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Glen Tanar Estate Aberdeenshire Development Bid Supporting Statement Dalwhing, Glen Tanar Estate Aberdeenshire On behalf of Glen Tanar Estate April 2013 Halliday Fraser Munro Chartered Architects & Planning Consultants Carden Church 6 Carden Place Aberdeen AB10 1UR Tel: 01224 388700 Fax: 01224 388777 Aberdeen - Belfast - Dundee - Edinburgh - Glasgow e-mail: [email protected] H a l l i d a y F r a s e r M u n r o Planning 1.0 INTRODUCTION This supporting statement is to be read in conjunction with a development bid form submitted to Aberdeenshire Council proposing the allocation of circa 5ha of land for residential use on land at Dalwhing, on the South Deeside Road [B976] in Aberdeenshire. The bid is submitted on behalf of Glen Tanar Estate. The bid is founded on the following principles: meeting housing need through the provision of local housing offering choice in the Aboyne, part of the Aberdeenshire Rural Housing Market Area The site is believed to be suitable for the development of up to 15 to 20 houses as an allocation in the Aberdeenshire Local Development Plan 2016. The following statement is structured around the Council’s bid pro-forma. 2.0 SITE DESCRIPTION & BACKGROIUND Dalwhing is located on the B976 South Deeside Road approximately 0.5km to the west of Bridge o’ Ess, beyond which it is a further 3km into the village centre at Aboyne which is a defined settlements in the Local Development Plans. The proposed site comprises former forestry land sitting on the watershed between the River Dee and the Water of Tanar just above the confluence at Rhu-na-haven. There are several existing houses along the unclassified road which accesses a cohesive group of houses at Dalwhing. As the crow flies this site is just 800mtrs across the Dee from Aboyne. The site comprises a group of small parcels of land which would be set amongst the wooded and riverside landscape facing Aboyne. 3.0 DELIVERABILITY There are no physical constraints to a scheme being promoted and there are no other land ownership complications. The site would be marketable, and is likely to attract developer interest. (See section 7.1 regarding the RHMA Allocations) 3.1 Constraints The proposed bid site is not subject to any technical, environmental or planning constraints other than the fact that it is not presently zoned for development. It comprises forestry and agricultural land immediately to the east of the South Deeside Road. There is an area of semi wooded land here which is significantly above the two river flood plains. The annexed extract from the SEPA 1 in 200 year flood maps shows that the site has been selected so that it is not affected by flooding. It is recognised that the site is close to both the River Dee and the Water of Tanar which are part of a Special Area of Conservation. However the distance is sufficient that a perfectly acceptable SUDS arrangement is capable of being put in place. Boggy ground/wetland area within the site offers significant potential for use as a SUDS attenuation feature – but this is a matter of detailed design. 3.2 Access Access will be taken from an appropriate junction with the B976 where an existing junction already affords access to the Development Bid Supporting Statement — Dalwhing (April 2013) H a l l i d a y F r a s e r M u n r o Planning residential properties at Dalwhing. No discussions have taken place so far with the Roads Authority—but it is fully anticipated that a safe and functioning junction could be constructed with satisfactory sight lines. There would be no junction visibility issues with these proposals. 3.3 Residual Value & Enabling Development The site owner / proposer considers that because they already own the whole site this strengthens the prospect of an overall anticipated residual value. The development form of a series of housing parcels surrounding and surrounded by a Deeside landscape would secure a valuable and deliverable development. The capital proceeds from this development would be ploughed back into the restoration and conservation of the rest of the Glen Tanar Estate. A case can be made for this being enabling development and at the time of any application consideration will be given to matching-up the sale to the restoration of some of the many George Truefitt buildings on Glen Tanar. Work is ongoing in terms of an updated Glen Tanar property audit—and several B Listed buildings are candidates for early restoration should enabling status be granted for Dalwhing 3.4 Risks The only risk identified would be the gradual deterioration of the fabric of the listed buildings on Glen Taner—many of which are which are presently sitting unoccupied. 4.0 THE PROPOSAL The proposal is set out in the accompanying sketch plan prepared by Annie Kenyon Architects. It comprises the A series of development parcels which can be serviced from the existing access or from a new access. These parcels of land surround a water feature which enhances the already considerable amenity of this site. The development could be built out all at once, or in a series of sales to smaller builders operating on Deeside. Development would be linked in a stepwise fashion to the restoration of a series of listed buildings in Glen Tanar itself. This would all be in line with policy 10 and SG Enabling Development from the 2012 Aberdeenshire LDP. It is envisaged that this would be done on an open book basis. Since the alteration of the VAT regime for Listed Building repairs—the facility to be able to do enabling development assists considerably. One advantage of carrying forward housing release at Dalwhing is that issues to do with the setting of listed buildings within the Glen proper can be avoided. 5.0 PHASING The scheme is small enough to be considered in one phase. It is noted that the Rural Housing Market Area has a substantial (16,400) allocation within the Structure Plan and proposed Strategic Development Plan over the current 2007 – 2030 period. It is suggested that this is a large number and a suitable delivery strategy would be to ensure a diversity of sites delivering these numbers. 6.0 MIX OF USES Housing is the sole intended use. Development Bid Supporting Statement — Dalwhing (April 2013) H a l l i d a y F r a s e r M u n r o Planning 7.0 CONTEXT—THE WIDER AREA The following section considers how the proposed development site will integrate with nearby settlements. 7.1 Relationship to Existing Settlement The proposed residential development offers a small additional choice for prospective house buyers in the Aboyne area. Aboyne has one principal allocation which will provide additional housing – but this means that consumer choice is restricted. Aboyne’s one main development site to the west of the village which is in process of delivering 135 (existing consent) + a further 175 new houses over the period 2007 – 2030. Abouyne performs a key role as rural service centre and there is no reason why there shouldn’t be a small set of satellite villages/hamlets relating to it, with smaller clustered groups of residential provision. 7.2 Connectivity The proposed bid site is has linkages to both Abovne for services. Aboyne is 3km to the east. 7.3 Landscape Fit The bid site is on level ground to the immediate east of the South Deeside Road and is already well sheltered and secluded by existing woodland cover. There is no reason why this should alter. The site is visible from the north of the Dee in Aboyne at Rhu -na-haven but it is likely that additional buildings would merge effectively with the existing residential cluster at Dalwhing. 7.4 Character Glen Tanar is close to this bid site, and although Dalwhing would form a purely residential enclave—its connection to Glen Tanar would remain. The ability to cross fund the restoration of listed buildings in Glen Tanar is another means by which the character relates to The Glen. 7.5 Cumulative Impacts None identified. 7.6 Setting The development bid site has shelter to the west but is sufficiently open that satisfactory opportunities for housing to take advantage of passive solar gain will exist. The gentle slope would assist with SUDS. 8.0 COMMUNITY BENEFITS The proposed development would enable the successful conservation of significant heritage in The Glen—which itself is so important to the area. The inclusion of footpaths and connections to Glen Tanar also adds to the value that will come from the development proposed. We’ve already mentioned additional choice within the housing market as well. Development Bid Supporting Statement — Dalwhing (April 2013) H a l l i d a y F r a s e r M u n r o Planning 9.0 ACCESSIBILITY The development bid site is presently 3km from the primary school and secondary school in Aboyne. It is unlikely that a small scheme such as this would impact adversely upon the school rolls. There is a safe route to school issue for primary school children – but the rural school bus service already takes in Glen Tanar and Dinnet. Secondary schooling is closest to Aboyne Academy. Shops and other services are available in Aboyne. 10.0 CONCLUSION The foregoing sections have considered various aspects of the residential development bid proposed at Dalwhing. It has been shown that the site is deliverable, represents an enabling development and will form a small though well-formed rural cluster. It is respectfully requested that the land is allocated in the forthcoming Aberdeenshire Local Development Plan 2016 for up to 20 houses as enabling development for the many Listed buildings in Glen Tanar.
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