ROTHIENORMAN

Vision

Rothienorman is located approximately 11km north -west of .rum. TheT village is predominately characterised by contemporary housing developments,ts, with 202 th century cul-de-sacscul-d and bungalows to the west, and a 21st century development to thee east. The traditionaltrad Main StreetStre links the two main developments and remains key to providing a sense of place withinwith the village. It is a service centre for the surrounding rural communities and planning objectives for the settlementsettlement will be to preserve the local amenity, and provide local employmentoyment opportunities. This will be achieved through development of the existing BUS1 allocation.tion. Rothienorman is a village located in the west of ,ne, approximatelyap 11km northnorth-west-west of Oldmeldrum. The village is characterised by contemporaryrary housingho developments, with 20th century cul-de-sacs and bungalows to the west, and a 21st century developmentevelo to the east.east The traditional Main Street links the two developments and remains key to the providing a sensense of place to the village. The village is a service centree for the surrounding ruralr communities and a key planning objectives for the settlement will be to preserveeserve the amenity of the village andT to provide local employment opportunities. This will be achievedchieved through the existinge BUS1 allocation.allo

Settlement Features

Protected Land P1 To conserve the schooll playing fields and local recreational facilities.fa Other Designations BUS Safeguarded for businessemploymentsinessemmploymentploym uses.ses. FTF (Bid FR056) FOP1 Future opportunityunitynity site for housing (3.97 hectares). (Bid FR033) Flood Risk AFTAFA x Part of thesitehesite BUSB site iss located adjacent to thet Scottish Environment Protection Agency’s (SEPA)A) indicativedicative 1 in 200 yeyear flood risk arearea, orand has a small watercourse running throughugh or adjacentacent to the site.s A Flood RisRisk Assessment may be required.

Servicess and IInfrastructurenfrastructunfras re

x Community facilities: All residential development may be required to contribute towards facilities that serve the community in Rothienorman or towards facilities in the wider catchment area at Oldmeldrum.Oldme These may be identified in the Community Plan or relevant Community Action Plan.an. RAR x Sports and recreation facilities:facilitfac All residential development may be required to contribute to indoor and outdoor sportssport and learning facilities in Rothienorman or towards facilities in the wider catchment area ata Oldmeldrum. These may be identified in the Community Plan or relevantvant Community AAction Plan.

Allocated Sites

OP1 (Bid FR026): Site to west of Blackford Allocation: 12 homes Avenue DRAD

This is a newly allocated site at the south west of the village. It is effectively a gap site that is well

74 connected to the settlement. Good design principles should be considered from an early stage to mitigate any possible negative impacts resulting from the BUS site directly to the south. It is expected that the site will contribute towards affordable housing in line with PolicyPolicPo H2 Affordable Housing.

OP2 (Bid FR112): Land adjacent to Drumshinnie Allocation:All 40 homhomes

This is a newly allocated to the west of the village. Access shouldhould be taken from the westernwestern end of the Main Street. The road will require to be widened and this should be considered at early stages of planning a development. It is expected that the site will contribute towards affordableaffordab housing in line with Policy H2 Affordable Housing. Active travel links should be included within the designn of the development providing access to the village centre and the surrounding countryside. Housingusing design should be in keeping with the existing residential development within the settlement.ent. T FTF

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75 DRAFT

76 ST KATHERINES

Vision

St Katherines is a small, compact village located on the A947, betweenen FyvieFyv and Oldmeldrum.Oldmel The village is characterised by contemporary, bungalow style housingng and byb its location,location, surrounded by rolling countryside. Although the village has no services,rvices, it has excellente road and public transport links to nearby service centres. The planning objectivesbjectives for this villagevilla are to meet local demand for homes and to support local services in nearbybyy settlements, including FyvieFyvie Primary School. Both objectives will be met through the existingsting housing allocation in the village.v

Flood Risk

x Part of site OP2 is within the Scottish Environmentment Protection Agency’sAge (SEPA) indicativeindi 1 in 200 year flood risk area, or has a small watercourse running throughth or adjacentadjacen to the site. Buffer strips, adoptable drainage systemtem and a ffloodlood rriskisk aassessmentssessment may be required.

Services and Infrastructure

x Local transportation: All developmentent must contribute to speed reducingr measures and a new access onto the A947. x Strategic drainage and water supply:upply: Development will connect directlydirec to trunk main. 24 hour water storage will be requiredquiredired on site OP1.OP1. A mmainsains extensioextension is required. There is no public Waste Water Treatmentment Works (WWTW) in St Katherines but there is treatment at WWTW 3.5km away.ay. SEPAwill need to be consulted and FTFfull authorisation and relevant licensing soughtht for private treatment. x Community facilities: All residential developmentvelopment may be rerequired to contribute towards facilities that serve thehe community in St KatherinesKather or towtowards facilities in the wider catchment area att Oldmeldrum. These may be identifiedi in the Community Plan or relevant Community Actionion PlaPlan. x Sports and recreationcreation facilities: All residential developmentdevelodevel may be required to contribute to indoor and outdoor sports and learning facilities in St Katherines or towards facilities in the wider catchmentchment area at Oldmeldrum. These mayma be identified in the Community Plan or relevant Community Action Plan. x Health facilities:ities: All residentresidential ddevelopmentevelopment must contribute to a reconfiguration of Fyvie Oldmeldrummeldrum medicaledical groupgrou to allow for additionalad capacity.

Allocatededd SitesSites

OP1:1: Cromlet Park West Allocation: 5 homes

Thissite was previously allocateallocated as site OPH1 in the 20127 LDP. Future development of this site should look to take access fromf the unnamed road running through the centre of the settlement.settleme Active travel linksnks sshoshould also be provided from within the development to the surroundingrrounding countryside to increaseincreincr sustainable travel within , and in particular with thee services in the neighbouringneighb village of Fyvie.

The design of houses on theth site should be respectful to the setting of the village and to neighbouring housingsing styles.sty It is expected that one affordable home will be provided integrated within the site. Landscapingca and screening should be employed to reduce visual impact on the countryside and to helpDDRDRAFT increase biodiversity on the site.

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78

Vision

Tarves is an attractive village with a distinctive character, arterial streetet patternpatt and traditionaltraditi Victorian architecture, all of which are key to the settlement’s sense of place.place This has been recognised in its designation as a conservation area. It has experiencedrienced significantsignific growth in the last 10-20 years. Development in Tarves must be carefully managedaged to remain sympatheticsym to the historic village core. Tarves also provides services to the surroundingounding rural communities,communitie inclincludinguding the primary school, shops and healthcare facilities. The planningning objectives for the settlementsettleme are to meet the local need for homes in the housing market area, to meet local employmentemploymeemploym needs and to support local services. Affordable housing provision is a key issue for the village and it is expected that the site will contribute towards affordableable housingh provision.provision. tThere is an appetite for a new employment land allocation for start-uprt-up businesses. ThisT will be achievedachieve through the existing allocations and through a new employment land alloallocation in the weswest of the village.

Settlement Features

Protected Land P1 To conserve the playing fields.elds.elds P2 To conserve the cemetery.ry. P3 To conserve the playgroundroundund area of the primary school.schoo P4 To conserve the bowlingling green,reen, village square and recreationrecreatirecreat ground. P5 To conserve the openpen space at the corner of Mackie AvenueAve FT and Duthie Webster Road. Other Designations CA Tarves Conservationervationvation Area.A

Flood Risk x Part of OP3 is at risk of surface water flooding. AAFA Flood Risk Assessment may be required. Services and Infrastructurenfrastructurenfrastru

x Localal transportation:transportationtation: All dedevelopment must contribute towards road and junction improvementsprovements to thehe crossroadscrossro at the westernw edge of the settlement. x Strategictrategic drainage and water supply:su TThere is limited capacity at Tarves Waste Water Treatment Works and not enough to meet all demand from the sites in Tarves. If required, a growth project will be promoted by Scottish Water once one development meets their 5 growthg criteria.criteria. x Community facilities:s: All residenrresidentialRAR development may be required to contribute towards facilities that serve thee cocommunitycomm in Tarves or towards facilities in the wider catchment area at Oldmeldrum. TheseThe may be identified in the Community Plan or relevant Community Action Plan. x Sports and recreation facilities:fa All residential development may be required to contribute to indooror and outdoor sportssp and learning facilities in Tarves or towards facilities in the wider catchmentnt area at Oldmeldrum.O These may be identified in the Community Plan or relevant Community Action Plan. x Health facilities: All residential development must contribute to the extension or reconfigurationDRAFT of Haddo Medical Group to allow additional capacity. x Open space: If not provided on site, open space contributions from new residential developments should be directed towards an additional sports pitch and to paths improvements along the surrounding core paths.

79 Allocated Sites

OP1: The Grange Allocation: 100 homes,omes, communityc facilities and 3ha employmentem land

This site was previously allocated as site MOP1 in the 20127 LDP. A masterplanmas will be requiredreq for this site. A transport assessment will be required. The results of the assessmentassess must be takenta into account when proposals for development of the site are broughtought forward. AccAccess arrangements must be co-ordinated with accesses to sites OP2P2 and OP3 to ensure thatt development on all three sites may have satisfactory access.s. FutureFuture development of the sites will require at least two vehicular access points. It is expected that access will be taken from DuthieDuth Road to the north of the site boundary, as to allow betterr connectivity with the rest of the villagevillag and neighbouring properties. Access for active travel iss expected also, with connection to the village centre and surrounding countryside required. Links to the existingexistin adopted core pathpat to the north and west of the site should be included as partart of thet design.design.. The site design must be mindful that a large proportion of the village lies within a cconservationonservationation areaarea which protectsprote the Victorian village centre that is key to the village’se’ss character and sensesens of place. AppropriateApproT architecture and urban design should be employedployed on site to reflectreflec this historical identityid and character. It is expected that the site will provideovide affordableable housinghousin in accordancaccordance with Local Development Plan policies, in the early phaseshases of the development.opment. 25 affordableafforda homes should be provided integrated within the site in a selection of types.types. Ass the site iis at the edge of the settlement, landscaping should be utilisedised to minimise and soften the impactimpac of the development on the surrounding countryside and too increase biodiversity on the site. A Wwater iImpact aAssessment will be required.

OP2: Braiklay Park Allocation: 10 homes

This site was previously allocated as site H1H1OP2OP2P2 in ththe 20127 LDP. Future development should seek to take access viaa Duthie Road, as pavements allowingallo connection to the village centre and surrounding developmentsments are already eady in placeplace.. Access ccess arrangementsarra must be co-ordinated with accesses to sites OP1 and OP3 to ensure that developmentdevelopm on all three sites may have satisfactory access.ss. Provision for active travel should be continued within the site also. Links to the existing adoptedopted core path to the south of the site shouldAFA be included as part of the site design. The layout,ayout,yout, siting and design on the site mustmu be mindful that a large proportion of the village lies within a Conservation AreaA which protectsprote the Victorian village centre that is key to the village’s characterharacter and sense of place. AppropriaAppropriate architecture and urban design should be employeded on site to reflect this historicalhistor identityidenti and character. It is expected that the site will contributebuteute towards affordable housing in line with Policy H2 Affordable Housing, Two affordable homeses should be provided integratedated withinwithiwith the site. As the site is at the edge of the settlement, landscapingndscaping should be utilised to minimisminimise and soften the impact of the development on the surrounding countryside and to increaseincreasRA biodiversity on the site. OP3 ((BidBid FR058): Land at BraiklayBraiklaBraik Croft Allocation: 19 homes 1.3ha employment land

This sitee was previously allocatedalloca as employment land in the LDP 2017, however it was granted full planning permission for 19 homes in 2016, so it is logical to re-allocate it as housing land. Design should be in keepikeeping with other developments in the area and sympathetic to the overall character of the village.age. This is a new allocation. While this land has been allocated for employment land, this is restricted to Use Class 4, a businessDDRAFTDR that can be carried out in any residential area without detriment to the amenity of that area by reason of noise, smell, vibration, fumes or similar detrimental environmental factors. Access to the site will be taken from Duthie Road. Access arrangements

80 must be co-ordinated with accesses to sites OP1 and OP2 to ensure that development on all three sites may have satisfactory access. Landscaping should be employed to minimisemin visual impact on surrounding residential properties to the east and west of the site, andd also to minimise visual impact to the countryside in the north. Links to the existing adopted corere path to the south of the site should be included as part of the site design.

OP4 (FR009) : Land north of Bains Park Allocation:Alloc 13 homes

This is a newly allocated site promoting redevelopment of a brownfieldown site to thehe north westw of Tarves. Access would be taken from the B999. The housesses should be designed to be in keepingkeepinkee with other nearby developments and the character of Tarves.arves. There should be landscaping to the north of the site to minimise the landscape character impactmpactpppgp when approaching fromfrom the north.noror It is expected that the development will provide affordablee housing integratedintegrate into the site in accordance with Local Development Plan policies. T FTF

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82 TIPPERTY

Vision

Tipperty is a village located on the A90, within close proximity of Ellon.n. The village is uniqueuniq in being separated into two halves to the north east and south east by the A90 and functions largelylar as a dormitory settlement, characterised with a high proportion of 20th Century bungalows.b Although within the Aberdeen to Strategic Growth Areastrategiceastrategic ggrowthrowth areaarea (SGA) and the Energetica corridorarea, development in Tipperty is limitedd by its current poor accessacces onto the A90. These problems are expected to be alleviated for the southern part of the village afterafte the construction of new access as part of the A90 dualling project.ect. The planning objective for TippertyTippTipper is to preserve the amenity of the village.

Settlement Features

Protected Land P1 To conserve the landscape settingg of the settlement andan open space. T P2 To conserve education and communitymmunity usesuses associatedassocia with the primaryprim school Reserved Land R1 For the route of the A90 Trunkunk Road scheme. Other Designations BUS Safeguarded for employmentyment uses. The site lies within a pipelpipeline consultation zone. The consultation responseonsese must be taken into account when proposals for development are beinging prepared.epared Developmentelopment on this sitesit must accord with Policy P4 (Hazardous andd potentiallyally polluting developments anda FTF contaminated land) and the Health and Safety Executiveive “Planning AdviceA for DevelopmentsD near Hazardous Installations”,tallations”, owingg to the presencepre of oneo or more oil or gas pipelines in the vicinity.y.

Flood Risk

x A small watercourseercourse and the Tarty Burn increase rrisk of flooding to site BUS. A Flood Risk Assessmentent may be required. AFTAF Oil and Gas Pipelineselines

x Partrt of the settlementment is withinwit the Health and Safety Executive (HSE) consultation distance associatedssociatedociated with one or more oil or gas pipelinesp in the vicinity. Developments within this distance must comply with Policy P4:P Hazardous and potentially polluting developments and contaminated land, and with theth HSE “Planning Advice for Developments near HazardousH Installations”.Installations”.llations RA ServicesService and InfrastructureInfrastructuree

x Strategic transportation: Contributions will be required for cumulative strategic transportationansportation improvementsimprovemimprove including interventions on the A90 and in Aberdeen City. x Communitymunity facilities: All residential development may be required to contribute towards facilities thathat serve the community in Tipperty or towards facilities in the wider catchment area at Ellon. TheseThe may be identified in the Community Plan or relevant Community Action Plan. x Sports and recreationDRAF facilities: All residential development may be required to contribute to indoor and outdoor sports and learning facilities in Tipperty or towards facilities in the wider

83 catchment area at Ellon. These may be identified in the Community Plan or relevant Community Action Plan. Allocated Sites

OP1 (Bid FR071): Site 1, land east of Tipperty Industrial Allocation:ocation:ocatio 0.76 ha employmentem land Estate

The proposed site is of small scale (0.76 hectares) and is locatedated to the sits east ofo an existing site allocated for business uses (BUS)e. The proposal would bee an extension of the existingexist employmentemploym land, utilising the existing access, providing additional employmentployment opportunity within the EnergeticaEnerge Corridor.

OP2 (Bid FR070): Land to the South of Tipperty Industrialdustrialdustria Allocation:Alloca 1.7 ha employmentemp land Estate This is a new allocation for employment land directlyirectlyrectly to the south of the previous BUS allocation that has since been built out. It is a logical locationon foror additional employmentemplo land in ththeT vicinity. Access will be taken from the A90. Part of the site is within the fluvial floflood map and a floflood risk assessment will be required. The layout and design off new businesss premises should be in keeping the design standards of the Energetica vision. FTF AF

84 TO BE REPLACED – DRAFTBUSBU SITE NEEDS TO COME OUT – REPLACEMENT ORDERED

85

Vision

Turriff is a town located in the west of Formartine and is one of the threeee mamain service cecentres in the Area.area. Situated on the top of a gently sloping hill, Turriff is characterisedcharacter by its role asa a key service centre and former market town for surrounding agriculturalltural communities.commun The red sandstone buildings, busy high street and grid street plan help provide a unique feelfee to the town and are key to the settlement’s sense of place. The residents of Turriff take a lot of prideprid in the town and the ‘Turra Coo’ has become its trademark, creatingg a sensesen of place. As a larger settlement in Formartine, there is development pressure in the town.to The planning objectivesbjectives for the settlement include meeting the local demand for new housing in the rural housing market area,a which shall be achieved through the existing OP1 and OP2 sites.s There is also the need to pprovide opportunities for employment, which shall be met on sitessites OP1,OOP1, OP3,OP3, OP4,OP OP5 and the BUSBU sites. However, there are not enough employment opportunities or communitycomm facilities to support the increase in population There is a strong communitymunity aspiration for additionala employemployment opportunities within the town. There is also a needeedd to sustain existing services and to provideT improved community services, which can be achievedd through the existinge allocationsallocatio and by sequential approaches to retail and office development.evelopment. Finally, in thet long term thet potential for a new distributor road to the east of the townn to relieve traffic congestionongestion in the towntow centre will be met on site OP1.

Parking issues in the town centre causeusese congestion and traffic jams. LikewiseLikew cycle routes are seen to be a deficit in the town. FTF Settlement Features

Protected Land P1 To conservevee the open space for recreationalrecreati use.use P2 To conserveerve the area of open space (The Haughs)Haug and as part of the green network.k. P3 To conserveonserve the landscape setting and the sports field and as part of the green network.work. P4 Too conserve the open space for recreationalrecreat AFA use and as part of the green network. P5To conserve the strategicstrat tree belt anand other small areas of woodland in the settlementment for their recreational valuvalue and as part of the green network. P6 Site for thee replacemreplacement of MarkethillMarke Primary School. Reservedveded Land R1R1 ForFor a new cemetery. P6R2P6R2 SiteSite for the replacement of MarkethillM Primary School. Other Designations BUS1BU - Safeguardedd for employeemployment business uses. BUS2B RAR BUS3BUS Safeguarded for a hotelho facility. TC Turriff town centre.centre FOP1OP1 Future opportunityopportuni site for employment land (1 hectare) (Bid FR003) FOP2 Futureure opportunityopp site for housing (1.7 hectares) (Bid FR004) FOP3 Future DRAFTDDRopportunity site for housing (3.4 hectares) (FR005) FOP4 Future opportunity site for housing (9.3 hectares)

86 (Bid FR127)

Flood Risk

x Turriff is in an area identified by the Scottish Environmental ProtectionProtectio Agency (SEPA)(SEPA as an area potentially vulnerable to flooding. x Part of site BUS3 is within SEPA’s indicative 1 in 200 yearar flood risk area, oro has a small watercourse running through or adjacent to the site. A Flood Risk Assessment willw be required. Adequate buffer strips will be required to protectotect thet existing watercoursetercourse on sitesite OP1. A buffer will also be required on site OP4 due to the presence of a spring close to theth site.

Services and Infrastructure

x Local transportation: A distributor road,, with the potential to upgrade to a bypbypass, will be required to the east of the settlementt too relieve congestion in the town centre.cen T All sites will be required to contribute proportionallyortionally to the first stagessta of this road.road x Strategic drainage and water supply:pply: There is currently insufficientin capacitycap available at Turriff Waste Water Treatment WWorksorks to meet the demands of all devdevelopment allocated in the LDP. Scottishh Water will initiate a growth wth pproject,rojectrojec , sshould demand from committed development exceedceed available capacity.capacityc . x Primary education: All residentialsidentialdential development must contribute to a replacement primary school in Turriff.. x Community facilities: All residentialntial development may be rerequired to contribute towards facilities that serve the communityty in Turriff. TheseTh may beb identified in the Community Plan or relevant Community Actionn Plan. x Sports and recreationeation facilities: All residentialresident developmentdevelop may be required to contribute to indoorndoor and outdoor sports and llearning facilities in Turriff. These may be identified in the Community Plan or relevant CommCommunityC Action Plan. x Waste andd recycling:recycling:cy All devedevelopment mustst contconcontribute to a household waste and recyclingg centre in Macduff. x Health facilities: All residential ddevelopmentevelopment must contribute to an extension of Turriff Medicalcal Practice.Prac x Openpen space:pace: If not providprovided on site, opeopen space contributions from new residential developmentsnts should beb directed towardstowa two community grass pitches with changing facilities,facilities, as wellell as land for allotmenallotments. An additional burial ground is also required.

Allocatedatedted SitesSites

OP1P1 ((BidBidBi FR078):Adjacent cent to Wood of Delgaty Allocation: 450 homes, a new primary school and associated facilities, a new distributor road and 10ha employment land, commercial land and community facilities

This sitete was previously allocatedalloca as part of site M1OP1 in the 2012 LDP. 2017. A masterplan will be requiredhasdhas been approvedapprove for the development of thisthe whole site. which is now split into OP1 and OP9. A minimum of two access points will be required for a development of this scale. Access via Banff Road (A947)(A and Balmellie Road may provide logical access points to the development through a new distributor road. (See the Services and Infrastructure section, above.)). The road must be designed to minimise any damage to the Woods of Delgaty. Compensatory planting may be required.DDRDRAFT Retention of the woods and their expansion through compensatory planting should be a significant part of the open space obligations on the site., however the open

87 space provision and type should be in accordance with LDP policy. Other access points to the development can also be achieved via Delgaty Crescent to the west.

Connectivity for active travel to the rest of Turriff and the wider Aberdeenshireenshire countrysidecount is to be encouraged and provided for on the site. Safe active travel routes aree to be provided alongsidealo the new distributor road where possible to allow permeability within the site andan a greater varietyvariet of travel options to the employment opportunities. These should be designed in lineli with national anda local best practice guidelines to ensure safety and attractivenesss of routes along a busy road and throughout the development site. Links to the existing adoptedd core path running throughthrou and adjacent to the site should be included as part of the design..

Employment land should be mixed throughout the site, and easily accessible by a variety of traveltra options. Housing should be designed in a sympathetic manner to surrounding properties. TurriffTu is located in a unique location in Aberdeenshire where red sandstone and grey slate is used extensively in the architecture. It is expected that ann appropriate colour palettep will be useduse on the site to reflect local architectural customs. It is expectedpected that 112the112thehe site will contribute towardsto affordable homeshousing in line with Policy H2 Affordable Housing. This should be providedp integrated within the site. delivered as part of the earlyrly phases of development.d

Landscaping on the site will be encourageded to minimise the visual impactimp of the development on the rest of the settlement and surrounding countryside. Landscapingg and openope spacesp should aim to link with existing open space to the south of the development site (at P1) and alsoalsal with the Woods of Delgaty to enhance biodiversity and leisureeisure opportunities on theth site.site. WatercoursesWate on the site may also be included in these. A flood riskisk assessmentassessment will be required for theth site. A water impact assessmentWater Impact Assessmentsment and a drainagedrainagee impactimpact assessmentDrainageassessmF Impact Assessment will also be required.ed.

OP2: North of Shannockss View Allocation: 150 homes

This site was previouslysly allocated as sitessitesit s EH1 andd H1 OP2O in the 2012 LDP. 2017. Ajoint masterplan for sitess OP2 and P6 will be required... Inn the masterplan, development on OP2 must be designed so thatat it creates a satisfactory edge to the built-up area. At the same time, the masterplan shoulduld seek a layout design that does not unnecessarilyAFA act as a barrier to possible further extensionon of the built-upbuiltb -upp area in this locality. A flood risk assessment and a water impact assessment and a drainagedrainage impactimpactmpac assessmentassessment willw be required. A Flood Risk Assessment, Water Impact Assessmentsessment andnd a DrainageDrainageraina ImpactImpact AssessmentAsse will be required. It is expected that the developmentmentnt will provide affordable housingh inintegrated into the site. Where a phasing scheme is promotedteded affordable housing should be delivdeliveredd as part of the early phases of development.

Allocation:Alloca 1ha employmentment lalandOP3 (FR134) : Adjacent to Bridgend Terrace Allocation:Alloc 35 homes RAR Previously allocated as site E1 in the 2012 LDP. A joint masterplan will be required for this site with OP44 and OP5.OP5. Future developmentdevelopmvelopm of the site should seek to ensure that active travel options are integrateded into the site, and ththat connections between the employment opportunities and the surroundingg homes are createdcrea also. Links to the existing adopted core path running through site OP4 and adjacententnt to OP3OP3 should be included as part of the masterplan. As the site is on a slope on the edge of town, landscapingandscnds must be employed to minimise visual impact on the surrounding countryside. Design of units on the site should seek to be respectful of the setting of the site and be proportionate in scaleDDRAFTDR to the surrounding townscape. A water impact assessment is required. There could be potential issues with surface water at this site. This is a newly allocated site located to the south east of the settlement. It is located within the “Major River Valley” (landscape character assessment) and housing and open space design should

88 be sympathetic to the surrounding area to minimise landscape character impact. Landscaping should also mitigate the impact on the nearby Bridgend Farmhouse which is a C listed building. Access will be taken from the B9024. A wildlife and habitats appraisal will be required.re

OP4: East of Markethill Indstrial Estate Allocation:tion: 1.7ha1 employment land

This site was previously allocated as site E2 in the 2012 LDP. A joint masterplan willw be required forfo this site with OP3 and OP5. Landscaping must be employed on the site to minimise visualvi impact over the surrounding houses and countryside. The scale of units should be proportionate to surrounding developments and in-keeping with the townscape.cape. Vehicular and activee travel connections are expected to be made through site OP5,, to allow greater permeability on the employment land. Stanley’s Way, located between sitee OP4OP4 and OP5OP5 will be protected fromm development. Links to the existing adopted core pathh running through sites OP4OP4 and adjacentadjace to OP3 should be included as part of the masterplan. A waterwatera impactimpact assessmentassessmentsse is required.require There could be potential issues with surface water at thishis site.site T OP4 (Bid FR030): Part of OP1 site AllocaAllocation: 61 homes This is a newly allocated site located to thehe east of Turriff. Itt was previouslyprevi partpa of the OP1 Delgaty Wood allocation. Early discussions withh the roads department is recommendedrecommendrecomme to ascertain where extended access from Ballmellie Roadd will be required. It is expected that thet site will contribute towards affordable housing in line withth Policy H2 Affordable Housing. ThThis should be delivered as part of the early phases of development.pment.nt. The site is in a fairly prominentprominen elevated position so open space should be designed to minimisenimise adversedverse landscape character impactsimFTF especially when approaching from the east. It is expected that the site willwi contribute towards affordable housing in line with Policy H2 Affordablee Housing. Whereere a phasingphasi scheme is promoted affordable housing should be delivered as partrt of the early phases of development..developmentdev

OP5: Adjacent to Broomhillomhill Road/ MarkethillMark Allocation: 4.5ha employment land Industrial Estate

This site was previouslyreviously allocated as site EE3OP53OP5 in ththe AFA2012 LDP 2017. A joint masterplan will be required for thishis site with OOPOP33 and OPOOP4.4. LandscapinLandscaping must be employed on the site to minimise visual impactct over thehe surrounding houses and businesses.bu The scale of units should be proportionatenate to surroundingnding developmentsdeve and in-keeping with the townscape. Vehicular and active travel connectionsonnectionsnections are expected to be made withw site OP4 to the north and to the surrounding roads to alloww greater permeability on the emploemploymemployment land. Stanley’s Way, located between site OP4 and OP5 will be protected from development. L Links to the existing adopted core path running through sitee OPOP44 and adjacentt to OP3OP3 should be included as part of the masterplan. A Wwater iImpact aAAssessmentsses is required.. There couldRAR be potential issues with surface water at this site.

OP6 ((BidBid FR001)FR00 : South of CollyColCo Stripe, Smiddyseat Road Allocation: 27 homes

This is a neww site located in the south east of the settlement. Increased provision of open space is expected to be provided ata Collie Stripe and access needs to be provided to the Smiddyseat Road to provide connectivity.ity. It is expected that the site will contribute towards affordable housing in accordance with Policy H2 Affordable Housing. Buffer strips adjacent to the watercourse to the north and west of theDDRAFT site will be required next to the Colly Stripe together with a Flood Risk Assessment. Waste Water Treatment capacity would need to be increased to deliver this site.

89 The layout and design of the site must take into account the Colly Stripe crop marks, and an archaeological survey may be required in relation to this scheduled monument.me

OP7(Bid FR086): Land North of Cornfield Road AllocaAllocation: 40 homes

This is a newly allocated site located on brownfield land formerlyy allocated as employmentemp land in the LDP 2017, on part of BUS1. Access is from Riddoch Roadad and Cornfield Road.

Development is subject to remediation of the land and provisionvision of adequate open space. TheTheh treest on site are to be retained. The development is for a densense mixturemix of semi-detachedsemi-detached andnd flattedflatte homes. It is expected that the site will contribute towardsrds affordable housing in line with PolicyPoli H2 Affordable Housing. Where a phasing scheme is promotedomoted affordable housingh should be deliveredd as part of the early phases of development. T FTF

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93

Vision

Udny Green is a small village located in Mid-Formartine, approximatelyly 7km east of Oldmeldrum.Oldm The village is characterised by the large village green in the centre fromrom whichwh it takes its name,nam and by the wooded, narrow roads that lead into it. The attractive settingetting and designdes of the village has led to a large proportion of the north of the village being designatedsignated as a cconservationonservationonse area.area. Infrastructure may not be able to support more developmentinfrastructurefrastructurefrastru andd any.any. ThereforeThe any future development in the village needs to be carefully managedaged to ensure it’sit’sthethe characterdistinctive character of the settlement is not compromised.promised. Consequently, the planningplannin objective for the settlement is to provide homes to meet the local need for housing while also maintaining the amenity and distinctive sense of place in the village. A further objective will beb to support local services, including the primary school. These objectives will be achieved throughthro the existing OP1 allocation. Udny Green is not on a public transport route, hass an issue with speedingspee traffic,traffic, and theT roads are narrow.

Settlement Features

Protected Land P1 To conserve the village green.greenreen. P2 To conserve the cemeteries.eteriess. P3 To conserve the recreationreation arearea of the primary school and adjacentFTF woodland area. P4 To provide car parking,rking, linkagess to serve the primary schschool and cemetery and open space as part of the adjacent housingusing development.deve P5-6 To conserve thehe amenityameni and settingsettingng of theth village. Other Designations CA Udny Greenen Conservation Area.A Services and Infrastructurestructurestruc AFA x Strategicc drainage and water supply: A Water Impact Assessment will be required from any developmentpmentent to look at RaitshillRaits S Service Reservoir. A growth project has been initiatedted for Udnydny Green WasteW Water TreatmentTrea Works. x Communityommunity facilities:es: All residentialresi devedevelopment may be required to contribute towards facilitiesacilities that serve the communitycommuni in UdnyU Green or towards facilities in the wider catchment area at Oldmeldrum. TheseTheThes may be identified in the Community Plan or relevant Community Action PlaPlan. x Sports and recreation facilities:fa AllA residential development may be required to contribute to indoor and outdoor sports and learningRA facilities in Udny Green or towards facilities in the wider catchment areaa at Oldmeldrum.OldmO These may be identified in the Community Plan or relevant Community ActioAction Plan. x Health facilities: All residresideresidential development must contribute towards the extension or reconfigurationeconfiguration of HaddoHadd Medical Group to allow additional capacity.

Allocated Sites

OP1: Opposite Bronie House Allocation: 15 homes

This site was previouslyDDRAFT allocated as site HOP1 in the 20127 LDP. A comprehensive design brief will be required which incorporates both the OP1 site and the housing immediately to the north of the development site. Future development of this site would be expected to take access via the

94 recently constructed streets to the north. Active travel links to the existing adopted core path to the north of the site should be included as part of the site design. A landscapeap buffer should be created between the housing and the adjacent cemetery. Opportunities exist tot link open space on the site with the existing tree line to the east, to enhance biodiversityy on theth site. The design and scale of housing should be respectful to the setting and historic charactercharac of the villagevill and to neighbouring styles also. It is expected that 3 affordable homes will be providedpro integrated within the site. It is expected that the site will contribute towards affordableable housing in line with Policy H2 Affordable Housing. T

DRAFT

95

Vision

Udny Station is a small community located within close proximity to bothoth EllonEll and Oldmeldrum.Oldme The village is characterised by its former role as a stopping point onn the FormartineForm and BuchBuchan railway line and the Victorian and Edwardian houses on the main street are key to creating a distinctive sense of place for the village. The settlement also hass contemporary developmentsdev to the north and south of the village, but has relatively few serviceses and employment landland and these continue to decline over time. The planning objectives for thee settlementsettle are to meeteet local housingh and employment land needs. Another objective is to supportort the existing services and facilities,facilities including support for Cultercullen Primary School. These objectives will be met through the existingexis OP1 mixed use site.

The Community wish to see development concentratedrated on brownfield sites.sit There is an aspirationa to see a footpath created to Cultercullen pPrimaryy sSchool.sSchool.ch T Settlement Features

Protected Land P1 To conserve an area of woodlandodland adjacent to the Formartine aand Way. P2 To conserve the sport andnd recreation park.park P3 To conserve the play areas.reas.as. Other Designations FOP1 Future opportunity site for housingousing and employment land (4.1FTF hectares). (Bid FR021)

Services and Infrastructureture

x Strategic drainagenage and water supply:sup A growthgrowthh projectprojeroj has been initiated for Udny Station Waste Waterer Treatment Works which shall provideprovide capacity for the residential allocation. x Communityty facilities: All residential developmentAFA may be required to contribute towards facilities that serve the community in Udny StaStation or towards facilities in the wider catchmentment area at Oldmeldrum.Oldmeldr These may be identified in the Community Plan or relevant Communitymmunity Actiontion Plan. x Sportsports and recreationon facilities:facilitie All residentialreside development may be required to contribute to indoorndoor and outdoor sports and learninglea facilities in Udny Station or towards facilities in the wider catchment area at Oldmeldrum.Oldmeldrum These may be identified in the Community Plan or relevant Community Action Plan. x Health Facilities: All resiresidential ddevelopment may be required to contribute to a new health centre at . RA Allocated SitesSites

OP1: Woodlea EastE Allocation: 35 homes and 1ha of employment land

This site was previouslyreviously alallocated as site OPM1 in the 20127 LDP. Future development of this site should seek to takee accessacce from the main Udny Station road, however, connectivity between the site and the development directly west is encouraged where possible and a second access via Woodlea Gardens may be desirable. The architecture of homes on the site should be respectful of the character and architecturalDDRAFT style of the surrounding village. It is expected that the site will provide a range of housing types and types, with employment land integrated into the design. It is expected that the site will contribute towards affordable housing in line with Policy H2 Affordable

96 Housing. This should be delivered as part of the early phases of development. IFurthermore, it is expected that suitable landscaping is provided on site to soften the visual impactm of the development on the surrounding countryside. Open space on the site shouldould seekssee to link with the surrounding countryside where possible to increase biodiversity and leisureisure optionso on site. Access by active travel must also be provided, and active travel routeses to theth employmentemployme land on the site will be expected. The surrounding footpaths will require extension,ension, and linkslinks to the existinge adopted core path running to the south-west of the site should alsoso be includedinclude as part of the design. T

DRAFT

97 WEST PITMILLAN

Vision

West Pitmillan is a site currently used as employment land. Within closese proximitypro to Ellon and with excellent road links to Aberdeen, Peterhead and the rest of Aberdeenshire,enshire, West Pitmillan is well located to grow as an employment area, particularly after the completionpletion of the A90A Balmedie to Tipperty dualling project. The site is also within the Aberdeen to Peterhead strategicstrategic growthgrowth areaarea (SGA) and the Energetica corridorarea. As such, West Pitmillann will play an important rolero in delivering strategic employment allowances, which is the planninganning objective for the site. In linel with the vision of Energetica, it is expected that new developmentent in West Pitmillanwill contributeontribute tot transforming the area into a high quality lifestyle, leisure and globalgl business location.

Settlement Features

Other Designations BUS Safeguarded for employment uses.es. FOP1 Future opportunity site for employmentployment land (11.9 hectares)hectareshec ) (Bid FR117)

Flood Risk

x The Scottish Environmentnt Protectionon AgencyAge (SEPA)SEPA hass indicatedindic F that there are possibly some culverted watercoursesourses runningg adjacent to or through the OP1 sites OP1 and SR1. A fFlood rRisk aAssessmentssment may be required.equired.

Services and Infrastructureture

x Strategic transportation:sportation: Contributions will be requirerequirrequired for cumulative strategic transportationon improvements including interventionsintervention on the A90 and in Aberdeen City. x Strategic drainage and water supply: DevelopmentDevelopmeAF will connect directly off the trunk main. 24 hour water storage will be required on site. A mains extension with pressure managementgementent is also required.required There is no publicpu Waste Water Treatment Works (WWTW) in Westfieldestfield ,overan, but theret is treatmentreatment at Foveran (1.4km away) where a growth projectoject is due to bee started.started. SEPA will neneed to be consulted and full authorisation and relevantelevantlevant licensing sought for privatepriv treatment.tre x Community facilities: All residential ddevelopment may be required to contribute towards facilities that serve the community ini West Pitmillan or towards facilities in the wider catchment area at Ellon.Ellon These maym be identified in the Community Plan or relevant Community Action Plan. x Sports and recreationn facilities:facilitiefac All residential development may be required to contribute to indoorind and outdoor sportsports anda learning facilities in West Pitmillan or towards facilities in the wider catchment area at Ellon.E These may be identified in the Community Plan or relevant Community Action Plan.Plan

Allocated Sites

OP1: West Pitmillan Allocation: 3.1ha employment land

This site was previouslyDRAFTD allocated as site EOP1 in the 20172 LDP. Planning permission in principle has been approved for the development of light industrial units and store yards (most recently in 2014). on this site (APP/2009/0753) and matters specified in conditions have also

98 been approved (APP/2013/1130 and APP/2013/1876). A key feature of the site is its location in close proximity to the projected route of the Balmedie-Tipperty A90 duallingg project and its projected excellent connectivity to Aberdeen, Ellon, Peterhead and the wider FormartineFFo area. Therefore, access to the site is an important consideration for the futuree development.developmedeve Access will be expected to be taken via the current A90, which will be feasible afterter the constructioconstruction of the new A90 further to the east and the downgrading of this existing stretchretch of the road. Due to the relatively isolated the open landscape character and prominent locationocation of the site, it is expectedexpecte that screening and landscaping will be employed to minimise thee visual impact of development.development. A tTransport Impact aAssessment will be required for developmentent in West Pitmillanitmillan. DevelopmentD will connect directly off the trunk main. 24 hour water storagegeg is required. Mains extensioextension may beb required with pressure management. T FT

DRAFT

99 WOODHEAD

Vision

Woodhead is a small village located approximately 2km east of Fyvie.. The settlements is distinctlyd rural in character, with active farmland surrounding and dividing the two constituentcons parts of theth village. The village is close to larger services centres, and so theree are few facilitiesfacilit or services in Woodhead. As there is little pressure for development in the settlement,ttlement, the planning objective for Woodhead is to preserve the amenity of the settlement and too sustain the school roll throughthrouthro gh the rural development policy within shaping development in the countryside.count Natural and Historic Environment

Local Nature Conservation Site (LNCS) and thee Gight Woods Site ofo Special ScientificScientif Interest (SSSI) lies to the south of the settlement.

LNCS Windyhills and the Windy Hills SSSI can be found to the north.north The Windyhills LNCS includes some areas within the settlement boundaryundary too the north of Woodhead.

The Inventory Battlefield of Fyvie is to the west of the settlement.ent.

Services and Infrastructure

x Community facilities: All residentialsidentialial development may be required to contribute towards facilities that serve the communityommunity in Woodhead or towards facilitiesfac in the wider catchment area at Turriff. These may be identifieded in the CommunityCom PlanPla or relevant Community Action Plan. x Sports and recreationon facilities: All residential developmentddevelopme may be required to contribute to indoor and outdooror sports and learning facilities in WoodheadWoo or towards facilities in the wider catchmentt area at Turriff.Turriff. These may be identifiedidentifiide in the Community Plan or relevant Community Actionction Plan.P

DRAFT

100 DRAFT

101

Vision

Ythanbank is a small linear village, with development occurring on eitherher sidesid of the B9005.B900 This pattern has recently been broken with new development to the westt of the mainm street. Peace,Peace quiet, tranquillity and neighbourliness are very valuable assets thatat could be lost if many more homes are introduced into this small, quiet settlement. The villagege contains a numbernumb of contemporary dwellings but still retains its rural character. Thee varied approach to architecturalarch design is welcomed by the community. People who live in thehe area expect large gardens withw good distances between buildings, allowing open views of the surrounding countryside that resultresresul from larger-sized plots.

Due to its proximity to Ellon and its attractive rural locationation in the farmlandfarmlan of the Ythan RiverRive Valleyriver valley, there is some development pressuresure in Ythanbank. WasteW water treatmtreatment is also a constraint. Local opportunities for housing in the Aberdeen housinghous market area continue to beare being met on site OP1 and on individual plotsots on the south-eastsouth-easteas side of the BridgeBrid T of Aucheldy road. Lack of local facilities and servicesvices meanseans that furtherfurth development will be restricted and the Community Council has suggesteduggested thatt no more tthan 10 houses should be allowed over the next 10 years. Affordablee housing remains an issue in the communitycom .

The community has suggested that guidelinesidelines or restrictions to encourage somesso elements of cohesive design should be in place withth a view to retaining and adding to thet village’s visual character. FT Oil and Gas Pipelines

x Part of the settlementnt is within the Healthlth and SafetyS ExecExecutive (HSE) consultation distance associated with onee or more oil or gas pipelines in the vicinity.vic Developments within this distance must complyomply with Policy P4: Hazardous and potentiallyp polluting developments and contaminatedted land, and with the HSE “Plannin“Planning AAdvice for Developments near Hazardous Installations”.stallations”.stalla Services and Infrastructurefrastructurefrastr AFA x Strategicegic drainageainage and waterwate supply: There is no public waste water treatment works in Ythanbank.anbank. Thee Scottish EnvironmentE ProtectionPro Agency (SEPA) will need to be consulted andnd fullull authorisation and relevantrele licensinglicens sought for private treatment. x Community facilities: All residentialresidentia dedevelopment may be required to contribute towards facilitiesfacilities that serve the community in Ythanbank or towards facilities in the wider catchment area at Ellon. These may be identifiedident in the Community Plan or relevant Community Action Plan. x Sports and recreationn facilities:facilitiesfac RAll residential development may be required to contribute to indoor and outdoor sports andan learning facilities in Ythanbank or towards facilities in the wider catchment area at Ellon.E These may be identified in the Community Plan or relevant Community Action Plan. x Healthealth facilitfacilities: All resresidential development must contribute towards a new health centre at Ellon. DRAFT

102 Allocated Sites

OP1: West of B9005 AllocatioAlAllocation: 10 homes

This site was previously allocated as site H1 OP1 in the 2012 2017 LDP.LDP. Future developmedevelopment on the site should seek to reflect the local urban form in regards the alignment of plot boundaries as found in the rest of the village. Landscaping in the form of hedgerows,erows, walls or fencesfen should be incorporated onto the site gardens. The house design should be mindful of local buildingbuild forms. Future houses on the site should be proportional to surroundingding properties. There is a strongstr use of Aberdeenshire traditional architecture in the village and this should be reflected in the architectural design on site. The use of dormer windows,, grey slate and granite are possible elements for inclusion in the design. Affordable housingng provision should be in accordance withw Local Development Plan Policy H2 Affordable housing.Twong.Two aaffordableffordableble hohomesmes should be incorporated into the site. T OP2: (Bid FR019): Michaelmuir Croft Alloc Allocation: 4 homes This is a new allocation. It is a modest sitete that is located directlyirectly to theth south ofo the village. It is a logical continuation to the existing houses. Waste water and educationeducatio provisionp constraints will need to be overcome. The house designgp should be in keepingg with the existing properties in the village and at least 25% affordableblele housing should be providprovided. FTF AFTAFA

103 DRAFT

104 If you need a copy of this document in an alternative language, easy read format, in BSL or in large print or in Braille please telephone 01467 536230.

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