - Learning from the Netherlands, Taylor and Francis, Oxon 2009.

Sudjic, D., Home, The Twentieth Century House, Laurence King Publishing, London, 1999.

Allison, P., David Adjaye Houses - Recycling, Reconfiguring, Rebuilding, Thames and Hudson, 2006.

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CABE Case Study Report – Langerak 2. [online] available http://www.cabe.org.uk/case-studies/ langerak-2. 17th March 2009.

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McLellan N and Damiani RM. Planning new communities. [on-line] available http://www.ucalgary. ca/cities/Places_and_People/Chapter%204%20 -%20Sustainable%20Community%20Case%20 Studies.pdf 9th March 2009

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Village Extension : Newbigging, Angus April 2015 | P 41 | APPENDIX 1

Figure 106

Village Extension : Newbigging, Angus April 2015 | P 42 Theoretical Discussion | APPENDIX 1

salaries. Finding the capital to buy available property is profit margin which varies by locality and market forces. being affected by the rise in the average deposit from The Local Development Plan defines low density housing Scottish Government’s 10% to 21% between 2001- 2011, which has influenced as below 10 DPH (average 5), medium density housing Council of Economic Advisers the 56% fall in the number of first time buyers in Scotland as between 11-25 DPH (average 20), and high density (Perth & Kinross Council, 2012). Young buyers in the housing as between 26-40 DPH (average 35). Recent commented in 2008: 16-34 age group, a demographic predicted to increase local developments studied use detached or semi- nationally, will find it increasingly difficult to build up the detached properties, ranging from a minimum of 11 to required funds (Perth & Kinross Council, 2012). a maximum of 21 DPH. There is little or no evidence of “Too much development in Scotland alternative housing models in rural areas that can give is a missed opportunity and of To compound this, homes in the UK are the smallest, access to a broader sector of population, particularly the oldest and most expensive in Western Europe (Figure young, low-income families and an ageing population mediocre or indifferent quality” 107). In Germany, which has a similar population density looking to downsize. (Gulliver and Tolson, undated). We to the UK, the average new dwelling size is 109m2, compared with 76m2 in the UK. In the Netherlands, ENERGY LEGISLATION IN SCOTLAND need to improve what is actually which has a higher population density than the UK, One of the major drivers for change in the built new dwellings are almost 50% larger. The UK has a environment is the Scottish and UK Government’s built across Scotland. As a goal high percentage of dwellings built before 1945 at 38.5% commitment to reducing carbon emissions. Over the our planning framework should compared with 27.2% in Germany, and these older homes last 10 years, the European Union has developed world tend on average to be larger in area than new dwellings. recognised carbon abatement policies leading with the deliver environments where the Since the 1970s, house prices in the UK have risen Zero Carbon Roadmap 2050 which envisions strategies faster than in any Western European country, Japan, and policy implementation at national and regional levels initial site analysis will “blend Switzerland or the United States. Over this time period, for a de-carbonised power sector by 2050 (ROADMAP topography, temperature, wind and house prices in the UK rose by around 3% while those in 2050, 2015) (Figure 24). This is seen as being intrinsic Germany remained stable. (Evans & Hartwich, 2005). to reducing greenhouse gas emissions, securing supply, solar radiation with street pattern, and driving sustainable economic development. The policy has a number of key strands which directly impact scale, massing and landmarks.” on new and existing development including: increased (Thomas and Garnham, 2007) building energy efficiency measures, creating cost savings and reducing demand; investments in regional (Figure 106). grid inter-connection, minimizing back-up supply and load-balancing requirements and laying the foundation for SCOTTISH HOUSING CONTEXT rapid fuel switch to electricity in buildings and transport The provision of housing is key in the creation of sectors. The Energy Performance of Buildings Directive sustainable low carbon communities through the (2002/91/EC) develops broad policy requirements for development of alternative spatial and technical concepts lowering the carbon footprint of new and existing building appropriate to their environment. Scotland’s population stock through the use of improved technical specification is projected to increase from 5.2 million in 2013 to 5.5 and building regulations which feeds into national million in 2033, with the effects of inward migration and building standards. Energy and greenhouse gas (GHG) changes in household structures influencing a predicted emission policies are defined in Scotland in the Climate 22% increase in the number of households (GROS, Change (Scotland) Act 2009 which sets a target of an 2010a, p3). Around 94% of rural Scotland accommodates 80% reduction by 2050 with an interim target of 42% by only 20% of the population and house prices are 2020. This is manifested in the Building (Scotland) Act increasing more rapidly in rural than urban areas which 2003 which quantifies these measures, the Platinum has resulted in a lack of affordable housing in rural Standard being Zero Carbon (detail to be defined). areas (Scottish Government, 2012, p3). The population in Other agencies are tasked with implementing and writing Accessible Rural areas, the definition being settlements policies that seek to improve infrastructure, environment, of less than 3,000 people and within 30mins drive of a transport and well-being, all significant components of settlement of 10,000 or more, has recently increased by Figure 107 ‘sustainable’ development. 12% (Scottish Government, 2012, p5, p7). The problem is compounded by the relationship between higher than The current developer model is driven by the financial Improvements in energy performance are enforced average property prices and lower than average annual strategy of constructing on site to a density to provide a through the Building Standards Technical Handbook

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(Scottish Government 2013c) (Figure 25). However, poverty if, in order to maintain a satisfactory heating re- useful energy required to sustain the society within that material and technical design considerations – those gime, it would be required to spend more than 10% of its region or a situation in which a region does not import where a building is designed to be constructed, and income (including Housing Benefit or Income Support for substantial amounts of energy resources (Owens et al, ultimately dismantled, with minimum waste coupled Mortgage Interest) on all household fuel use.” (2015, p8). 2014). The concept can be applied at individual building, with reduced energy input to maintain its internal Over a third of the population was estimated to be living community and regional scales and employs technical so- environments - is only one aspect of resource efficiency. in fuel poverty in 2013, an increase of 12.9% since 2010, lutions to optimise energy generation, energy storage and Resource efficiency is also required in the servicing while fuel bills have risen six times faster than household control technologies to achieve self-sufficiency. As such infrastructure for any development and this needs to be incomes since 2003 (Scottish Government, 2015, p3, p9) it can be used to strategize planning based on renewable incorporated within the planning legislation in order to (Figure 108). energy generation and low-carbon resource availability apply this strategically. By sharing resources and looking at regional levels, and in determining the location, scale at the issues to be tackled as holistically as possible the The Government has set a target to ensure that people and nature of new development based on the sustainable capital costs of infrastructure works can be reduced and are not living in fuel poverty by November 2016 (Scottish and economic use of local and regional low-carbon en- the energy efficiency of the buildings that plug into that Government, 2013b, p4). The vast majority of households ergy sources. Functioning autarkic energy systems typi- infrastructure can be improved. Along with infrastructure, in Scotland are reliant on fossil fuel-based traditional cally require a micro-grid, defined energy demand and building fabric and building services, the micro climate energy suppliers, and fuel poverty is exacerbated by sup- supply characteristics, opportunities for energy storage of a development will influence the energy efficiency of pliers’ pricing structures being tied directly to fluctuations and controls able to manage the harmonization of system its component buildings. Therefore, it is very important of the world energy market resulting in any increase be- components (Owens et al., 2014). A number of European that a development strategy takes cognisance of the ing passed directly to the consumer (HIE, 2013, p4). regions are developing strategies for energy autarky in- prevailing winds and solar paths. Site planning and solar cluding Güssing, Austria, the Jühnde, Germany, Samsø, optimisation are currently absent from both planning Denmark and the Island of Eigg in Scotland. These pio- and building standards legislation; in the former the neer areas are leading the way, not merely to eliminate requirements are too vague and in the latter average energy imports, but also to use energy economically and UK climate data is used in the Standard Assessment efficiently, meet their own demand as far as possible with Procedure (SAP) to quantify energy performance but this renewable energies, and at the same time stimulate the acts against a strategy for regional and site responsive regional economy (Abeg 2011). Often, the objective of design which is in opposition to sustainable place making becoming a carbon-neutral region is closely linked with (Burford & Pearson 2013) (Figure 3). Similarly, it is clear this economic goal as revenue from net energy export from European legislation that de-carbonised energy can be used to re-invest in social infrastructure, growth sources and, in particular, renewable power generation of local sustainable enterprise, investment in affordable and storage are at the centre of EU policies but this housing with reduced energy requirements and improved has still to be recognized adequately as an intrinsic agricultural production. Sustainable low or zero-carbon component in both the UK planning policy for new energy can be the economic catalyst for practically deliv- developments or in Building Standards requirements. ering robust regional rural economies, viable affordable rural housing and sustainable rural living practices in RURAL FUEL POVERTY Scotland. The domestic sector accounts for nearly one third of all energy consumption, meaning it will have a significant role to play in reducing reliance on carbon-intensive gen- eration while sustaining living standards and managing Figure 108 the protection of natural resources if climate change tar- gets are to be met (Department for Energy and Climate EMERGING ENERGY APPROACHES IN EUROPE Change, 2014, p5). The cost of living in rural Scotland is Not having to depend on energy imports is a vision that typically 10-40% higher than elsewhere in the UK, pri- has emerged recently and is gaining popularity in central marily due to the higher cost of food, clothes, household Europe. Energy self-sufficiency or energy autarky is the goods, transport and fuel bills associated with the rural ability to meet energy demand through regional renew- climate and fuel sources. Cumulatively these costs are able sources of energy, saving energy, and using energy not off-set by lower rural property prices (HIE, 2013, p4) more efficiently (Abeg 2011). It is a strategy for dealing (Figure 7). Fuel poverty is a historic problem in Scotland, with both climate change and energy security to the ben- the three primary drivers being energy efficiency, house- efit of the regional economy, society, and environment. PREPARED BY: hold income and energy prices, with the Scottish Govern- Energy autarky can thus be described as a location that Dr Neil K Burford, April 2015 ment forming the definition that “A household is in fuel relies on its own energy resources for generating the (For Garry Adam Chartered Architects)

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