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KN001 Land at Burnside Croft, Drumlithie

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KN001 Land at Burnside Croft, Drumlithie ABERDEENSHIRE LOCAL DEVELOPMENT PLAN 2021 LAND AT BURNSIDE CROFT DRUMLITHIE PROPOSED SMALL SCALE HOUSING SITE Introduction The welcomes the opportunity of early engagement with Aberdeenshire Council regarding the preparation of the next Local Development Plan. In this regard the has been commissioned by to bring to the attention of the Planning Authority the opportunity for a limited extension of the settlement boundary of Drumlithie. A site plan accompanies this ‘bid’. Background The site was considered through the Examination process associated with the current Local Development Plan. In this regard it is useful to consider the comments of the Reporter. He concluded: “4. This modest triangular site falls within the protected land designation P1, which is intended “to conserve the woodland corridor and amenity area for the village”. The site does have a rather unkempt appearance, and given it relates well to the village and site OP1 I consider that a modest development which retained the trees adjacent to the burn, together with the two mature trees on the western boundary of the site, would not compromise the integrity of the P1 designation. 5. Whilst I find the site does have some planning merit, the inclusion of this site is unjustified as a structured environmental assessment process has not been undertaken, nor is there evidence of public engagement, contrary to paragraph 118 of Circular 6/2013 ‘Development Planning’. On this basis no modifications are recommended. There is however scope for a small‐scale proposal on the site to be considered through the development management process, in the context of policy R2.” Clearly, the Reporter had some sympathy for my client. However, we recognise that we ‘came to the table’ late in the day and did not engage in the plan making process at an early enough stage. However, the Reporter considered that a planning application could address the issue of environmental assessment and public consultation. However, in discussion with the Development Management Team it was considered that the most appropriate way forward was to promote the land through the review of the Local Development Plan Merits of the Site Land adjacent to Burnside Croft fronting Glenbervie Road represents a logical direction for limited growth of the village. The site is technically a brownfield site being the location of the former waste water treatment plant serving the settlement. The land was purchased from the North of Scotland Water Authority (now Scottish Water) in 1998 and was initially used to keep animals and grow vegetables. However, due to a change in circumstances of the landowner the land is now vacant, underused and overgrown. In its current state, it has a negative visual impact on the entrance to the village. The proposal for 3 houses would enhance the setting of the village and be in accordance with Scottish Planning Policy, paragraph 40 which encourages Planning Authorities to consider “the re‐use or re‐development of brownfield before new development takes place on greenfield sites”. This is reinforced by the Aberdeen City and Shire Strategic Development Plan which states at paragraph 3.50 that “Opportunities for redeveloping brownfield sites will vary from place to place and over time but need to be a clear priority. Such redevelopment should respect the character of the local area and improve the quality of the environment”. The proposal would achieve these aims by allowing a small scale redevelopment which would ultimately improve the character and environment of the village. The land currently forms part of a much wider designation known as P1 which seeks to conserve the woodland corridor and amenity area for the village. However, the limited release of land to be contained within the village envelope would not conflict with this aim. Significant tree cover already exists along the western and northern (partly) boundaries of the site which would not be affected in any way by a small development of three houses. The western boundaries of trees, noted above, are the subject of a Tree Preservation Order and these will continue to be maintained in accordance with good practice. Indeed my client has worked with the Council in this regard in the past at her own expense. Indeed future occupants of the proposed houses would be in a better position to continue the maintenance of the trees. The comments of the Reporter are of note in this regard. A close inspection of the site reveals the presence of the discharge pipe from the underground tanks and the associated concrete substructure. There is also a significant concrete hard standing on much of the upper western portion of the site. The Scottish Planning Policy definition of brownfield land is “Land which has previously been developed. The term may cover vacant or derelict land......, The recently adopted Local Development Plan reflects this definition. Agricultural use of the site is not a viable option as it is not currently possible to cultivate the land due to the presence of the hard standing and the underground tanks located close to the surface. Livestock grazing is not viable due to tree growth. Some photographic evidence accompanies this submission. In terms of the Tree Preservation Order, the protected trees would not be affected in any way – indeed the presence of occupants of the proposed houses would result in better management of the asset. Inspection of the SEPA Flood Map reveals that the site is free from flooding including from surface water. I note the adjoining zoned site suffers from predicted surface water flooding. Conclusion There is much merit in altering the settlement boundary of Drumlithie to allow for a limited, organic growth. A view shared by the Reporter who conducted the Examination of the existing Local Development Plan. I agree that Aberdeenshire Council can use the information provided in this submission for the purposes of identifying possible land for allocation in the next Local Development Plan. I also agree that the information provided, other than contact details and information that is deemed commercially sensitive, can be made available to the public. .
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