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Issues Raised in Response to the Proposed Local Development Plan and Proposed Submission to Scottish Ministers

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Issues Raised in Response to the Proposed Local Development Plan and Proposed Submission to Scottish Ministers ISSUES RAISED IN RESPONSE TO THE PROPOSED LOCAL DEVELOPMENT PLAN AND PROPOSED SUBMISSION TO SCOTTISH MINISTERS APPENDIX 2 SETTLEMENT COMMENTS Shaping Banff and Buchan Overview Minor technical changes are also proposed to improve the accuracy of information now provided by Scottish Water and SEPA (see Schedule 4 7908). “Schedule 4” documents (so named because of the requirement to follow the form specified by Schedule 4 of the relevant Regulations) have not been produced for those settlements where there have been no representations. Aberchirder Main objections raised in representations National Health Service (NHS) requests contributions are sought for a new health centre rather than extending the existing one. Allocate bid site BaB015 in whole for 44 houses or in part for 28 houses. Response In previous correspondence the NHS has only ever requested a need to expand Aberchirder Medical Practice. It would be unfair to amend the Settlement Statement without further public scrutiny as the location of the health centre has not been identified/agreed. Scottish Natural Heritage (SNH) objected to bid site BaB015 in response to the Main Issues Report (MIR) as the site is within an area of peat. Furthermore, existing allocations satisfy the local housing need. List of non-notifiable modifications No change is required. Banff Main objections raised in representations Extend P4 designation to include the Banff Academy site. The indicative route of the Banff bypass (site R1) linking the A97 and A98 to the west of Banff is not shown on the proposals maps. Support for and against a bypass (site R1). Extend the bypass (R1) to the A947. The proposed bypass should include a path for pedestrians and horse riders. Extend the Banff Town Centre boundary to include Banff Castle and its grounds. Under “Health facilities”, make reference to the need for additional land to deliver a replacement health centre in Macduff. The development brief text for site OP2 mislabels Wrack Woodland (or Duff House woods) as Montcoffer Woods. Introduce text within the development brief for site OP2 to reflect a higher design standard than that found at Collenard. Reduce boundary of OP3 to align with approved planning permission. Limit development to 25 houses (268). In the development brief text for OP3 state that planning permission has been granted on part of the site and the design of new houses should reflect the character of existing properties in Scotstown Conservation Area. Allocate bid site BaB008 for 50 houses on part of site R2 (cemetery extension). Response Site P4 was identified to conserve playing fields and land used for sports and educational activities as they are used as amenities for the town. However, as other similar sites (e.g. site P3 in Macduff) includes the school within the designation there is merit to including the entire Banff Academy to provide continuity. It is an error that the Banff bypass (site R1) is not included in the maps. The need for a link road is supported by the Banff and Buchan Area Committee. Extending the route to the A947 would result in cutting through Duff House Designed Landscape and Banff Conservation Area. No assessments have been undertaken on the likely impact extending the route would have. The physical separation and lack of connectivity of Banff Castle does not make it an obvious candidate as part of Banff Town Centre, although the uses undertaken undoubtedly make a contribution to the vitality of area. Land for a new health centre has already been identified within site CC1 in Macduff, as such it is not necessary to amend the existing text. When identifying the name of the wood south of site OP2 only the name Montcoffer Woods appears on our digital maps. However, further research has shown Wrack Woods to the south of the site. The development brief text for site OP2 states new houses should be sympathetic in style to those at site OP2 which will be linked to this road via two existing purpose built sections on Colleaonard Drive. Whist Aberdeenshire Council insists on good design, the difference in the house design between OP2 and Colleonard Crescent and Colleonard Drive should be gradual rather than abrupt. The majority of site's OP3 allocation has been 'taken up' by an approved application and development has commenced. For this reason, the development plan has no further control over its design. There is merit to reducing the size of the allocation to exclude the area with planning permission as development has commenced, or deleting the allocation in its entirety as an implemented proposal. In relation to comments on developing brownfield sites in the Banff Town Centre, the Council is committed to rejuvenating this area. Bid site BaB008 is not supported as there is a long standing need to secure land for a cemetery extension and there are existing housing allocations which, are capable of becoming effective. List of non-notifiable modifications Keymap and Map 1 – amend P4 to include Banff Academy. Keymap and Map 1 – show indicative route of Banff bypass (R1). OP2 Colleonard Road – rename Moncoffer Woods to Wrack Woods. OP3 A953 Quayside to Scoutstown – add “A planning application on part of this site has been granted planning permission for 26 homes.” List of minor technical changes Map 2 – delete additional 'CA2' outwith the settlement boundary. Cairnbulg and Inverallochy Main objections raised in representations Objections raised against the location of the cemetery extension (site R1). Preference given to extending the existing cemetery. Move the cemetery to a later phase. Objections raised against the link road (R1) proposed to site OP1. Delete reference to ”limited access opportunities” and ”a potential link from Rathen Road” for site OP1 and replace with text confirming that William Street is an acceptable access point for this development. Under “Flood Risk” state there is a risk of flooding from fields adjacent to sites OP1, OP2 and OP3, and in the development briefs for these sites state that a Flood Risk Assessment may be required. Extend site OP1 by a further 60 houses to secure the delivery of sites west of the settlement. Propose future housing land for an additional 50 houses west of the settlement, to be reviewed in the next LDP. Response The Council's Landscape Service is currently considering options to extend the cemetery at Tershinity (2km to the west of the village) or to provide a new cemetery with the knowledge that there is space reserved for use, if necessary, on site R1. The route of the link road, as proposed within site R1, has not been set out in the Settlement Statement to allow flexibility in its location. A link road would reduce impacts on the existing road network, and it is needed to serve site OP1. No additional housing sites are required as existing allocations satisfy the local housing need and there has been no opportunity to present these new sites for public debate. List of non-notifiable modifications No change is required. Crovie Main objections raised in representations For clarity it should be stated that the natural heritage designations are to the west rather than east of Crovie. Response It is agreed that text should be corrected and refer to the natural heritage designations being west rather than east of Crovie List of non-notifiable modifications Natural and Historic Environment – replace “east” with “west”. Fraserburgh Main objections raised in representations The synthetic surface pitch between P1 and BUS4 should be protected as this is an outdoor sports facility. Site R1 currently includes an area of land that is privately owned and should be removed. Objection raised against designation BUS3. Concerned about overdevelopment in the area. Review the layout, road access and phasing of site OP1, including access from the A90. Response It is agreed that the synthetic surface sports pitch and associated facilities should be included within site P1. It is agreed that the square field to the south of site R1, which was included as bid BaB004, without the knowledge of the respondent, should be removed. The removal of BUS3 is not supported as development has occurred adjacent to this site and as Fraserburgh is the second largest town in Aberdeenshire you would expect it to continually grow. Any impacts on the amenity will be addressed at a planning application stage. The preferred option is to access site OP1 from the roundabout off the A90, although another option may come forward. Development is likely to start on the western side of OP1 due to the difficulties securing a new road junction off the A90. Design issues should be resolved with the developer and through any future planning application. List of non-notifiable modifications Keymap and Map 3 – within site R1 delete a small area square of land to the south. Map 2 – extend site P1 to include the synthetic surface sports pitch and associated facilities. List of minor technical changes Settlement Features table – amend it to read: BUS1-2: Safeguarded for employment uses. BUS 3: Safeguarded for employment uses with a link road to site OP3. BUS4-5: Safeguarded for employment uses Gardenstown Main objections raised in representations Objection is raised to site OP1 on grounds of increased traffic, pedestrian safety, road access, and sewage capacity. Response Planning Permission in Principle is pending for site OP1 for 22 houses and the Council's Road Development Section does not object to the site. Scottish Water advise that waste water capacity should not be taken as a constraint to the development of land as they are committed to resolving such issues. In relation to design, the adjacent houses vary from single to two storeys and the development brief text for this site already acknowledges the sensitivity of this site.
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