Old Torry Planning Study 3 Policy Background 7.2 the Working Group’S Maritime Development Proposal to Introduce a 6

City Development Services

Old Torry P L A N N I N G S T U D Y

A p r i l 2 0 0 2 2 MAIN CONSIDERATIONS Church of Scotland, Aberdeen Introduction Harbour Board, Aberdeen Fish Curers and Merchants Association, AMEC, 1. In autumn 1996 the Ministry of Wood Group, Aberdeen Foyer and Agriculture and Fisheries (MAFF) Shell UK. vacated their site on Greyhope Road, Torry. The main 3 and 4 storey 3. With this in mind it is now considered building remains on the site, together appropriate to reinforce the terms of with car parking andother ancillary the original 1997 Planning Brief and buildings, all of which are vacant. The investigate further development and Planning Committee, at their meeting regeneration opportunities for the in October 1997, approved a Design wider Old Torry area in the form of this Brief for the site promoting its use for Study. housing. A planning application for 73 residential units for affordable rent Site Description and shared ownership, together with 4. The Study area is defined as Sinclair associated café and flexible office Road/Greyhope Road to the north, St space was lodged by Grampian Fittick’s Road to the east, Victoria Housing Association. Planning Road to the south and Baxter Street permission was refused in February to the west. The area includes the 2001. An appeal was subsequently former MAFFFood Research dismissed in October 2001 on grounds Laboratory, SEPA offices and that the proposed development was laboratory, and Aberdeen Mineral contrary to the Planning Brief and Water Co Ltd, all of which front onto constituted over-development of the Greyhope Road. To the south of the site without adequate provision for site, the Fisheries Research Services open space. Marine Laboratory is accessed from 2. A Working Group has been set up to Victoria Road, Abbey Road, Wood build on a “Planning for Real” event at Street and St . Fittick’s Road. To the Victoria Road Primary School, where north east of the site is a grassed members of the community together playing field, currently in the City with a wide range of Aberdeen Council’s ownership. The remainder organisations considered options for of the area consists of private housing regeneration within the Torry on Wood Street, Baxter Street and the community. As a result the Working south-west corner on Victoria Road. Group is currently considering a 5. The Study area generally falls from Maritime Development proposal south to north. The area is including an aquarium for research characterised by piecemeal and tourism with associated development with little or no conference, exhibition and restaurant consideration given to long-term facilities. The Working Group strategies for usage and layout. includes, among others, the local Usable public space is at a premium member, the Chief Executive, City with substandard or non-existent Development Services, Community footpaths making life difficult for the Development, Grampian Housing pedestrian. Any benefits of a harbour Association, Fisheries Research setting, with views of the harbour Services, SEPA, Scottish itself, the city, Footdee and out to sea, Fisherman’s Federation, Scottish are lost. Enterprise, Torry Community Council,

Old Torry Planning Study 3 Policy Background 7.2 The Working Group’s Maritime Development proposal to introduce a 6. The area is currently covered by public aquarium, possibly linked with a several designations in the Aberdeen new research aquarium facility for the City District Wide Local Plan adopted Marine Laboratory, complete with in 1991. The MAFF and the Marine associated conference facilities will Laboratory sites are within an ER1 increase employment and tourism Further Education and Research Uses opportunities to the area. It is policy designation; the SEPA and essential that the opportunities Aberdeen Mineral Water Co Ltd sites presented by an aquarium proposal are both within Industrial I1 policy be capitalised upon to create the areas; and the remainder of the Study possibility of an expanded centre of area is given a Residential R1 policy education and research in Old Torry. designation (see figure 1). The District Facilities provided in any new Wide Local Plan is soon to be aquarium complex, such as restaurant replaced by a new Aberdeen City and meeting rooms, could then be Local Plan which is currently shared between Fisheries Research progressing through Council and is Services, SEPA, other agencies, local expected to be published within the businesses and the Aberdeen next few months. The new plan will community. maintain the current mix of policy designations with various parts of the 7.3 As part of the EU funded North Sea Study area retained within residential, Coastal Trail/Nortrail Proposal, the industrial/business, and higher coastal path currently exists from education/research policy Cove to Nigg Bay. It is proposed to designations. The new plan also extend the path around Girdleness to acknowledges the current Planning Torry and the River Dee Estuary. A Brief for the MAFF site, which is proposed aquarium would have a identified as a development strong synergy with the Nortrail opportunity for residential/mixed use Proposal in promoting coastal access and open space. and tourism, the interpretation of built and natural heritage features, and DEVELOPMENT PRINCIPLES business/community links with other coastal towns/cities in Aberdeenshire, 7. General Angus, Fife, Norway, Sweden and 7.1 The aim of the Study is to Denmark. An aquarium of appropriate explore opportunities for regeneration striking design could provide a fitting of this area of Old Torry. The Planning terminus to the coastal route. For Real exercise highlighted public desire for a major facility/public attraction to raise the profile of Torry generally. The Study concentrates on facilitating the opportunity to accommodate this whilst promoting a mix of uses that could enable increased employment opportunities, homes and open spaces within an enhanced environment that respects its harbour setting.

Old Torry Planning Study 4 7.4 Such a proposal will greatly increase 7.7 No new construction should be pedestrian footfall. It is essential that permitted to the extreme south of the the pedestrian network in the area be site of the former MAFF Laboratory on enhanced. Greyhope Road is Abbey Road. Sufficient space should discussed in greater detail in section be left to allow vehicular access to the 12 below. General improvement in the rear of the SEPA site. This is will allow pedestrian network elsewhere in the the opportunity to remove all parking Study area is required to cater for accessed from Greyhope Road and residents, employees, tourists and generate the possibility for enhanced increased footfall from public transport pedestrianisation along the waterfront. services on Victoria Road. The 7.8 Any new development fronting onto opportunity must be taken with all new Greyhope Road should take development to not only cater for advantage of its harbour setting, vehicular access and parking, but also presenting an imaginative and exciting to consider the pedestrian flows in the image when seen from the harbour. area. Views of the harbour should be 7.5 Vehicular access to the former MAFF opened out and maximised. site shall be from Abbey Road as Opportunities, when they arise, stated in the Planning Brief. Vehicular should be taken to remove derelict access to any other new facilities buildings from the Study area. fronting onto Greyhope Road should General property rationalisation in the also be restricted to Abbey Road, with whole Study area must be both Baxter Street and St Fittick’s considered, not only in raising the Road used as feeder access. This will quality of the environment, but also to help providing the opportunity for allow the necessary parking enhancing Greyhope Road, ultimately requirements for any new facilitating the long-term aim of development to be accommodated. pedestrianising the waterfront area. 7.9 At this stage it is envisaged that all Parking associated with all new housing within the Study area on development must be provided within Abbey Road, Baxter Street, Wood the Study area. It will not be Street and Victoria Road will remain acceptable to rely on over-spill parking as existing. Any changes to the on-street, particularly given options to immediate surrounding environment close Greyhope Road to traffic. must respect the domestic nature of 7.6 Green transport options must be these properties. It is hoped that considered for the operation of the whenever opportunities arise to conference facilities associated with upgrade individual properties and the proposed aquarium. It is gardens that those residents are envisaged that those booking a encouraged to do so. conference will be encouraged to transfer delegates to the site by hired coach to alleviate traffic and parking congestion.

Old Torry Planning Study 5 8. Former Food Research Laboratory, the harbour. It is vital that views of the Greyhope Road harbour are maximised, both for potential new residents and existing 8.1 As a result of the appeal decision residents. This may best be achieved concerns arose regarding open space by creating a pedestrian access route provision, basic standards of privacy, running north/south from Abbey Road noise/amenity and safety for proposed through to Greyhope Road (see figure housing on this site. Any development 2). must also have regard to its context. With this in mind it is suggested that 9. Aberdeen Mineral Water Co Ltd, residential uses only may be restricted Greyhope Road to the south of this site, with the north side adjacent to the harbour available 9.1 As current owners and occupiers, for mixed use. This will allow for either Aberdeen Mineral Water Co Ltd have future expansion of business uses kindly allowed exploration, via this possibly associated with SEPA next Study and its subsequent door, or associated workshops in consultation, into the suitability of this conjunction with Grampian Housing site for possible future use as an Association’s proposals for the site. By aquarium. This site is designated as concentrating residential uses to the Industrial and Business Land (BI1), south of the site, the frontage onto which supports the current use as a Greyhope Road is minimised, thereby soft drinks manufacturer. However, alleviating some of the safety and this is a possible site for any amenity fears. Residential uses also proposed new research aquarium. It then relate directly to existing housing, potentially has close links with the addressing the concerns the reporter Marine Laboratory, access to both sea raised during the planning appeal. and fresh water supplies and could also provide a fitting terminus to the 8.2 The 1997 Design Brief for this site proposed North Sea Coastal Trail. recommended that no new building This particular location lends itself well should exceed 3 storeys. However the to an exciting contemporary design existing building is equivalent to 4 addressing its prominent location at modern storeys in height. If the mouth of the harbour. Education meaningful redevelopment of the area and Research Institution Use (CS7) in is to be achieved, it will be necessary association with the adjacent Marine to maximise the potential of each site. Laboratory would be acceptable. It is therefore proposed that any new building should not exceed the height of the existing building and four storeys generally. Given the scale of the existing building it is expected that any new build will have less of an impact as seen from the surrounding residential streets ofWood Street and Abbey Road. In light of local residents concerns regarding four storeys, this should only be permitted where it is clearly demonstrated that an effective and efficient layout cannot be achieved otherwise. In any case vistas must be created to allow views across

Old Torry Planning Study 6 10. Marine Laboratory, Victoria Road,/ Fisheries Research Services, Wood Street including meeting rooms, restaurant or canteen facilities, external 10.1 In association with any new circulation, access and parking. development it is essential wider opportunities for reassessing and 12. Waterfront, Greyhope Road improving the existing pedestrian network in the Old Torry area are also 12.1 The existing waterfront area on considered. The Marine Laboratory Greyhope Road is extremely occupies a large portion of the Study disappointing and does not take area and presents a rather bleak advantage of its setting. At present it image, with much of the premises is used as a minor through route, and fenced off for security purposes. It although two-way, it invariably is would be advantageous to adopt a subject to on-street parking campus approach to the laboratory throughout the day restricting the site, creating a more open, accessible usable width. It is desirable to and flowing pedestrian provision. A enhance the waterfront area to create high quality environment where a better environment for residents, people are encouraged to meander employees and visitors to the area. through can discourage damage and Views across the harbour should be promote social responsibility. taken advantage of. In order to Fisheries Research Services have achieve this, it is desirable to indicated a willingness to investigate maximise thepedestrian footpath further an improved campus-like provision on both sides of the approach to the whole site in carriageway, whilst at the same time conjunction with the Maritime reducing as far as practical the Development Proposals. If the vehicular provision. proposal is implemented it is essential 12.2 The long-term aspiration for this to capitalise on the opportunity stretch of Greyhope Road is to presented to rationalise existing provide a fully pedestrianised area property. Space will be at a premium, adjacent to the waterfront. This is and removal of any redundant desirable to support expected buildings and consolidation of increased visitor activity should an remaining property is required to aquarium be constructed in the area. maximise the potential of the area. In addition Greyhope Road is included as part of the North Sea Coastal Trail. 11. SEPA Offices, Greyhope Road Pedestrianising the section of 11.1 SEPA are currently investigating Greyhope Road between Sinclair options for their existing office Road and St Fittick’s will provide a accommodation at Greyhope Road. comfortable environment to enjoy Given the opportunity provided by the views of the harbour, whilst catering prospect of a Maritime Development for expected increase in activity Proposal in Old Torry, it is around the proposed aquarium. appropriate and should be considered necessary to encourage SEPA’s continued presence as a major employer in the area. As suggested above, any property rationalisation would create the opportunity to investigate shared facilities with

Old Torry Planning Study 7 12.3 An alternative vehicular route to space for leisure and recreational Balnagask and Torry Battery can be purposes to improve the wider Torry taken via Victoria Road and St Fittick’s neighbourhood. Compensation could Road. To achieve this it will be also be made by providing a necessary to increase the width of St community park or garden in, for Fittick’s Road. Purchase of land for example, Abbey Road to the west of improvement works to do so will be the Study area, relating directly to required. It is also likely that a turning Victoria Road Primary School. circle will be required at the resulting terminus of Sinclair Road. There may 14. Joint Approach to Redevelopment be objections to any future Traffic Order required to close Greyhope 14.1 It is important to recognise and credit Road as this would result in HGVs the joint approach to redevelopment being restricted to exiting the Sinclair of the area currently being undertaken Road Industrial area via Sinclair Road by Grampian Housing Association, to the west only. SEPA,Fisheries Research Services, Scottish Enterprise Grampian, Torry 12.4 Improvements to Abbey Road at the Community Council and Scottish junctions with Baxter Street and St Natural Heritage. By endeavouring to Fittick’s Road will be required to work together these agencies have improve visibility for access. created the opportunity for more comprehensive regeneration. This 13. Victoria Road Playing Fields Planning Study sets out a framework 13.1 The existing playing fields at the for redevelopment that should be corner of Victoria Road and St Fittick’s considered adaptable in terms of the Road are currently under City Council uses on various sites within the Study ownership and are designated for area. It will be necessary to embark Residential uses (H4). Given the on further feasibility work to determine surrounding uses, the opportunity the practicalities of promoting a could be created to allow further Maritime Development Proposal, and expansion of the Fisheries Research indeed how much can be satisfactorily Services Marine Laboratory or accommodation within the constraints associated facilities. Alternatively, of the site. there may be an opportunity to relocate SEPA to such a location. In either case, an Education and Research Use would be complementary to the surroundings and is likely to be acceptable. There are, however, open space issues which need to be resolved prior to any such proposal being implemented. Current policy prevents the loss of existing open space in residential areas. The City Council has been in discussion with the Torry community to improve recreational facilities in the area by concentrating on Torry Academy Playing Fields and intensifying the use of adjacent open

Old Torry Planning Study 8 15. Consultations 15.1 Formal consultation has taken place with interested parties on the Working Group in preparation of this Planning Study. Valuable input in finalising the Study has been received from Fisheries Research Services, SEPA, Aberdeen Mineral Water Co Ltd, Grampian Housing Association and their agents, Torry Community Council as well as other Council departments including Community Development, Roads and Property. All landholders and residents in the Study area have been consulted, including many of those on the periphery.

16. Recommendations 16.1 That the Committee approves the Draft Planning Study as a basis for development guidance in the area. 16.2 That the emerging Local Plan includes reference to the Old Torry Planning Study.

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Old Torry Planning Study 9

Old Torry Planning Study 10

Old Torry Planning Study