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Insert Issue ABERDEENSHIRE LOCAL DEVELOPMENT PLAN FINALISED RESPONSE TO PROPOSED PLAN CONSULTATION MARR – RURAL HOUSING MARKET AREA Issue 141 Settlement - Cairnie Section 6 Proposals Maps Marr (p24) Reporter: Development plan Schedule 2 Tables 7 (p29) reference: Volume 3I Supplementary Guidance, Settlement Statements p15-16 Body or person(s) submitting a representation raising the issue (including reference number): 709, 710 Colin Thompson Chartered Architect on behalf of David Irvine 1424, 1426 Halliday Fraser Munro on behalf of Strathdee Properties Ltd 1979 Scottish Environment Protection Agency Provision of the development plan to Housing allocation in Cairnie. which the issue relates: Planning Authority’s summary of the representation(s): H1 Cairnie 1424, 1426: These representations support the allocation as a logical opportunity for future development and confirm there are no constraints to delivery. 709, 710: Object to H1 on the basis that an alternative to the north of the school is preferable as it does not build in front of the village hall and is less prominent from the A96. 1979: Scottish Environment Protection Agency raises no significant flooding concerns for the site. Modifications sought by those submitting representations: 709, 710: Substitute H1 with site to north of school. Summary of responses (including reasons) by Planning Authority: Overview Cairnie lies to the north west of Huntly within the Rural Housing Market Area and in the “local growth and diversification area” identified within the Structure Plan. School roll forecasts show that Cairney Primary School has a falling roll and shows the school operating at 38% capacity in 2016. It is appropriate to direct development to Cairney to support the school and meet local housing needs. The scale of the allocation proposed reflects local needs and the scale of the settlement. The allocation ensures that sufficient land is provided to meet the housing land requirement in Figure 8 of the Structure Plan (page 17). Site H1 The allocation made is appropriate and sufficient for the purposes of delivering the strategy and aims of the Local Development Plan and the Structure Plan. Further information on the sites is contained in the Issues and Actions paper (May 2010) (Volume 7 page 37 Cairnie), which was prepared following the Main Issues Report consultation, and was produced to inform the allocations in the Proposed Plan. The site to the north of the school was not proposed at any previous stage so there has been no site assessment or public debate on the merits of the site. Site H1 responds to the linear form of existing development and whilst visible from the A96 will be no more prominent than existing adjacent development. Conclusion The modification sought is not supported. The development strategy and land allocation in Page 1 Cairnie is already appropriate and sufficient to meet the needs of the settlement strategy. Any further plan changes commended by the Planning Authority: No changes are commended. Reporter’s conclusions: <INSERT TEXT> Reporter’s recommendations: <INSERT TEXT> Page 2 Issue 142 Settlement - Forgue Section 6, Proposals Map, Marr, (p 24) Reporter: Development plan Schedule 2, Table 7 (p 29) reference: Volume 3I Supplementary Guidance, Settlement Statements p30 - 31 Body or person(s) submitting a representation raising the issue (including reference number): 703 David Fasken 2104, 2111 Strutt & Parker LLP on behalf of BMF Group Provision of the development plan to Housing allocation in Forgue for up to 5 which the issue relates: houses. Planning Authority’s summary of the representation(s): Site H1 703: Respondent states development on H1 is not in keeping with the rural area and development should not be allowed so close to the church and graveyard. There are concerns in regard to the electricity supply, refuse collection and the access road. Apart from the school there are no significant services to be sustained and it is considered unsustainable to develop so far from employment centres. Allocation of housing is not justified. 2104 & 2111: Representation supports the allocation of H1 for 5 houses and clarifies that access will be taken off School Road. Alternative Site Forgue 703: Respondent proposes an alternative location to replace H1 to the north of Scott’s Hall. Respondent considers that the site would integrate more easily with the main village, could link to a footpath to School Road, is closer to public transport than H1, could be accessed more safely and would mean the setting of the church and graveyard is protected. Modifications sought by those submitting representations: 703 Delete H1 and replace at new location to north of Scott’s Hall. Summary of responses (including reasons) by Planning Authority: Overview Forgue lies to the east of Huntly within the Rural Housing Market Area and in the “local growth and diversification area” identified within the Structure Plan. School roll forecasts show that Forgue Primary School has a falling roll and it is appropriate to direct development to the village to support the school, sustain local services and meet local housing needs. The allocations proposed reflect local needs, the scale of the settlement and development allocations yet to be built out. The allocation also contributes to the sufficiency of land to meet the housing land requirement Figure 8 of the Structure Plan (page 17). The allocations made are appropriate and sufficient for the purposes of delivering the strategy and aims of the Structure Plan. Further information on the sites is contained in the Issues and Actions paper (May 2010) (Volume 7 page 49 Forgue) which was informed by the Main Issues Report consultation, and was produced to inform the allocations in the Proposed Plan. Site H1 The small allocation on site H1 is in keeping with the rural area, and the location adjacent to the school concentrates development around services. The church is not listed and has a sufficient curtlilage to limit impacts on its setting. Page 3 Paragraph 94 of Scottish Planning Policy states that development plans should support more opportunities for small scale housing development in rural areas including extensions to existing clusters and groups. Therefore, the allocation of 5 houses at Forgue is consistent with Scottish Planning Policy. Whilst the immediate hamlet of Forgue is not dependent on growth and lacks services the allocation will benefit the wider rural area. Paragraph 96 of Scottish Planning Policy states that planning authorities should be realistic about the availability of alternatives to access by car, as not all location can be served by public transport. The rural location of Forgue means public transport options are limited however the need to sustain other services in the area are over-riding considerations The reliability of refuse collection in winter is not an issue for the plan. As the site is to be accessed off the same road as the School it would be expected this would be a priority for gritting. Deliverability of the site has been confirmed and the electricity supply is not identified as a constraint. The Roads Authority commented that access was possible onto School Road but have noted that improvement to visibility may be required at the School Road junction and some traffic calming may be required. Alternative Site As the allocations discussed above are appropriate and sufficient there is no requirement to consider alternative sites. The site was not proposed at any previous stage so there has been no site assessment or public debate on the site. Site H1 is deliverable, in scale with the settlement and is well related to the school. Conclusion None of the modifications sought are supported. The development strategy and land allocations in Forgue are appropriate and sufficient to meet the needs of the settlement strategy Any further plan changes commended by the Planning Authority: No changes are commended. Reporter’s conclusions: <INSERT TEXT> Reporter’s recommendations: <INSERT TEXT> Page 4 Issue 143 Settlement - Largue Section 6, Proposals Map, Marr, (p 24) Reporter: Development plan Schedule 1, Table 7 (p 29) reference: Volume 3i, Supplementary Guidance, Settlement Statements, (p 52 & 53) Body or person(s) submitting a representation raising the issue (including reference number): 385 Mr James Fraser 386 Mr & Mrs David & Andrea Rogalski 387 Mr Charles Cameron 388 Mr William Twaddle 2355, 2418 Miss Margaret J Anderson Provision of the development plan to Housing Allocations in Largue for upto 5 which the issue relates: houses. Planning Authority’s summary of the representation(s): Site H1 Largue 385, 387: Object to H1 386, 388: Object to site H1 as it conflicts with strategic landscaping requirement of an existing planning consent and it promotes development in a form that is contrary to the settlement pattern and detrimental to amenity. In addition there is no health care, school or foul drainage capacity and it is adjacent to an odorous farm operation. H1 conflicts with Policy 12 Landscape Conservation, SG Safeguarding 3, SG LSD 2, 4 and 9. 386, 388, 2355 and 2418: Representations express concern in respect of the access. 386, 388, 2355 and 2418: Object to H1 as there is no demand for housing. Modifications sought by those submitting representations: 385, 386, 387, and 388 Delete site H1 Summary of responses (including reasons) by Planning Authority: Overview Largue lies to the east of Huntly within the Rural Housing Market Area and in the “local growth and diversification area” identified within the Structure Plan. School roll forecasts show that Largue Primary School has a falling roll and the school operating at 41% capacity in 2016. It is appropriate to direct development to Largue to support the school, sustain local services and meet local housing needs. The allocations proposed reflect local needs and the scale of the settlement. The allocation also ensures that sufficient land is provided to meet the housing land requirement Figure 8 of the Structure Plan (page 17).
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