DEVELOPMENT AND INFRASTRUCTURE SERVICES PLANNING, PROTECTIVE SERVICES AND LICENSING COMMITTEE 22 nd April 2015 ______________________________________________________________________________ MACHRIHANISH AIRBASE: MAST 1/10 and PDA 3001 and AFA 14/7 MASTERPLAN REPORT ______________________________________________________________________________ 1. INTRODUCTION Within the ‘Argyll & Bute Local Development Plan’ (March 2015) the land associated with the former RAF Machrihanish air base has been identified as a Strategic Masterplan Area for green energy/strategic business related development. The majority of the site has been designated as Area for Action 14/7 in recognition of the redevelopment and inward investment opportunities it affords. The extreme western end of the site has been designated separately as PDA 3001 for low density ‘up market’ housing development. The airfield has a history of occupation by the RAF, the US military and NATO forces. The longest runway in Scotland was constructed at the base during the 1960’s although following the end of the Cold War the base reverted to ‘care and maintenance‘ status which enabled part of that runway to become used for civilian aviation. Campbeltown Airport operated by HIAL now utilises the eastern end of the runway. Prior to total demilitarisation of the site, land surplus to MoD requirements was made available for commercial development. That included the disposal of the former military housing associated with the base (now private housing at the Sound of Kintyre) and the development within the confines of the base of large wind turbine tower manufacturing plant. Ultimately, the base was disposed of by Defence Estates in 2012 to the Machrihanish Airbase Community Company (MACC), a venture established for the purposes of acquisition, management and development. Whilst a number of the existing buildings have been occupied for civilian commercial purposes since demilitarisation, no additional development of land within the base has taken place recently, although the extent of land available, the runway facility, the relative security of the site and its separation from other land uses renders it suitable a site to host major incoming developments, particularly those associated with renewable energy or those with an aviation requirement. In anticipation of future development, and to satisfy an LDP requirement for the establishment of a strategic context for the site prior to individual proposals being brought forward within the AFA or the PDA, a masterplan for the site has been prepared by the site owners in accordance with Council guidance. Unlike many other master-planning situations where the final expected form of development is able to be anticipated and planned for with reasonable confidence, the unique nature of this site is a factor in this case, with land suitable for aviation related and unusually large-scale developments, and with a position already established in manufacturing related to renewables. Given that its potential is linked to the opportunity it provides to accommodate the unexpected, more flexibility is required in these circumstances than would normally be the case with master planning, given that it is not possible to foresee with certainty exactly what development demands might arise over time. That said, there are fundamental issues relating to access, services, compatibility between uses and so on which is it possible to address through master planning at the outset, whilst still maintaining sufficient flexibility to be able to realise the unique development potential of this site. 2. RECOMMENDATION Members are advised that the masterplan submission provides an appropriate strategic framework for the development of the site based upon foreseeable development requirements. However, given that the potential of the airbase lies, in part, in its ability to be capable of accommodating the unexpected, there will necessarily require to be an element of flexibility and it is envisaged that the masterplan will require to be updated periodically in response to unforeseen development requirements which may emerge over time, which may have consequences for the manner in which the residual land is capable of being developed. It is recommended that the Committee: 1) Endorses the masterplan as submitted; 2) Adopts it as a material consideration in the determination of future development proposals at the base; 3) Agrees that the masterplan should be updated as necessary in the event that developments are approved at the base in conformity with the masterplan which prove to have implications for the delivery of development within the remainder of the base. 3. BACKGROUND The former airbase at Machrihanish is situated on the west Coast of Kintyre north-east of Machrihanish village and some 5 miles from Campbeltown. It extends to around 400 hectares (1,000acres) and is in part currently occupied by Campbeltown Airport, the extensive Wind Towers manufacturing plant and various businesses occupying former military buildings on the site. It is a recently demilitarised facility which has been acquired for a nominal sum by the Machrihanish Airbase Community Company, a company limited by guarantee with charitable status, which has been established for the purpose of acquiring the base under Community Right to Buy legislation. Over the years, the airbase has been a significant component in the local economy in Kintyre, although its value dwindled as military activity waned and the site became effectively mothballed. Following disposal by Defence Estates MACC’s objective is to manage the site and to advance sustainable community based regeneration, focussing primarily on industrial and commercial development opportunities responding to the needs of both local businesses and inward investment. The site adjoins open farmland to the south and to the east. There are two farmsteads and former military accommodation now occupied as private housing to the north, along with the adjacent Machrihanish Dunes Golf Club. The western boundary of the site adjoins the coast and is fringed by the Machrihanish Dunes SSSI. Access into the site is from a C class road linking back east to the A83(T) to the north of Campbeltown, via what was the original guardhouse entrance to the base. There is a further C class road serving the civilian air terminal which links to Stewarton village to the south. The road access route between the site and Campbeltown harbour has been extensively improved in recent years in order to facilitate the ready movement of large scale turbine components and their export by sea. There is a minor access to the south of the site from the Machrihanish direction, which affords a gated access route for emergency purposes only. The key components of the site are the runway with its associated taxiways and aprons, the airport terminal operated by HIAL, the large Gaydon Hanger and an array of former military accommodation and support buildings distributed across the site; some of which are now occupied for business purposes, and some which by virtue of their design or construction do not lend themselves to alternative use. The modern factory developed by Vestas and now occupied by Wind Towers Ltd occupies land leased by MACC and is fenced off and accessed separately from the remainder of the base. There are large areas of peripheral undeveloped land around the airfield perimeter and notably some substantial structures designed as bunkers for the storage of munitions and aviation fuel. Land within the master plan area is predominantly in the ownership of MACC although there is one large agricultural field to the rear of the Wind Towers plant which is in the ownership of the adjacent Clochkeil Farm. MACC also own some peripheral areas of land outwith the masterplan area, including the site of the former shop (now demolished) opposite the entrance to the base. The 3,000m east–west runway with its associated hardstandings, taxiways and civilian terminal facilities divides the site in two. The northern part contains the site entrance, the majority of the military buildings, the Wind Towers factory and the munitions storage structures. There is less built development on the southern half of the site and this area requires access to be taken across the runway. It does however contain the Gaydon Hanger (6,887 sq m) which is the largest single ex-military structure on the base. Permission has recently been granted for this to be occupied by an experimental onshore recirculation aquaculture production facility. The site presents a range of development opportunities, associated with the following: 1) Aviation potential associated with the runway; 2) Candidate UK Spaceport site; 3) Ready access link to Campbeltown Harbour by road; 4) Scheduled air link on site to Glasgow Airport; 5) Availability of large areas of land for development; 6) Opportunities for the re-use of former military buildings and other structures; 7) A significant established presence in the renewables manufacturing sector; 8) A coastal location which lends itself as a landfall for marine renewables; 9) Experimental onshore aquaculture with potential for significant expansion; 10) Association with two well respected adjacent golf courses The Local Development Plan acknowledges this in identifying the majority of the site for strategic inward investment opportunities (AFA 14/7). These could include onshore and offshore renewable energy related or aviation related developments, in addition to other more conventional business