Halbeath Development Framework Report

Halbeath

Development Framework Report

December 2014

Halbeath

Development Framework Report

Contents

Introduction

13

1. FIFEplan Proposed Plan 2. Site Appraisal

7

3. Sustainability of Location 4. Infrastructure Impact 5. Proposal

9
11 13 15

6. Recommendation to Council

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 Dunfermline, known in the FIFEplan Proposed Plan

as Halbeath (DUN 043).

This Development Framework Report is part of the Representations to the FIFEplan Proposed Plan by Taylor Wimpey and is supported by a Statement of

Site Effectiveness.

This Report supports the allocation of this site for the following reasons:

•••the site is immediately effective and will be developed over the LDP period to 2024; the proposal is in accord with the Council’s

Sustainability Checklist SPG;

there are no signiﬁcant adverse impacts which will arise from the development of this proposed allocation;
The Council has allocated a slightly small site of 77.2

hectares.

These appraisals together conﬁrm that this proposal

fully meets the Council’s requirements to be allocated

in the LDP.

The site lies in the North Dunfermline Strategic

Development Area (SDA) of FIFEplan Proposed Plan. The site can accommodate circa 1,400 homes of which 25% will be affordable together with a community hub (comprising locations for a primary school, medical practice, and shops) as well as a site for economic development.
The Council requires all allocations in the SESplan area of FIFEplan to meet the housing land requirement in full.
••the site has the landscape capacity to accommodate the scale of development proposed; and the proposed allocation of DUN 043 will deliver in conjunction with other proposed allocations

the Northern Link Road (DUN 067).

This site will contribute to the Council meeting its housing land requirement to 2019 and 2024 as set

by SESplan Strategic Development Plan (SDP).

This is allocated as part of the Council’s proposed

development strategy.
It also contributes to maintaining a 5 year effective housing land supply as required by SESplan and Scottish Ministers.
The allocation of Halbeath will contribute to Scottish Government’s principle aim of delivering sustainable economic growth.
As part of the Main Issues Report (MIR), the Council prepared a Site Assessment for all the sites submitted during the Call for Sites stage of the Local

Development Plan.

The Council also needs to ensure its proposed

allocations are sustainable development.
It is expected that the proposal will build 72 homes per annum with two house builders on site and could potentially to 108 completions per annum if three house builders are on site.
These Site Assessment for the Proposed Plan ispresented in Table 10 of the Council’s Strategic

Environmental Assessment Report – Enviromental Report.

Itwillsupportupto270directandindirectconstruction jobs annually over its development period based on three house builders working concurrently to deliver much needed homes.

2

3

Extract of FIFEplan Proposed Plan
FIFEPLAN PROPOSED PLAN

1. FIFEplan Proposed Plan

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

Halbeath (DUN 043) is one of these eight sites and is allocated for 1,400 homes.

4

5

The Council has set out the brief and mitigation measures for this expansion in the Dunfermline Settlement Plan. An extract of this brieﬁng is shown in the table opposite for Halbeath.
Taylor Wimpey has reviewed its proposals at Halbeath to take account of the requirements set out in the brieﬁng outlined in the table opposite, including the feedback from community consultation.

The requirements for the Northern Link Road (DUN

067) between western edge of Dunfermline and Halbeath is set out in the table opposite.

The route through Halbeath will cross the railway

line, and join Kingseat Road.

Taylor Wimpey conﬁrms that the proposals and

mitigation measures set out in FIFEplan Proposed Plan for 1,400 homes on this site (DUN 043) can be delivered.
In particular, the Development Framework now accommodates the following:
Taylor Wimpey has factored this route into the

Development Framework for Halbeath.

•

•
Employment land is provided on the site
Consultationwiththelocalcommunityhashighlighted the need for further engagement to explain in greater detail the emerging proposals for Halbeath.
Development will stand off the Buckie Burn running through the site. A woodland and wetland habitat will be created along this riparian corridor.
This is supported by Taylor Wimpey.

•

An appropriate landscape setting for the

development, and the B912, will be provided and deﬁne the northern boundary of Dunfermline. This boundary treatment will avoid any perceived coalescence with Kingseat.
There is also a need to update the assessments which have been undertaken over the last few years to support the promotion of the site through the emerging development plan process.

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

6

7

Site Appraisal
SITE APPRAISAL

2. Site Appraisal

The following team has been appointed by Taylor Wimpey to explore the opportunities and constraints associated with this site and to prepare the submission for consideration by the Council.

Landscape Designations

Flooding

There are no landscape designations which affect the site and the site is not located within the Green Belt.
An assessment of the possible ﬂood risk on the site has been carried out with reference to SEPA’s indicative 1:200 ﬂood event mapping, together with a visual on-site appraisal of the watercourses by Fairhurst.

Project Management: Geddes Consulting Planning: Geddes Consulting

A Landscape Capacity Appraisal has been carried out by Geddes Consulting. The Special Landscape Area and Green Belt are located to the west of Dunfermline. Halbeath is not located in an area of sensitive landscape character.
Surface water from the site would be collected and treated and attenuated through appropriate SUDS techniques prior to discharge to the watercourses in and around the site.

Engineer: Fairhurst and Mason Evans Landscape Architect: Geddes Consulting Transport Consultant: SKM Colin Buchanan

Ecology
Cultural Heritage

Ecological assessments have been undertaken. The ecological study included that there are minor local impacts. Vegetation surveys found no international or nationally important habitats of any signiﬁcance.
A Cultural Heritage Assessment, conducted by Headland Archaeology, conﬁrms that there are no designated cultural assets on the site that should be retained.
Technical appraisals have been prepared to inform this proposal

Native woodlands with a rich ground ﬂora occur along the Buckie Burn, but there will not be any signiﬁcant impact on these habitats.

Physical Assets and Characteristics

The recorded cultural heritage assets within the site are restricted to post-medieval and later structures. There is no indication that they may be of greater than local value.
A Geological Appraisal, conducted by Mason Evans, conﬁrms that the underlying strata are capable of development. This has been reviewed by Fairhurst.
Development across the site provides an opportunity

to establish a high quality linear ‘wetland’ green infrastructure along the route of the Buckie Burn and former railway line. This greenspace infrastructure will aim to integrate SUDS to enhance biodiversity.
There is evidence of mineral extraction and mining across the site which is typical of the north and northwest of Dunfermline. Further site investigations 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 part of the wider green network. It will also enhance the landscape setting and habitat value along the core path route that runs east west through the site.
These areas will be subject to treatment and stabilisation by drilling and pressure injection of cementatious grout.

8

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

Dunfermline Queen Margaret Railway Station is located 400m to the south of the site.
There are a number of amenities located within approximately 1km of the site, including Queen Margaret District Hospital and Lynebank Hospital, Halbeath Retail Park and Fife Leisure Park.
The area around the site contains an extensive network of Core Paths and Rights of Way.Acore path crosses the site, linking the amenities in the Halbeath area, into green networks across Dunfermline and surrounding countryside.
There are a number of bus stops located on Halbeath 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 further two primary schools located within 1600m: Bellyeoman Primary School and Touch Primary School.
The proposed pedestrian routes within the site will connect into the established path network. There is an opportunity to tie into the path network on Queen Margaret Fauld, providing a route to the Rail Station.
There is one bus stop located adjacent to the eastern boundary of the site on Kingseat Road. A further bus stop is located near by on Whiteﬁeld Road.

These stops provide routes to:
Woodhill High School and St. Columba’s High School are both located approximately 1500m from the site, and alternative sixth form education is available at Carnegie College, approximately 500m from the site.
Development at Halbeath can promote sustainable modes of travel. It can provide attractive and convenient walking routes and ready access to establish public transport services, integrating with the surroundings as well as provide beneﬁts for the wider community.
19, 19A & 19B to Ballingry and Rosyth 33 & X26 to Kirkcaldy, Lochgelly and Leven 519 to Halbeath, Dunfermline and Cowdenbeath 72C & 82C to Townhill 261 & X54 to Dundee City Centre M91 to Inverness
The site is also located within approximately 500m of Junction 3 of the M90 motorway.
X24 & X27 to St. Andrews and Glenrothes
There is an established path network around

and through the site. These connect into existing footbridges over the railway to the south, and to the countryside to the north.
The proposal includes a community hub comprising primary school and serviced sites for health centre and shops.
The proposed development is well located in relation to existing bus services along Whiteﬁeld Road and Kingseat Road.

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

10

11

INFRASTRUCTURE IMPACT

4. Infrastructure Impact

A Development Impact Assessment would require to be undertaken to identify any off-site upgrading requirements.

Transport Infrastructure

Engineering

There is no development within the pipeline consultation zones.
The proposed development is well located and connected in relation to existing bus services along Halbeath Road and Whiteﬁeld Road/Kingseat Road.

Gas

This is in accordance with HSE guidance with regards to the Ethane and Ethylene pipeline consultation zones which run to the north of the site.
There are low and medium pressure mains in and around the development site and it is likely that they will provide sufﬁcient capacity. Gas governors will be required to decrease the pressure to allow connections to be made for the new development site as is the norm with MP mains.
The development is close to Queen Margaret Station and the entire site is within its walking distance.

Vehicular access into the site can be provided from Whiteﬁeld Road and the B912 to Kingseat.
Given the topography of the site, surface water can be collected and transferred by gravity sewers without pumping.

Electricity

Improvements to Whiteﬁeld Road/Halbeath Road
Thereare11kV&33kvcircuitswithinthedevelopment boundary, diversion of these may be required. It is anticipated that overall there is a requirement for 4-5 number substations, however, this may vary. junction are also required.

Utilities

A review of development infrastructure requirements and services has been undertaken by Fairhurst in its Engineering Appraisal Report. This conﬁrms that the site is serviceable with no signiﬁcant constraints to development.

The requirements for the Northern Link Road (DUN

067) through Halbeath will be provided. The Council will take responsibility for the bridge crossing over the railway line, and its connection with Kingseat Road.
It is not expected that the existing network will require to be reinforced.

Drainage
Water

Taylor Wimpey considers that the proposal for the Lyneburn Bypss (Local Plan Ref: DUN080) is an important element of the future infrastructure improvements in the locality. Accordingly, this proposal should be continued into FIFEplan to provide further ﬂexibility and options.
There are various sewers adjacent to and within the site and it is anticipated that a connection could be made by gravity, or by limited pumping, to the existing network.
Scottish Water records indicate that there is a considerable network in and around the development site. However Scottish Water is required to undertake a network analysis to ascertain if there is sufﬁcient capacity.

12

13

Indicative Development Framework
PROPOSAL

5. Proposal

••
Integrate SUDS measures within the greenspace framework; Integrate and connect to existing Rights of Way and Core Path Networks within and around the site;

Principles

Proposals

The main elements of the proposal are:

The proposal at Halbeath will represent a sensitive

extension to Dunfermline. It forms an attractive transition between town and country, embedded within a substantial greenspace framework.

•

A clear street hierarchy, with a main bus route

and arterial routes connecting all parts of the site;

•

Integrate with existing development through the

provision of pedestrian and cycle connections;
•••
Proposal designed in accord with the Fife

Masterplan Handbook and Designing Streets;

Provision of focal points along a clear circulation route, through built form and greenspace; Distinct neighbourhood areas located off the main arterial routes, well connected with pedestrian links;
The greenspace framework will take advantage of existing landscape features, protecting and strengthening these, for biodiversity and amenity objectives.
These provide the elements for the Development Framework shown opposite.

The proposal accommodates the Northern Link

The key components of the proposal for Halbeath

are:

Road through the site as required by the Council.

•

•
Provide signalised junction for convenient use of Queen Margaret District Hospital; Utilising the steeper south facing slopes running east west through the site as a linear park with community open space and community woodland; A village green to serve as a community focus, adjacent to the school and Core Path; A large, central area of community open space
••••••
Delivers improvements at Whiteﬁeld Road/ Halbeath Road junctions; 1,400 houses in a high quality place with a full mix of house types and tenures; Socially inclusive development incorporating 350 affordable homes; The onward extension of the Northern Link

Road;

Area for economic development adjacent to Whitefield Road; and Site for 2 stream primary school, shops and health centre to form community hub.
Taylor Wimpey considers that the proposal for the Lyneburn Bypss (Local Plan Ref: DUN080) is an important element of the future infrastructure improvements in the locality. Accordingly, this proposal should be continued into FIFEplan to provide further flexibility and options. This is subject of a separate Representation.
••incorporating woodland, meadows and kickabout area; a
In response to the community consultation, Taylor Wimpey confirms that the proposed houses will be now more than two storeys in height at Long Row, reflecting the predominant character of the surrounding area and the requirements
••
All areas of open space will be overlooked by housing to provide passive surveillance; Reinforcing the existing general landscape pattern with further planting and additional linear routes and areas to provide a hierarchy and variety of spaces;
These elements provide the content for this Development Framework.

The new primary school together with shops and a health centre will be located centrally to be a focal point for the community.

•

Take advantage of the countryside edge, both

with views from housing and through the creation of a strong but permeable edge;

14

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 major expansion of Dunfermline to the north and west. The plan opposite is an extract of FIFEplan’s Proposals Map for Dunfermline.
Taylor Wimpey supports the development strategy for North Dunfermline SDA as shown in the FIFEplan Proposed Plan.

Recommendation

Taylor Wimpey requests the following modiﬁcations to the text in the Dunfermline Settlement Plan:

Taylor Wimpey confirms that the proposals and mitigation measures set out in FIFEplan for the allocation DUN043 can be delivered.
1. The site area for DUN043 is modified from
The Council has set out the brief and mitigation measures for this expansion in the Dunfermline Settlement Plan. An extract of this briefing is shown in the table below.
77.2 ha to 79.5 ha.
Reason – wrong site area for proposed allocation is shown.

79.5

16

17

Geddes Consulting

The Quadrant
17 Bernard Street
Leith

Revision 1.0
Status Draft

Prepared

Approved

Date

Steven Brown
Bob Salter 02/12/14

Edinburgh EH6 6PW

2.0