Halbeath Development Framework Report

December 2014

Contents

Introduction 1

1. FIFEplan Proposed Plan 3

2. Site Appraisal 7

3. Sustainability of Location 9

4. Infrastructure Impact 11

5. Proposal 13

6. Recommendation to Council 15 HALBEATH | DEVELOPMENT FRAMEWORK REPORT

DUN 043

1 Site Location immediately adjacent to the urban edge INTRODUCTION

Introduction

Taylor Wimpey is promoting 79.5 hectares of land in This Development Framework Report is part of the This Report supports the allocation of this site for the Dunfermline, known in the FIFEplan Proposed Plan Representations to the FIFEplan Proposed Plan by following reasons: as Halbeath (DUN 043). Taylor Wimpey and is supported by a Statement of Site Effectiveness. • the site is immediately effective and will be The Council has allocated a slightly small site of 77.2 developed over the LDP period to 2024; hectares. These appraisals together conﬁ rm that this proposal • the proposal is in accord with the Council’s fully meets the Council’s requirements to be allocated Sustainability Checklist SPG; The site lies in the North Dunfermline Strategic in the LDP. • there are no signiﬁ cant adverse impacts which Development Area (SDA) of FIFEplan Proposed will arise from the development of this proposed Plan. The site can accommodate circa 1,400 homes The Council requires all allocations in the SESplan allocation; of which 25% will be affordable together with a area of FIFEplan to meet the housing land • the site has the landscape capacity to community hub (comprising locations for a primary requirement in full. accommodate the scale of development school, medical practice, and shops) as well as a proposed; and site for economic development. This site will contribute to the Council meeting its • the proposed allocation of DUN 043 will deliver housing land requirement to 2019 and 2024 as set in conjunction with other proposed allocations This is allocated as part of the Council’s proposed by SESplan Strategic Development Plan (SDP). the Northern Link Road (DUN 067). development strategy. It also contributes to maintaining a 5 year effective The allocation of Halbeath will contribute to Scottish As part of the Main Issues Report (MIR), the housing land supply as required by SESplan and Government’s principle aim of delivering sustainable Council prepared a Site Assessment for all the sites Scottish Ministers. economic growth. submitted during the Call for Sites stage of the Local Development Plan. The Council also needs to ensure its proposed It is expected that the proposal will build 72 homes allocations are sustainable development. per annum with two house builders on site and These Site Assessment for the Proposed Plan could potentially to 108 completions per annum if ispresented in Table 10 of the Council’s Strategic three house builders are on site. Environmental Assessment Report – Enviromental Report. It will support up to 270 direct and indirect construction jobs annually over its development period based on three house builders working concurrently to deliver much needed homes.

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3 Extract of FIFEplan Proposed Plan FIFEPLAN PROPOSED PLAN

1. FIFEplan Proposed Plan

The Council’s development strategy for North The plan opposite is an extract from the Proposals Taylor Wimpey supports the development strategy Dunfermline SDA is to promote eight sites as Map of the FIFEplan Proposed Plan. for North Dunfermline SDA as shown in the FIFEplan allocations. Proposed Plan. Halbeath is one of the proposed allocations required The total scale of development for this SDA is 3,000 to provide a site for anew primary school and it will homes. safeguard part of the route of the Northern Link Road through the site. Halbeath (DUN 043) is one of these eight sites and is allocated for 1,400 homes.

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5 The Council has set out the brief and mitigation Taylor Wimpey has reviewed its proposals at The requirements for the Northern Link Road (DUN measures for this expansion in the Dunfermline Halbeath to take account of the requirements set out 067) between western edge of Dunfermline and Settlement Plan. An extract of this briefi ng is shown in the briefi ng outlined in the table opposite, including Halbeath is set out in the table opposite. in the table opposite for Halbeath. the feedback from community consultation. The route through Halbeath will cross the railway Taylor Wimpey confi rms that the proposals and In particular, the Development Framework now line, and join Kingseat Road. mitigation measures set out in FIFEplan Proposed accommodates the following: Plan for 1,400 homes on this site (DUN 043) can be Taylor Wimpey has factored this route into the delivered. • Employment land is provided on the site Development Framework for Halbeath.

Consultation with the local community has highlighted • Development will stand off the Buckie Burn the need for further engagement to explain in greater running through the site. A woodland and detail the emerging proposals for Halbeath. wetland habitat will be created along this riparian corridor. This is supported by Taylor Wimpey. • An appropriate landscape setting for the There is also a need to update the assessments development, and the B912, will be provided and which have been undertaken over the last few years deﬁ ne the northern boundary of Dunfermline. to support the promotion of the site through the This boundary treatment will avoid any perceived emerging development plan process. coalescence with Kingseat.

The other measures highlighted in the Dunfermline Settlement Plan continue to be a core element of the proposals at Halbeath.

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7 Site Appraisal SITE APPRAISAL

2. Site Appraisal

The following team has been appointed by Taylor Landscape Designations Flooding Wimpey to explore the opportunities and constraints There are no landscape designations which affect An assessment of the possible fl ood risk on the associated with this site and to prepare the the site and the site is not located within the Green site has been carried out with reference to SEPA’s submission for consideration by the Council. Belt. indicative 1:200 fl ood event mapping, together with a visual on-site appraisal of the watercourses by Project Management: Geddes Consulting A Landscape Capacity Appraisal has been carried Fairhurst. out by Geddes Consulting. The Special Landscape Planning: Geddes Consulting Area and Green Belt are located to the west of Surface water from the site would be collected and Dunfermline. Halbeath is not located in an area of treated and attenuated through appropriate SUDS Engineer: Fairhurst and Mason Evans sensitive landscape character. techniques prior to discharge to the watercourses in and around the site. Landscape Architect: Geddes Consulting Ecology Ecological assessments have been undertaken. The Cultural Heritage Transport Consultant: SKM Colin Buchanan ecological study included that there are minor local A Cultural Heritage Assessment, conducted by impacts. Vegetation surveys found no international Headland Archaeology, confi rms that there are no Technical appraisals have been prepared to inform or nationally important habitats of any signifi cance. designated cultural assets on the site that should be this proposal retained. Native woodlands with a rich ground fl ora occur Physical Assets and Characteristics along the Buckie Burn, but there will not be any The recorded cultural heritage assets within the site A Geological Appraisal, conducted by Mason Evans, signifi cant impact on these habitats. are restricted to post-medieval and later structures. confi rms that the underlying strata are capable of There is no indication that they may be of greater development. This has been reviewed by Fairhurst. Development across the site provides an opportunity than local value. to establish a high quality linear ‘wetland’ green There is evidence of mineral extraction and mining infrastructure along the route of the Buckie Burn and across the site which is typical of the north and former railway line. This greenspace infrastructure northwest of Dunfermline. Further site investigations will aim to integrate SUDS to enhance biodiversity. will be necessary to clarify the extent of land affected by mining. This greenspace infrastructure will establish a network of open spaces with play areas as an integral These areas will be subject to treatment and part of the wider green network. It will also enhance stabilisation by drilling and pressure injection of the landscape setting and habitat value along the cementatious grout. core path route that runs east west through the site.

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9 Sustainability of Location SUSTAINABILITY OF LOCATION

3. Sustainability of Location

Proximity to services and amenities Connections to the surrounding area Accessibility to public transport There are a number of amenities located within The area around the site contains an extensive Dunfermline Queen Margaret Railway Station is approximately 1km of the site, including Queen network of Core Paths and Rights of Way. A core path located 400m to the south of the site. Margaret District Hospital and Lynebank Hospital, crosses the site, linking the amenities in the Halbeath Halbeath Retail Park and Fife Leisure Park. area, into green networks across Dunfermline and There are a number of bus stops located on Halbeath surrounding countryside. Road within walking distance of the south of the site. Townhill Primary School is located a 10 minute walk from the site (approximately 800m). There are a The proposed pedestrian routes within the site will There is one bus stop located adjacent to the eastern further two primary schools located within 1600m: connect into the established path network. There is boundary of the site on Kingseat Road. A further bus Bellyeoman Primary School and Touch Primary an opportunity to tie into the path network on Queen stop is located near by on Whitefi eld Road. School. Margaret Fauld, providing a route to the Rail Station. These stops provide routes to: Woodhill High School and St. Columba’s High School Development at Halbeath can promote sustainable are both located approximately 1500m from the site, modes of travel. It can provide attractive and 19, 19A & 19B to Ballingry and Rosyth and alternative sixth form education is available at convenient walking routes and ready access to 33 & X26 to Kirkcaldy, Lochgelly and Leven Carnegie College, approximately 500m from the site. establish public transport services, integrating with 519 to Halbeath, Dunfermline and Cowdenbeath the surroundings as well as provide benefi ts for the 72C & 82C to Townhill The site is also located within approximately 500m of wider community. 261 & X54 to Dundee City Centre Junction 3 of the M90 motorway. M91 to Inverness There is an established path network around X24 & X27 to St. Andrews and Glenrothes The proposal includes a community hub comprising and through the site. These connect into existing primary school and serviced sites for health centre footbridges over the railway to the south, and to the The proposed development is well located in relation and shops. countryside to the north. to existing bus services along Whitefi eld Road and Kingseat Road.

Bus services along Whiteﬁ eld Road will be diverted into the new development ensuring that all new housing will be within walking distance of public transport services.

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11 INFRASTRUCTURE IMPACT

4. Infrastructure Impact

Transport Infrastructure Engineering A Development Impact Assessment would require The proposed development is well located and There is no development within the pipeline to be undertaken to identify any off-site upgrading connected in relation to existing bus services along consultation zones. requirements. Halbeath Road and Whitefi eld Road/Kingseat Road. This is in accordance with HSE guidance with regards Gas The development is close to Queen Margaret Station to the Ethane and Ethylene pipeline consultation There are low and medium pressure mains in and and the entire site is within its walking distance. zones which run to the north of the site. around the development site and it is likely that they will provide suffi cient capacity. Gas governors Vehicular access into the site can be provided from Given the topography of the site, surface water will be required to decrease the pressure to allow Whitefi eld Road and the B912 to Kingseat. can be collected and transferred by gravity sewers connections to be made for the new development without pumping. site as is the norm with MP mains. Improvements to Whitefi eld Road/Halbeath Road Electricity junction are also required. Utilities There are 11kV & 33kv circuits within the development A review of development infrastructure requirements boundary, diversion of these may be required. It is The requirements for the Northern Link Road (DUN and services has been undertaken by Fairhurst in its anticipated that overall there is a requirement for 4-5 067) through Halbeath will be provided. The Council Engineering Appraisal Report. This confi rms that the number substations, however, this may vary. will take responsibility for the bridge crossing over site is serviceable with no signifi cant constraints to the railway line, and its connection with Kingseat development. It is not expected that the existing network will require Road. to be reinforced. Drainage Taylor Wimpey considers that the proposal for There are various sewers adjacent to and within Water the Lyneburn Bypss (Local Plan Ref: DUN080) is the site and it is anticipated that a connection could Scottish Water records indicate that there is a an important element of the future infrastructure be made by gravity, or by limited pumping, to the considerable network in and around the development improvements in the locality. Accordingly, this existing network. site. However Scottish Water is required to undertake proposal should be continued into FIFEplan to a network analysis to ascertain if there is suffi cient provide further fl exibility and options. capacity.

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13 Indicative Development Framework PROPOSAL

5. Proposal

Principles Proposals • Integrate SUDS measures within the greenspace The proposal at Halbeath will represent a sensitive The main elements of the proposal are: framework; extension to Dunfermline. It forms an attractive • A clear street hierarchy, with a main bus route • Integrate and connect to existing Rights of Way transition between town and country, embedded and arterial routes connecting all parts of the and Core Path Networks within and around the within a substantial greenspace framework. site; site; • Proposal designed in accord with the Fife • Integrate with existing development through the The greenspace framework will take advantage Masterplan Handbook and Designing Streets; provision of pedestrian and cycle connections; of existing landscape features, protecting and • Provision of focal points along a clear circulation strengthening these, for biodiversity and amenity route, through built form and greenspace; These provide the elements for the Development objectives. • Distinct neighbourhood areas located off Framework shown opposite. the main arterial routes, well connected with The key components of the proposal for Halbeath pedestrian links; The proposal accommodates the Northern Link are: • Provide signalised junction for convenient use of Road through the site as required by the Council. • Delivers improvements at Whitefi eld Road/ Queen Margaret District Hospital; Halbeath Road junctions; • Utilising the steeper south facing slopes running Taylor Wimpey considers that the proposal for • 1,400 houses in a high quality place with a full east west through the site as a linear park the Lyneburn Bypss (Local Plan Ref: DUN080) is mix of house types and tenures; with community open space and community an important element of the future infrastructure • Socially inclusive development incorporating woodland; improvements in the locality. Accordingly, this 350 affordable homes; • A village green to serve as a community focus, proposal should be continued into FIFEplan to • The onward extension of the Northern Link adjacent to the school and Core Path; provide further fl exibility and options. This is subject Road; • A large, central area of community open space of a separate Representation. • Area for economic development adjacent to incorporating woodland, meadows and a Whitefi eld Road; and kickabout area; In response to the community consultation, Taylor • Site for 2 stream primary school, shops and • All areas of open space will be overlooked by Wimpey confi rms that the proposed houses will health centre to form community hub. housing to provide passive surveillance; be now more than two storeys in height at Long • Reinforcing the existing general landscape Row, refl ecting the predominant character of the These elements provide the content for this pattern with further planting and additional linear surrounding area and the requirements Development Framework. routes and areas to provide a hierarchy and variety of spaces; The new primary school together with shops and a • Take advantage of the countryside edge, both health centre will be located centrally to be a focal with views from housing and through the creation point for the community. of a strong but permeable edge;

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Additional land to be allocated (2.3ha)

15 FIFEplan Proposed Plan - Proposals Map RECOMMENDATION TO COUNCIL

6. Recommendation to Council

The Council’s development strategy promotes a Taylor Wimpey supports the development strategy Recommendation major expansion of Dunfermline to the north and for North Dunfermline SDA as shown in the FIFEplan Taylor Wimpey requests the following modifi cations west. The plan opposite is an extract of FIFEplan’s Proposed Plan. to the text in the Dunfermline Settlement Plan: Proposals Map for Dunfermline. Taylor Wimpey confi rms that the proposals and 1. The site area for DUN043 is modifi ed from The Council has set out the brief and mitigation mitigation measures set out in FIFEplan for the 77.2 ha to 79.5 ha. measures for this expansion in the Dunfermline allocation DUN043 can be delivered. Settlement Plan. An extract of this briefi ng is shown Reason – wrong site area for proposed allocation in the table below. is shown.

79.5

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17 Revision Status Prepared Approved Date Geddes Consulting The Quadrant 1.0 Draft Steven Bob Salter 02/12/14 17 Bernard Street Brown Leith 2.0 Final Stuart Bob Salter 08/12/14 Edinburgh EH6 6PW Salter [t] 0131 553 3639

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