Dear Sir/Madam, We Act on Behalf Of

From: Brian Muir [mailto:[email protected]] Sent: 30 April 2015 10:59 To: PLANNING Subject: Angus LDP: Proposed Plan: Representation on behalf of Stewart Milne Homes North Ltd

Dear Sir/Madam,

We act on behalf of Stewart Milne Homes North Ltd. We attach four documents which, together, form a Representation in relation to the Proposed Plan for the Angus LDP. These documents are:

 The formal Representation Form (in both WORD and PDF formats, the latter being signed);  A Planning Statement, prepared by Muir Smith Evans, which sets out the overall case in support of the representation;  A Development Framework, prepared by Optimised Environments (OPEN); and  An Accessibility Appraisal, prepared by Fairhurst.

Please acknowledged receipt of this submission.

I confirm that our client would welcome discussions regarding this Representation.

Yours faithfully,

Brian Muir [email protected]

Muir Smith Evans 203 Bath Street Glasgow G2 4HZ

Tel: 0141 221 0316 Fax: 0141 221 8298 www.muirsmithevans.co.uk

Muir Smith Evans is the trading name of Muir Smith Evans LLP, Limited Liability Partnership Registered in Scotland No: SO300367 Registered Office: 7 West George Street, Glasgow G2 1BA

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Angus Local Development Plan Proposed Plan February 2015

Land at Clayholes, Carnoustie

Representation on behalf of Stewart Milne Homes

Planning Statement

April 2015

Contents

1. Summary of Submission 1

2. Context 3

3. Relevance of Land at Clayholes 5

4. Key Points from the Development Framework 6

5. Key Points from Accessibility Appraisal 7

6. Other Matters 8

MSE Ref: STEW0036

Date of Issue: April 2015

Muir Smith Evans 203 Bath Street Glasgow G2 4HZ

Tel: 0141 221 0316

1. Summary of Submission

1.1 This submission comprises four documents:

 The formal Representation Form;

 This document, which sets out the overall case in support of the representation;

 A Development Framework, prepared by Optimised Environments (OPEN); and

 An Accessibility Appraisal, prepared by Fairhurst.

1.2 All four documents should be read in relation to each other.

1.3 The case which is set out in this representation can be summarised as follows:

 The Angus Settlements Landscape Capacity Study, commissioned by Angus Council, subsequently reinforced by the more detailed assessment which is contained within the Development Framework which forms part of this Representation, concludes that the land at Clayholes has significant capacity to accommodate development.

 A proper analysis of landscape capacity, in the Carnoustie area, therefore supports the allocation of the land at Clayholes for residential development.

 Notwithstanding this significant and important ‘plus’ factor, the planning authority decided to reject the opportunity of the land at Clayholes for reasons of poor accessibility to the trunk road. (Main Issues Report, November 2012, Page 69, Paragraph 16.) This was a flawed judgement. Trunk road accessibility is good for the Clayholes area (see the Accessibility Appraisal which forms part of this Representation) and is not dependent on the Balmachie Road link to the A92. Trunk road accessibility should therefore not have been considered to be a ‘minus’ factor. This was a flawed judgement and a wrong decision by the planning authority at an important point in the LDP process.

 Regardless of the Proposed Plan’s stated intention to allocate land at Pitskelly for residential development (C1) (an allocation which has no certainty associated with it and which is currently the subject of a Judicial Review) positive consideration should be given to the merits of the land at Clayholes.

Muir Smith Evans 1

1.4 The land at Clayholes:

 Has significant positive factors in relation to landscape capacity and setting;

 Integrates well with existing community facilities, in particular at schools and the town centre; and

 Integrates well with the transportation and road network (it does not need a direct connection to the trunk road, although the left in/left out access from the trunk road to Clayholes may be regarded as a bonus).

1.5 The remainder of this report reviews:

 The relevant planning context;

 The relevance of the promoted site;

 The key points emerging from the development framework prepared by OPEN; and

 The key points emerging from the accessibility appraisal prepared by Fairhurst.

Muir Smith Evans 2

2. Context

2.1 The Angus LDP Proposed Plan (February 2015) contains only one new allocation of a housing site in Carnoustie. The allocation is for land at Pitskelly, and is identified with the reference C1.

2.2 This site was not identified in the version of the Proposed Plan which was placed before a meeting of Angus Council on 11 December 2014. That version of the Proposed Plan contained a proposal to allocate a housing site on land to the west of Carlogie Road, Carnoustie. The minute of the council meeting (item 9 pages 335 – 336) records (at the top of page 336) that councillors proposed, and approved, an amendment which deleted the Carlogie Road allocation and, instead, substituted the Pitskelly allocation. This substitution of one site for the other was undertaken without any request, from Councillors to officers, for advice regarding the merits and demerits of such an action.

2.3 At a meeting of Angus Council the following week (18 December 2014) Councillors, against the advice of officers, approved a related planning application which granted planning permission for residential development on the land at Pitskelly (allocated only a week before, as set out above).

2.4 This decision failed to take into account the findings of the Reporter in the Inquiry into the Finalised Angus Local Plan (now the adopted Local Plan). A copy of the relevant document is attached as Appendix 3 to the committee report for planning application 14/00573/PPPM which was placed before the meeting of Angus Council on 18 December 2014. The author of the committee report summarises (at para 4.1) the Reporter’s findings in relation to the land at Pitskelly. In short, Pitskelly was a poor site for development. Angus Council accepted that judgement at the time. The physical situation has not changed.

2.5 It is a matter of fact that these unusual decisions by Councillors in December 2014 are currently the subject of a Judicial Review.

2.6 Stewart Milne Homes has no locus in the legal proceedings referred to above. However, the circumstances are narrated in order to provide a context for the representations being made on behalf of Stewart Milne Homes in relation to the land at Clayholes, Carnoustie. The publication of the Proposed Plan provides an opportunity for the planning authority to further reflect on the future allocation of residential land in and around Carnoustie, taking into account the proper planning of the area as a whole.

Muir Smith Evans 3

2.7 The Proposed Plan sets out the broad housing land supply figures (beginning with the TAYplan SDP) at Table 1 on Page 20. The table shows an SDP requirement for South Angus of 1,120 units and a total plan provision (within the Proposed Plan) up to 2026 of 1,057 units. In line with Government policy, these figures do not, of course, prohibit the LDP allocating land beyond the requirements of the SDP.

2.8 Regardless of the outcome of the legal proceedings in relation to Pitskelly, there is therefore clearly a flexible context within which the planning authority may give further consideration to land at Clayholes.

Muir Smith Evans 4

3. Relevance of Land at Clayholes

3.1 It is submitted that the land at Clayholes is worthy of further consideration by the planning authority for some very basic planning reasons.

3.2 Firstly, it sits well in the landscape. For a settlement with the setting of Carnoustie, this is an important factor. Unlike the sites at Carlogie and Pitskelly, there is clear evidence that development on the land at Clayholes could be achieved in a way which respects the landscape, rather than dominates it.

3.3 Secondly, the site offers outstanding accessibility in relation to existing school provision.

3.4 Thirdly, the Clayholes location provides an opportunity, not shared by either Carlogie or Pitskelly, for proper integration with the existing grain and form of Carnoustie.

3.5 In support of the promotion of the land at Clayholes via this representation, two documents have been prepared:

 A Development Framework prepared by OPEN (dated April 2015); and

 An Accessibility Appraisal, prepared by Fairhurst (Dated April 2015).

3.6 The next two chapters summarise the key points arising from these documents.

Muir Smith Evans 5

4. Key Points from the Development Framework

4.1 Optimised Environments Limited (OPEN) has prepared a Development Framework (April 2015). It is enclosed as a supporting document as part of this Representation.

4.2 The Development Framework notes that the land at Clayholes (being promoted in this Representation) extends to approximately 35 hectares and has the capacity to accommodate approximately 400 new homes, with additional development opportunities for either residential or other appropriate commercial uses.

4.3 The Development Framework notes that the Angus Landscape Capacity Study recognises that the area of land within which Clayholes is set has the greatest capacity to accommodate development in the Carnoustie area. Development at Clayholes would “sit well” within the landscape, in marked contrast to (for example) the land at Pitskelly.

4.4 The Development Framework also notes that the land at Clayholes would provide a sustainable option for the growth of Carnoustie, not reliant on access to the trunk road and in an area which would help to support the existing town centre.

4.5 The Clayholes site also has the significant advantage of close proximity to existing schools.

4.6 In short, the site at Clayholes provides a strategy for the long-term growth of Carnoustie, allowing the town to continue to grow in a manner which reflects its character, protecting and supporting its key assets.

4.7 These key points are supported by a wealth of information within the Development Framework, particular attention is drawn to the assessment relating to landscape character and capacity, and integration with the existing urban form and grain.

Muir Smith Evans 6

5. Key Points from Accessibility Appraisal

5.1 Fairhurst has prepared an Accessibility Appraisal (April 2015). It is enclosed as a supporting document as part of this Representation.

5.2 The following key points from the accessibility appraisal are relevant.

5.3 The proposed development complies with all relevant national, regional and local policy in relation to transportation and accessibility.

5.4 The majority of Carnoustie can be considered within walking distance from the proposed development area via established pedestrian and cycle routes (allowing for the Transport Assessment Guidance of walking distances of 2km).

5.5 Existing bus stops are located within 800m walking distance of the proposed development, providing access to key destinations. It is anticipated that bus routes can be amended and improved to take into account any new development at Clayholes. There is certainly potential for existing services to be extended into the development area.

5.6 The development area lies within 600m walking distance of the Carnoustie Railway Station.

5.7 A major advantage of the development area is that access to and from the area can be achieved via a variety of routes, allowing the dispersal of both incoming and outgoing traffic. Access to the A92 trunk road is available (in all directions) via the upper Victoria and Muirdrum junctions, and there are good routes within Carnoustie between the proposed development area and these junctions. In addition, there is access/egress to the A92 in two directions (to Dundee and from Arbroath) at the Balmachie Road junction.

5.8 In summary, the proposed development area at Clayholes has excellent close proximity to schools and town centre amenities and it in line with existing and emerging transport policy. It is considered that there are positive transport-related reasons for developing the site for residential use.

Muir Smith Evans 7

6. Other Matters

6.1 In relation to education, this is provided by primary schools at Carlogie Primary, Woodlands Primary, Burnside Primary, and by Carnoustie High School for secondary education.

6.2 Area 1 of the proposed development falls within the catchment of Burnside Primary School which it is understood is nearing capacity. However, Area 2 of the proposed development area is within the catchment of Woodlands School which it is understood has sufficient capacity for development on both Areas 1 and 2 . A potential of re-zoning from catchments could resolve this issue.

6.3 Carnoustie High School, which lies immediately adjacent to the proposed development area, is understood to be at 75% capacity, and therefore can accommodate further pupil numbers.

6.4 In relation to drainage and waste water treatment, the existing treatment works which serve Carnoustie has sufficient space capacity to accommodate additional development. Scottish Water’s 2007 Asset Capacity Maps indicate that the waste water treatment works serving the town currently has capacity available for a further 1,244 housing units. Clatto Water Treatment Works also has significant capacity (2,000 unit equivalents) at the current time.

6.5 In relation to flood risk the planning authority, as part of the LDP review, has undertaken a Strategic flood Risk Assessment. The plans for that are reproduced in the Development Framework prepared by OPEN. These plans indicate that, apart from the areas associated with the 1:200 year flood risk from the Lochty Burn there are no significant risks from flooding. In any event, the areas identified as potential flood risk areas have not been included within the areas identified for development within the Development Framework.

Muir Smith Evans 8 Clayholes, Carnoustie Development Framework - Response to Proposed ALDP April 2015 1. Introduction

1.1 Purpose of this document 1.2 The Proposed ALDP 1.3 Document structure

This document describes the opportunity that the Clayholes site presents for The Proposed ALDP (February 2015) contains only one new allocation of This document describes the proposed site location and its surrounding well located and deliverable high quality residential-led development within a housing site in Carnoustie. The allocation is for land at Pitskelly, and is context, and includes a visual and physical appraisal of the site and its environs Carnoustie. identified with the reference C1. providing an analysis of the landscape setting. Through this appraisal, the

This document has been prepared to support a formal response to the The Proposed ALDP (figure 1) does not identify any new allocations within the study then identifies the development capacity of the site to accommodate Proposed Angus Local Development Plan (ALDP). It has been prepared by Clayholes site area. There are two existing allocations within the site which change and concludes with a concept and high level Development Framework Optimised Environments Limited, ‘OPEN’ on behalf of Stewart Milne Homes will be incorporated within the proposals presented in this document. to demonstrate the opportunities and benefits of development at Clayholes.

(SMH) land interests at Clayholes, Carnoustie. This Development Framework Site C(d) Balmachie Road is currently identified for housing with a capacity The document is structured as follows; document has been prepared to provide the justification and rationale for for 5 homes. Introduction the allocation of land at Clayholes for development and will support a formal The site This Local Development Plan continues the land allocation from the first planning statement. Development strategy Angus Local Plan and the Angus Local Plan Review (2009) for a new sports Summary SMH controls 35 hectares (86.69 acres) at Clayholes (the site area), shown ground and associated facilities at Shanwell Road, adjacent to Carnoustie on figure 2, and has appointed OPEN, as part of multi- disciplinary design High School which is within the site area. Site C10 identifies 1.7 ha of land The document demonstrates that the landscape character and quality of the team, to explore the potential for locating development in this location and to north of Shanwell Road and west of Balmachie Road for the development of town and the site will not be unacceptably compromised through careful inform this response to the Proposed ALDP. a recreational sports ground and associated facilities, including new access development and indeed that an opportunity exists to enhance aspects of OPEN believes that the site at Clayholes has the capacity to accommodate road and car parking. the site such as the setting of the Lochty Burn corridor. Following a master around 400 new homes as part of a housing allocation as well as land for an planning approach, which considers the site area in a comprehensive rather employment site allocation. This document has been prepared to demonstrate than a piecemeal and incremental basis, this approach emphasises landscape the rationale for locating development at Clayholes, the proposed structure capacity, site appraisal, design quality, innovation and sustainability as the key of development and outlines the key benefits development in this location factors which can achieve this objective. could offer Carnoustie.

Site boundary fig. 1: Proposed Angus Local Development Plan, Carnoustie town plan extract with site area highlighted. Clayholes, Carnoustie

2.1 Site overview

The Clayholes site is comprised of three areas of land that site either side of Balmachie Road to the north of Carnoustie, identified on figure 2 opposite. The site which is currently a series of agricultural fields is located on the northern edge of the town extending north along the Balmachie Road towards the A92 trunk road. Area 1 (11.9 ha) Area 1 is located to the west of Balmachie Road and is bounded by Shanwell Road to the south, Clayholes Farm to the north, and a public footpath to the west. Area 2 (22.8 ha) Area 2 is located to the east of Balmachie Road and is bounded by Lochty Burn to the north and east, and a residential development to the south. Area 3 (0.4 ha) Area 2 Area 3 is a triangular area of land located with existing development to the south and east, bounded by Shanwell Road and Balmachie Road respectively. David Moyes Road defines the north west boundary, separating Area 3 from Area 1. Area 1

Area 3

Legend

Site boundary

Carnoustie is located on a sloping and south-facing terraced landscape, falling towards the North Sea. The oldest part of Carnoustie is situated on what is known as the 8m raised beach. This forms a relatively flat terrace typically less than 10m AOD.

To the north of the western part of Carnoustie is what is known as the 30m raised beach. Between the two raised beach terraces is a dramatic escarpment which is clearly visible to the east of Monifieth. The escarpment snakes its way along the northern boundary of Carnoustie before working its way into the town centre and petering out as it meets the Lochty Burn. The steepest and highest part of the escarpment is to the west of Carnoustie within an area of ancient woodland.

Above the escarpment the 30m raised beach terrace is relatively flat, before stepping up again more steeply between 30 and 40m AOD between Pitskelly and Clayholes and also from Carlogie Farm to the west of San Melito. The Clayholes site is located within this relatively flat area between the two areas of higher ground.

fig. 3: Topography of site and surrounding area. Clayholes, Carnoustie

© Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. pg. 5 fig. 4: Site area and slopes. fig. 5: Angus Strategic Flood Risk Assessment - 1:200 year fluvial flood data fig. 6: Angus Strategic Flood Risk Assessment - Surface water flooding. 2.3 Slope 2.4 Watercourses 2.5 Flood risk

The site is generally flat with no constraint to development posed by The Lochty Burn defines the northern and eastern boundary of the site and As part of the ALDP Review, a Strategic Flood Risk Assessment has been topography, however, there are some local aspects that should be considered. passes from areas of higher ground to the north of the site through residential carried out. The plans above indicate that apart from the areas associated with Area 1 is defined along its southern boundary by a short but steep bank which areas and town centre before reaching the sea. Where the burn passes the 1:200 year flood risk from the Lochty Burn there are no significant risks to includes some mature trees before falling to Shanwell Road. Area 2 to the through Carnoustie its character varies, with some parts accessible and well flooding. The areas identified as probable flood risk areas on figure 5 have not east of Balmachie Road falls gently eastward to the Lochty Burn with some maintained and other areas inaccessible at the rear of private properties. been included within areas identified as appropriate for development. steeper banks to the burn corridor to be considered. There are some areas where the burn is incorporated within areas of public Due to the topography of the site there are localised low lying areas where open space, park areas and allotments. surface water may gather. These areas are not significant and do not pose To the north of the town, sections of the Lochty Burn have been straightened a constraint to development; the areas can be investigated in full and where it crosses agricultural land. Whilst the Lochty Burn is itself an incorporated in any surface water strategy in due course. understated feature in the landscape, its zigzagging path has influenced both the field and road pattern within the surrounding area, particularly to the north of Carnoustie. Some of the field boundaries from this period have been lost as fields have been amalgamated.

The Angus Landscape Capacity Study (2003) assessed the landscape capacity for urban expansion in relation to nine settlements within Angus including Carnoustie. The 2003 Study supported the production of the Angus Local Plan Review (adopted February 2009) and the Angus Local Development Plan: Main Issues Report (November 2013).

The Angus Settlements Landscape Capacity Study (2014) reviews and substantially updates the 2003 assessment. This Study was undertaken during early 2014 and has informed the selection of land allocations and policy wording in the proposed Angus Local Development Plan (approved December 2014).

The findings of the study in relation to landscape capacity of the area to the north of Carnoustie including the Clayholes site are very supportive of development in this area. Furthermore, the study identifies issues and potential mitigation measures that have informed the Development Framework. fig. 7: Angus Landscape Capacity Study (2014) - fig. 8: Angus Landscape Capacity Study (2014) Below are key extracts from the Landscape Capacity Study which have informed the proposals at Clayholes. Development on areas between 40 and 50m AOD would be highly visible The greatest capacity is considered to exist to the north (west of C62 5.3.2 North (west of C62 Balmachie Road) (extract) and would be likely to require extensive mitigation in the form of woodland Balmachie Road) where the relatively flat raised beach terrace provides The higher ground around Carlogie Hotel and the former policy woodlands and planting and management. Even with such mitigation, development would be substantial opportunities for built development without affecting areas with enclosures associated with Carlogie House provide a level of visual containment more likely to appear less deferring to the underlying landscape character higher landscape character sensitivity; visual sensitivity and landscape value. to the north of the existing urban area. The level of visual containment however than development on the lower 30m raised beach terrace. Whilst this area has some visibility from the north, further development varies significantly. There is a large relatively flat area of the 30m raised beach Accordingly, it is considered that the landscape capacity for development would be unlikely to significantly increase this. Development would appear terrace extending between Clayholes Farm eastwards. The northern extent of is significantly higher on the 30m raised beach terrace than on the hilltop framed by the higher ground either side of the Lochty Burn. The Lochty Burn, this area is marked by a sudden steepening of gradient between 30 and 40m between 40 and 50m AOD. There nevertheless remains substantial landscape whilst being a modified watercourse, could provide a design focal point for AOD between Carlogie Farmhouse and San Melito. Carlogie Farmhouse and capacity for urban extension to the north of Carnoustie west of the C62 development. Development in this area may obviate the need to impact upon the houses at The Bensil and San Melito are positioned along the top of this (Balmachie Road). more valued landscapes with greater landscape character sensitivity above slope. the escarpment to the west and the coast. 5.3.3 North (between C1 towards Upper Victoria and C62 Balmachie Road) Further urban extensions on the 30m raised beach terrace would generally not The greatest capacity for urban extension west of the C62 (Balmachie Road) lies Development on the higher ground east and west of the shallow Lochty alter the relationship of Carnoustie with the wider landscape. There is greater between the buildings, trees and mounding at Clayholes Farm and Carnoustie Burn valley would be visually sensitive and would require a careful layout landscape character sensitivity in the vicinity of the Lochty Burn. Appropriate High School. Further west, mitigation could include woodland planting on the and substantial mitigation. Even with this taking place, the impacts are likely layouts could respond positively to the Lochty Burn by allowing sufficient rising ground to the north of the 30m raised beach terrace both east and to be greater than those of development on the 30m raised beach terrace. green space along its length; making a feature of it within any layout and west of Pitskelly. Notwithstanding mitigation options, they would continue to Development on the higher ground is less likely to be deferring to the enhancing its biodiversity value by sustainable urban drainage systems. adversely affect the area with both high landscape character sensitivity and underlying landscape character. North of the 30 to 40m AOD slope the landscape capacity for urban extension landscape value. 2.6.1 Summary is much reduced. The increased elevation means that it would be more widely An urban extension which included the rising land to the north of the 30m raised The Clayholes site has now been the subject of a high level landscape appraisal visible in the landscape. The former policy woodlands and enclosures of beach terrace would be visually prominent and be difficult to satisfactorily which supports the findings of the Angus Council Capacity Study which Carlogie House do help create a level of visual enclosure to the north. The mitigate. hilltop location of woodlands makes them visible, even from the coast to the considers the land at Clayholes to have significant capacity to accommodate Angus Landscape Capacity Study 2014 Conclusion east and development would be similarly visible. Unfortunately, the woodlands development. The proposals contained within this document have been The landscape capacity for significant urban extension to Carnoustie varies in are declining in condition and are at risk of being progressively lost. The guided by the findings of the study and followed the suggestions to ensure different directions. woodlands east of the A930 (Carlogie Road) in particular have declined mitigation of any landscape and visual impacts on the surrounding landscape. rapidly over the last 10 years and now provide only a very limited landscape framework for development.

Clayholes, Carnoustie

The Clayholes site is located immediately to the north of Carnoustie. The site is not within any areas designated for their international, national or local conservation importance. 2.8 Landscape character

Carnoustie is situated on the north shore of the Firth of Tay predominantly on the flat areas of marine deposited and windblown sand. The settlement extends northwards onto more productive agricultural land.

On the coast Carnoustie straddles two landscape character types, Coast with Sand and Coast with Cliffs.

Inland where the Clayholes site is located, Carnoustie is within Dipslope Farmland landscape character type. The area is characterised by extensive areas of agricultural land generally sloping northwest to the southeast. The land use is dominated by productive agricultural land. Woodland cover is generally low, except on large estates and along river corridors. Fields are typically medium to large and rectilinear. Many field boundaries are absent, with others marked by hedges or post and wire fences and views are typically intermittent.

fig. 9: Landscape designations. Clayholes, Carnoustie pg. 8 © Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. 2.9 Viewpoint location plan

The plan opposite and photos on the following pages have been selected to illustrate the character and features of the site and the surrounding context. These viewpoints have informed a visual analysis, identifying potential opportunities, issues and impacts. This study has allowed the visual capacity of the site to accommodate development to be assessed and highlighted any implications on the proposed layout of the site. 2.10 Landscape capacity

Through this visual analysis the capacity of the landscape to accommodate development has been given consideration. Having regard to this analysis, it is considered that each of the sites demonstrates capacity to accommodate development, consistent with the finding of the Angus Landscape capacity Study 2014. Area 1 Area 2 Area 1 is very well contained and presents the greatest capacity to accommodate development. The flat site is well contained by existing woodland belts and on approach from the north (the A92) is screened by Area 1 the existing commercial building. The long views to the west from Balmachie Road should be considered in the layout. Area 3 Area 2 Area 2 is visually well contained, with only the most northerly section considered to fall outwith the existing landscape visual envelope. Area 2 when viewed in the context of the existing urban edge presents an opportunity for built development that would not affect areas with higher landscape character sensitivity; visual sensitivity and landscape value such as Carlogie. Whilst this area is partially visibility from the north, this view is in the context of the existing edge of Carnoustie and sitting lower than the surrounding areas. Further, this view could be screened by structural woodland planting. Legend Woodland planting would be in keeping with the landscape character and could help mitigate the setting of the development integrating with the Site boundary Visually prominent built form enhancement of the Lochty Burn corridor. Visual enclosure by woodland Area 3 strips Soft edge to settlement Area 3 has a high capacity to accommodate development, located within Viewpoints the existing urban area and surrounded by development. Development here Areas with capacity for development could enhance the urban form of the area.

fig. 10: Visual analysis. Clayholes, Carnoustie

Extent of site

fig. 11: View north towards Carnoustie.

Carlogie Approximate extent of site

fig. 12: View from A92 junction with Balmachie Road.

Extent of site Site extends beyond shed structures

Roofs very visually prominent

Earth bunding to reduce visual impact of Sheds

fig. 13: View along Balmachie Road from junction with track Clayholes, Carnoustie pg. 10 © Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. Isla Avenue/ Esk Gardens

Industrial Sheds Woodland Strip at Carlogie Road

fig. 14: View from junction of Shanwell Road and David Moyes Road looking north.

Carlogie

fig. 15: View from edge of settlement at Balmachie Road looking north at North -East

fig. 16: Mature tree line where Balmachie Road turns towards Carnoustie. Clayholes, Carnoustie

fig. 18: View south along Balmachie Road.

fig. 19: Views from roundabout showing current site interface between housing of Isla Avenue and farmland. Clayholes, Carnoustie pg. 12 © Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. 2.12 Site analysis

Following analysis of the site area it is considered that each of the site areas demonstrates some capacity to accommodate sensitively sited development. Further the site analysis has identified a number of aspects should be considered in the site layout and form of development. The key physical opportunities/constraints which influence the site are: • The topography of the surrounding area. • South facing aspect. • The landscape setting and in particular sensitive features within the surrounding landscape, specifically Carlogie. • Where possible existing landscape features that define the landscape character such as field boundaries and woodland strips should be included within the layout and enhanced. • Views to Carnoustie from the A92 and Balmachie Road on approach to the town. • The Lochty Burn Corridor and potential opportunities for environmental enhancement. • The site is within an accessible location and should be developed to ensure good connections to the existing path network, Core Paths and integration with the existing town. • The site should be designed to ensure safe and accessible walking and cycling routes to the existing schools. • The development form should ensure all properties are located within 400m of an existing bus stop. The site should also be designed to accommodate potential bus routes. • Development must respect the setting of the existing properties within and adjacent to the site area. Legend • The areas identified as potential flood risk areas have not been included within the areas identified for development within the Development Site boundary Framework. Urban edge Existing Woodland Designed Landscape Flood risk area Protected building

fig. 20: Summary of site analysis. Clayholes, Carnoustie

The plan opposite identifies the site in relation to the town centre, some of the key facilities within the town and key areas of public open space. The existing path network and walking distances (400m and 800m) from the site are identified to illustrate how well connected and accessible the site area is as part of Carnoustie.

The site is well located with good links to the town centre, which lies just over 800m walk to the south east. Carnoustie town centre provides a range of uses including office, business, retail and other service activities. The proximity to the town centre brings a number of benefits including access to public transport and a variety of shops and services.

The High School is located immediately to the south of the site and the local Primary School a short walk to the south.

Generally the settlement is highly compact with the urban areas rarely interrupted by green areas and landscape features. The area south of the Clayholes site is characterised with areas of open space and woodland belts. The site of the former Carnoustie House is now a public park within the urban area, much of its former policy woodlands and enclosures, which extend westwards along the top of the escarpment, remain outwith the settlement. These policy woodlands feature within the grounds of the High School, Pitskelly Park and the Cemetery. This woodland defines the southern edge of the site along Shanwell Road and is characteristic of this area of the town.

Whilst Carnoustie has historically grown in a linear manner along the A930 it has more recently grown northward inland within the Dipslope Farmland landscape character type. This growth northward has incorporated the parkland which marks the site of the demolished Carnoustie House.

The Clayholes site is located in close proximity to schools and town centre amenities, all within walking distance. Development at Clayholes would offer the opportunity to consolidate the growth of the town around this central location. This would provide a sustainable option for the growth of the town and would act to strengthen the role of the town centre. Legend

Site boundary Existing open space 400m walking isochrone 800m walking isochrone 1600m walking isochrone Town centre

fig. 21: Local facilities.

An Accessibility Appraisal has been prepared by Fairhurst on behalf of SMH in support of a potential residential development at Clayholes.

The Accessibility Appraisal has informed the production of the Development Framework. Some of the key issues of the Accessibility Appraisal that have informed the Development Framework are summarised on the plan opposite and noted below:

• The development site benefits from being located near established pedestrian links within Carnoustie, which in turn has good quality links and a high level of permeability throughout; • The area surrounding the development features established pedestrian and cycle routes. Allowing for the Transport Assessment Guidance walking distance of 2km, the majority of the town can be considered to be within walking distance; • The site also benefits from the close proximity of National Cycle Route 1, as well as a regional route between Dundee and Arbroath, and a local route that serves Carnoustie High School; • There are existing bus stops located within 800m walking distance of the proposed development providing frequent access to key destinations. There is also the potential for existing services to be extended into the site; • The development lies within 1600m walking distance of Carnoustie Rail Station and Golf Street Rail Halt; and • There are a number of potential site access options for the development, some of which can be integrated with junctions to existing developments. The high level of visibility on each of the roads on the site frontages is of significant benefit. The Appraisal concludes that development at Clayholes could be brought forward as it is in close proximity to schools and town centre amenities, and is in line with extant and emerging transport policy. Clayholes is fully compatible with national and local planning policy guidance, and as such it is considered that there are positive transport related reasons for developing the site for Legend residential use. Site boundary City centre Walking distance Bus stop Rail station

fig. 22: Site accessibility. Clayholes, Carnoustie

3.1 Concept and approach

Through the process of review and analysis, parts of the site that have immediate capacity to accommodate development have been identified on the diagram opposite. As is discussed later in this section, there is the potential for improved and additional capacity for development to the north of Area 2 following the establishment of advance structural planting. This development strategy section relates to initial phases only.

Any development should be located within the areas identified to ensure it does not negatively impact upon the landscape setting or character of Carnoustie. It is considered that by locating development within the areas identified and creating a strong landscape structure following the Lochty Burn and existing field boundaries issues relating to landscape setting, visual impact or environmental impacts can be completely mitigated or at least minimised.

Drawing from the specific sustainability objectives of the ALDP and suggestions within the Angus Landscape Capacity Study (2014), key opportunities have been identified for the site through an initial masterplanning process and a development concept for the site has been produced.

The key aspects of the concept are illustrated on the diagram opposite and identify the main principles that underlie the initial development proposals which are as follows:

• Focus development in an accessible location close to key facilities and transport links creating consolidated development form; • Provide a structure that would allow the long term phased growth of the town; • Connect existing landscape areas through a structure that provides recreational and ecological opportunities whilst reinforcing the landscape character; • Define western and northern edges of the development areas through woodland planting following enhancement of existing field boundaries; • Utilise the enhancement of the Lochty Burn corridor to define the eastern edge of the development and provide a strong landscape feature as a focus that would connect the surrounding landscape and urban areas; and • Provide opportunities for improved pedestrian connectivity in the area with new and improved Core Path links.

fig. 23: Development concept. Clayholes, Carnoustie pg. 16 © Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. 3.2 Development Framework

This section of the document sets out an initial Development Framework, demonstrating how development at Clayholes could be structured. The framework is illustrated opposite and the structuring principles for the spatial strategy are defined in the following sections.

Legend Site boundary Pedestrian connections Vehicular connections Development - Residential Development - employment Woodland Open space Sports Area SUDs (indicative locations)

fig. 24: Development Framework. Clayholes, Carnoustie

© Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. pg. 17 Woodland Residential - High density Open space Residential - medium density Sports Area Residential - low density SUDs (indicative locations) Employment land fig. 25: Clayholes Development Framework - landscape. fig. 26: Clayholes Development Framework - development areas.

3.2.1 Landscape strategy 3.2.2 Residential capacity The site is set within the Dipslope Farmland landscape character type where the area is characterised by extensive areas The areas identified for residential development on the plan above have capacity to provide approximately 300 homes of agricultural land and where woodland cover is generally low. The landscape strategy is to provide a robust landscape at an average of around 30 units/hectares. structure that would reinforce the landscape pattern and enhance the existing structure connecting existing areas of As illustrated on the plan above it is not envisaged that the density would be uniform across the development areas, this woodland, open space and wetland to provide well defined boundaries to the development areas. would enable the provision of a range of house types, size and tenure, including affordable housing depending upon The landscape strategy would see new woodland areas defining the western and northern boundaries of the site. These Angus Council’s Housing Needs Assessment. A range of housing types would ensure that uniform densities are avoided woodland areas would provide an ecological and recreational network connecting the remnant of the Carnoustie House and that a varied urban form is created. Areas of higher density development are located adjacent to Balmachie Road landscape to the south to the Lochty Burn corridor and Carlogie landscape area to the north east. These woodland where a more urban form would be more appropriate and development would benefit from closer proximity to facilities areas should be an accessible public resource for walking and play. and public transport links. It is proposed the density would reduce towards the edge to provide variety and allow for a

The Lochty Burn corridor should provide a distinct feature in the landscape defining the eastern boundary. The burn more sensitive response to the landscape edge. corridor should include path links, areas of public open space, play areas and opportunities for SUDs. The burn corridor An area of around 6 hectares (15 acres) has been identified for allocation as employment land. This area is located should act to set the site within the surrounding landscape and provide connections to the town. opposite the existing commercial development area and would be separated from the proposed residential development

The proposals include the 1.7ha land allocation for a new sports ground and associated facilities at Shanwell Road, by structural woodland. adjacent to Carnoustie High School.

Clayholes, Carnoustie pg. 18 © Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. Primary streets Pedestrian connections Secondary streets Bus stops Tertiary streets 400m walking Access points isochrones fig. 27: Clayholes Development Framework - streets. fig. 28: Clayholes Development Framework - paths.

3.2.3 Street network 3.2.4 Path network An Accessibility Appraisal has informed the proposals and provides more detail on how the site should be accessed and The Development Framework has been designed to ensure the residential areas benefit from the central location within the potential opportunities the site at Clayholes provides. the town. Located in close proximity to the town centre, facilities including school and good public transport links

The street network as illustrated on the plan above has been developed to demonstrate how safe and efficient access including the rail stations. The plan above illustrates how a network of paths would allow a variety of path connections to the residential areas could be achieved. All areas will be accessed from new junctions on Balmachie Road, the plan providing opportunities for recreational routes and active travel options. above identifies indicative locations for these access points. The street network follows the east-west street pattern The area surrounding the development features established pedestrian and cycle routes, which the proposed framework which is characteristic of much of the town and would allow good access and response to the south facing aspect. connects to where possible. This would ensure the majority of the town would be within walking distance (allowing for

The internal layout of the site has been designed to take full cognisance of ‘Designing Streets’. The layout will be the Transport Assessment Guidance walking distance of 2km) including the town centre, high school, primary school ‘Distinctive’, ‘Safe & pleasant’, ‘Easy to move around’, ‘Welcoming’, ‘Adaptable’ and ‘Re-source efficient’. The street and two rail stations. network illustrated ensures a permeable well connected network that would allow easy access to all residential areas. The plan illustrates 400m walking distances around existing bus stops. These demonstrate how most of the residential development areas are within a short walk of an existing bus route. The street network has been designed to allow for the buses to include the Clayholes area within existing services if desirable in due course.

The plan illustrates how development at Clayholes could provide further recreational walking routes, connecting existing paths including Core Paths and recognised cycle routes. The structure has been designed to ensure the street and path network integrates with the landscape structure and in particular the Lochty Burn corridor which should provide community resource and movement corridor connecting adjacent areas. Clayholes, Carnoustie

© Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. pg. 19 3.2.5 Phasing The Clayholes Development framework has been designed to provide a structure for the long term strategic growth of Carnoustie. The plan opposite illustrates how the Development Framework could be phased and would fit Allocated Employment into a plan for the wider sustainable growth to the north of Carnoustie. Site (C6) The initial phase of development should be located in the land to the west of Balmachie Road and to the north of the High School. This is the area of land with the highest capacity to accommodate development and closest to Future the existing community. Development here would allow for the provision of a phase mix of housing the allocated sports area and the early planting of structural Phase 3 Future landscaping to the east and north. Future growth The second phase of development would then be located in the land to the growth east of Balmachie Road. Phase 2 The first two phases of residential development would provide approximately 300 houses. Phase 1 The land identified for employment land should form part of a third phase of development. Future phase (Post 2026) Early planting of structural woodland and landscape enhancement of the Lochty Burn to the north of the employment land as part of the initial phases of development would ensure the capacity of the landscape to accommodate development. These landscape features would provide a strong landscape structure in which development could be accommodated, mitigating against any landscape impacts of locating development in this area. Planning this area now as part of this development strategy would ensure it forms part of the structure for growth and is well integrated as part of the town.

This area would provide approximately 5 hectares (12.50 acres) of development land and could accommodate either further employment allocation or around an additional 100 houses as part of a long term strategy for the growth of the town. Vision for long term growth In line with the findings of the Landscape Capacity Study (2014) the plan opposite illustrates how development at Clayholes could form part of a long term vision for the growth of Carnoustie. The Clayholes proposals are not reliant on this growth.

fig. 29: Development Framework -phasing. Clayholes, Carnoustie pg. 20 © Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. 4. Summary

The analysis and high level Development Framework set out in this document underpins the view that the landscape to the north of Carnoustie has the capacity to accommodate development and the site at Clayholes could provide the opportunity for a logical expansion to the existing town. The Angus Landscape Capacity Study recognises this area has the greatest capacity to accommodate development in the Carnoustie area. Furthermore this document demonstrates the wider benefits of accessibility and proximity to the town centre and other facilities that the Clayholes site offers. The site at Clayholes would provide a sustainable option for the growth of the town, not reliant on access to the A92 and in an area which would help support the existing town centre.

The site at Clayholes has the capacity to accommodate approximately 300 houses and employment land as part of initial phases of development. The strategy demonstrates how through the provision of a robust landscape structure, careful design and future planning a future phase could provide additional land for around 100 houses or further employment land. The proposals demonstrate how development of the sites at Clayholes could secure significant wider benefit in terms of providing new and improved open space, green linkages and path connections.

In summary the site at Clayholes provides the opportunity to provide housing and employment land alongside public open space set within a robust landscape structure. The site is in an accessible location and accessible by walking, cycling and public transport as well as the private car to both the town centre and local rail station. As such the site at Clayholes provides a strategy for the long term growth of Carnoustie, allowing the town to continue to grow in a manner which reflects its character, protecting and supporting its key assets.

Legend Site boundary Pedestrian connections Vehicular connections Development - Residential Development - employment Development - future phase Woodland Open space Sports Area SUDs (indicative location)

fig. 30: Development Framework. Clayholes, Carnoustie

© Crown Copyright 2013. All rights reserved. Licence No. 0100031673 © 2013 DigitalGlobe, Getmapping plc, Map data © 2013 Google. pg. 21 optimised environments ltd. Edinburgh 6th Floor | 24 Torphichen Street | Edinburgh | EH3 8JB t 0131 221 5920 | w optimisedenvironments.com

Optimised Environments Ltd. Registered in Scotland SC359690. Registered address: 6th Floor, 24 Torphichen Street, Edinburgh, EH3 8JB. Clayholes, Carnoustie

Accessibility Appraisal

April 2015

Clayholes, Carnoustie Accessibility Appraisal

CONTROL SHEET

CLIENT: Stewart Milne Homes

PROJECT TITLE: Clayholes, Carnoustie

REPORT TITLE: Accessibility Appraisal

PROJECT REFERENCE: 109531/ED/T/R01

Issue and Approval Schedule:

ISSUE 1 Name Signature Date

Issue

Prepared by Craig Jolly 15/04/15

Reviewed by Donald Stirling 15/04/15

Approved by Kenneth Fearnside 20/04/15

Revision Record:

Issue Date Status Description By Chk App

This report has been prepared in accordance with procedure OP/P02 of the Fairhurst Quality Management System.

Clayholes, Carnoustie Accessibility Appraisal

Contents

1 Introduction ______1

1.1 General 1 1.2 Site Location 1 1.3 Development Proposals 2 1.4 Report Structure 2

2 Policy Review______3

2.1 Introduction 3 2.2 National Policy 3 2.3 Regional Policy 4 2.4 Local Policy 5

3 Site Accessibility Review ______7

3.1 Introduction 7 3.2 Pedestrian Network 7 3.3 Cycle Routes 10 3.4 Public Transport 11 3.5 Summary 13

4 Local Road Network Review ______14

4.1 Introduction 14 4.2 General 14 4.3 Key Junctions 15 4.4 Strategic Connectivity 16 4.5 Potential Site Access Locations 16 4.6 Summary 17

5 Summary and Conclusions ______18

5.1 Summary 18 5.2 Conclusions 18

Clayholes, Carnoustie Accessibility Appraisal

1 Introduction

1.1 General

1.1.1 This Accessibility Appraisal has been prepared by Fairhurst on behalf of Stewart Milne Homes (SMH) in support of a potential residential development to the north of Carnoustie in Angus. SMH had previously bid to have the site added to the upcoming Local Development Plan; however this was rejected due to issues with access to the A92. The purpose of this report is therefore to assess accessibility by all modes, with a view to demonstrating that the site can be accessed, is sustainable, and is suitable for residential development.

1.2 Site Location

1.2.1 The Clayholes site is split into two parcels of land that sit either side of Balmachie Road to the north of Carnoustie. Area 1 is located to the west of Balmachie Road and is bounded by Shanwell Road to the south, Clayholes Farm to the north, and a public footpath to the west. Area 2 is located to the east of Balmachie Road and is bounded by Lochty Burn to the north and east, and a residential development to the south.

1.2.2 The site location plan can be found in the Figure 1.1.

Figure 1.1 - Site Location Plan

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1.3 Development Proposals

1.3.1 Fairhurst understands that Stewart Milne Homes aims to have the site allocated in the upcoming Local Development Plan for a residential development of up to 400 units.

1.4 Report Structure

1.4.1 This report will be structured as follows:

• Policy Review; • Site Accessibility Review; • Local Road Network Review; and • Summary and Conclusions

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2 Policy Review

2.1 Introduction

2.1.1 This section will provide a brief overview of national, regional and local policy documents applicable to the proposals, identifying firstly within each section the reviewed documents.

2.2 National Policy

2.2.1 The National Policy context is defined by the following documents:

• Scottish Planning Policy (SPP) 2014;

• Planning Advice Note 75 (PAN 75); and

• Transport Assessment Guidance (TAG) 2012.

2.2.2 SPP was issued in June 2014 consolidating all planning policies in one document, replacing the most recent SPP, SPP17 ‘Planning for Transport’. With regards to the development proposals, SPP states the following relevant policies:

• Paragraph 270: • Optimise the use of existing infrastructure; • Reduce the need to travel; • Provide safe and convenient opportunities for walking and cycling for both active travel and recreation, and facilitate travel by public transport; • Enable the integration of transport modes; and • Facilitate freight movement by rail or water. • Paragraph 272: • Development plans should take account of the relationship between land use and transport and particularly the capacity of the existing transport network, environmental and operational constraints, and proposed or committed transport projects. • Paragraph 273: • Plans should identify active travel networks and promote opportunities for travel by more sustainable modes in the following order of priority: walking, cycling, public transport, cars. The aim is to promote development which maximises the extent to which its travel demands

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are met first through walking, then cycling, then public transport and finally through use of private cars.

2.2.3 PAN75 is a good practice guide that accompanies SPP. It identifies the need for the integration of land use planning with transport, taking into account policies on economic growth, education, health and the objective of a more inclusive society.

2.2.4 PAN75 identifies in Annex B the undernoted thresholds:

• for accessibility of public transport the recommended guidelines are less than 400m to bus services; and • a maximum threshold of 1600m for walking is broadly in line with observed travel behaviour.

2.2.5 TAG was issued by the Scottish Government in 2012. The main objective of the document is to assist in the preparation of Transport Assessments for development proposals in Scotland. The guidance sets out requirements according to the scale of development being proposed; ranging from a local development which requires a Transport Statement providing an explanation of transport issues through to a major development where detailed technical analysis will be required in a Transport Assessment accompanied by a supporting Travel Plan.

2.2.6 TAG sets out a number of measurements of site accessibility (paragraphs 5.20-5.24), including travel time assessments to determine the catchment area of a development. It states that ‘journey times of up to 20-30 minutes are appropriate for walking...’ which equates to a distance of approximately 2km.

2.3 Strategic Policy

2.3.1 The strategic policy for Angus is largely defined by the ‘Regional Transport Strategy 2008 – 2023’ (RTS) by Tayside and Central Scotland Transport Partnership (TACTRAN). The Transport (Scotland) Act 2005 places a duty on Regional Transport Partnerships to develop a RTS which sets out Visions and Objectives over a 10 – 15 year horizon for meeting the transport needs of people and businesses throughout their region. The TACTRAN regional strategy covers Angus, Dundee City, Stirling and Perth and Kinross Council areas.

2.3.2 The Vision statement sets out the strategic direction and outcomes TACTRAN want the RTS to achieve over the next 15 years and beyond, which is to deliver :

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‘a transport system, shaped by engagement with its citizens, which helps deliver prosperity and connects communities across the region and beyond, which is socially inclusive and environmentally sustainable and which promotes the health and well-being of all’

2.3.3 Objectives which are relevant to the proposed development include:

• Accessibility, Equity and Social Inclusion: To improve accessibility for all, particularly those suffering from social exclusion

• The Environment: To ensure that the transport system contributes to safeguarding the environment and promotes opportunities for improvement

• To improve integration, both within and between transport and other policy areas

2.4 Local Policy

2.4.1 Local Policy for the potential development will be defined in the Angus Local Development Plan. Local Development Plans are prepared by local authorities and set out more detailed policies and proposals to guide development. These plans, which are approved by the local authority, must accord with the approved Strategic Development Plan. The Proposed Angus LDP was published in 2015, and is intended to replace the current Local Plan framework provided by the Angus Local Plan Review (adopted February 2009).

2.4.2 The Angus Local Plan Review sets out the basis for assessing future land use and development proposals. In relation to transport, the plan contains a number of key objectives. These are:

• ‘To maintain and improve accessibility to jobs, services and facilities for all members of the Angus Community in the most sustainable way’

• ‘To promote greater integration within and between transport modes and across transport, land use, social, economic and environmental policies aimed at reducing the need to travel’

• ‘To widen travel choices and improve the convenience and efficiency of transport services for the benefit of Angus residents, visitors and businesses’

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• ‘To take full account of the effect of transport movements on the environment and to reduce adverse environmental impacts’

2.4.3 Angus Council Local Transport Strategy (LTS) was issued in 2000. Visions and Aims include:

• ‘To promote a pattern of development and land use which encourages sustainable methods of transport and supports a choice of travel across the close network of towns, villages and countryside throughout Angus and linking to other areas’

• ‘To promote walking as an important mode of travel throughout Angus and to encourage people to walk more, particularly for short journeys for all purposes, including reducing barriers which discourage trips on foot and improving links with other forms of transport’

• ‘To promote cycling as an important, healthy mode of travel throughout Angus and to encourage people to cycle more, particularly for journeys to work and school’

• ‘To provide local bus services to meet the needs of local residents and visitors to the area, providing access for those without a car and an attractive and sustainable alternative for those with access to a car’

• ‘To provide a safe, well maintained, accessible and uncongested roads network to enable people and goods to move in the most effective and efficient way throughout Angus’

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3 Site Accessibility Review

3.1 Introduction

3.1.1 This Chapter of the report considers the existing accessibility of the site by non-car modes.

3.2 Pedestrian Network

3.2.1 There is a footway present on the frontage of Area 2 of the site on the eastern side of Balmachie Road. This footway is approximately 1.5m wide and is generally unlit, except for an approximately 140m long section fronted by the Clayholes Farm Cottages residential dwellings. To the north the footway terminates some 20m north of the dwellings, and to the south the footway continues to the Balmachie Road / David Moyes Road / Isla Avenue roundabout.

Photograph 3.1 - Footway on East Side of Balmachie Road

3.2.2 From the aforementioned roundabout onwards there are footways present on both sides of each of the approach roads, with dropped kerb crossings with tactile paving present on three of the four approaches. While there is no formal crossing point on the Isla Avenue approach, this is a lightly trafficked residential road with relatively low vehicle speeds.

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3.2.3 There are three main destinations for pedestrians from this roundabout – Carnoustie High School to the west via David Moyes Road, residential developments to the east via Isla Avenue, and the town centre to the south via Balmachie Road.

3.2.4 David Moyes Road is well lit and features 2m wide footways either side of the carriageway, and forms the main route to the high school from the Clayholes site. It terminates at a priority junction with Shanwell Road, which forms the northern boundary of the high school. The priority junction features dropped kerb crossings with tactile paving over both David Moyes Road and Shanwell Road.

3.2.5 Isla Avenue, as previously mentioned, leads to a residential development. The development can be considered highly permeable. It features footway and footpath links throughout, which provide connections to Newton Road to the south, as well as further residential areas and community facilities to the south and east. The roads within the development are either well lit with 2m wide footways on both sides, or are shared surfaces.

3.2.6 Balmachie Road provides the most direct link to the town centre from the Clayholes site, with the A930 High Street lying approximately 1km from the centroids of Areas 1 and 2. Balmachie Road features lit 2m wide footways on both sides until it reaches the priority junction formed with West Path and Terrace Road. At this point the footway continues on just the west side of West Path, which runs south to meet the A930. Terrace Road continues south-east, with footways present on both sides.

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Photograph 3.2 – Tactile Paving at Balmachie Road

3.2.7 Beyond these immediate links, the main roads within Carnoustie generally feature footways on at least one side of the carriageway and are lit, with good quality surfacing and a width of between 1m to 2m.

Photograph 3.3 – Footpath access to residential development

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3.2.8 The attached Figure 3.1 illustrates the 400m, 800m and 1600m pedestrian walking isochrones for the Clayholes development. The Figure shows that a number of destinations lie within walking distance, including Carnoustie High School, Carlogie Primary School, Carnoustie Rail Station, the town library, and High Street.

3.3 Cycle Routes

3.3.1 The main strategic cycle route in the area is National Cycle Route (NCR) 1, a long- distance route spanning the entire UK connecting Dover to the Shetland Isles. The route through Carnoustie generally runs east-west along the southern boundary of the town, broadly following the route of the rail track. The majority of the route is traffic-free, with a short on-road section between Norries Road and Westhaven Farm.

Photograph 3.4 – Cycleway alongside A92

3.3.2 There are two further strategic cycle routes in addition to the NCR. First, there is a signed cycle route that runs parallel to the A92. From Balmachie Road westwards it runs on the south side of the A92 and is traffic-free. An on-road section begins at Balmachie Road, with the route running south to an unclassified road to the east, which runs beneath the A92 and then runs parallel to it eastwards.

3.3.3 Finally, there is a local route that connects Carnoustie High School with the residential area to the east. It takes the form of a shared cycle/footway on the south side of Shanwell Road, continuing east along Newton Road until reaching the Prosen

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Road junction. There is also a short section running north from Newton Road along Balmachie Road to the roundabout formed with David Moyes Road and Isla Avenue. This route is provided with tactile surfacing to denote transitions between a shared- use route and a pedestrian-only route, most notably at the footpath links into the residential development that lies between Clayholes and Newton Road.

Photograph 3.5 – Shared Cycle / Footway at Carnoustie High School

3.3.4 The cycle routes in the area are highlighted in the attached Figure 3.2.

3.4 Public Transport

3.4.1 Public transport services in the vicinity of the proposed development include both bus and rail services. Figure 3.3 highlights the locations of the bus stops and rail stations within the vicinity of the site.

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Photograph 3.6 –Bus Timetable on Shanwell Road

3.4.2 The nearest bus stops to the site are located on David Moyes Road and Newton Road, which lie approximately 350 and 500m from the centroids of both site Areas. More services are available further afield on Dundee Street to the south and Carlogie Road to the east.

3.4.3 Table 3.1 below summarises the bus services at each of these stops.

General Frequencies Operator Service Route Mon – Fri Sat Sun

Arbroath - Carnoustie 4 services (every 30 Stagecoach – Monifieth – Broughty 73 mins) between 0700- - 1 service Strathtay Ferry – Dundee – 0900 Ninewells Hospital Arbroath - Carnoustie 1 per hour (0700- Stagecoach – Monifieth – Broughty 1 per hour (0900- 73A 0900) then 2 per - Strathtay Ferry – Dundee – 1900) hour (0900-1900) Ninewells Hospital Arbroath - Carnoustie Stagecoach – Monifieth – Broughty 1 per hour (0900- 73B - - Strathtay Ferry – Dundee – 1700) Ninewells Hospital

Table 3.1 – Summary of Bus Services within Vicinity of Site

3.4.4 As can be seen from the timetable the buses provide services to / from local settlements including Arbroath, Broughty Ferry and Dundee.

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3.4.5 Rail services can be accessed at one of three stations in the area: Carnoustie Station, Barry Links and Golf Street. Carnoustie Station is the primary station within the town, with one service each direction per hour Monday to Saturday, and one service every two hours Sunday. A summary of rail services from Carnoustie Station is shown in Table 3.2 below.

General Frequencies Rail Services Mon – Approximate Journey Sat Sun Fri Time Carnoustie – Dundee - Glasgow 1 per Queen Street hour 10 services 1 per day 1 hour 40 mins 1 per Carnoustie – Arbroath – Aberdeen Every 2 hours 5 per day 1 hour hour Table 3.2 – Summary of Rail Services

3.4.6 Carnoustie Rail Station has seen substantial growth over the past five years, with passenger numbers rising from around 91,000 in 2009-10 to over 120,000 in 2013- 14, an increase of nearly a third. Table 3.3 below summarises the total passenger numbers at the station over the last five years. This sharp growth demonstrates that rail is clearly seen as an attractive option in Carnoustie.

Year No. Passengers 2013-14 120,432 2012-13 107,758 2011-12 100,698 2010-11 91,740 2009-10 91,508 Table 3.3 – Summary of Annual Passenger Numbers

3.5 Summary

3.5.1 The development site benefits from being located near established pedestrian links within Carnoustie, which in turn has good quality links and a high level of permeability throughout. The site also benefits from the close proximity of National Cycle Route 1, as well as a regional route between Dundee and Arbroath, and a local route that serves Carnoustie High School.

Bus stops located on David Moyes Road, Shanwell Road, and Newton Road provide access to frequent services which cover a range of key destinations. Carnoustie Rail Station and Golf Street Station are also accessible from the site, with both stations located within 1600m of the site by foot.

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4 Local Road Network Review

4.1 Introduction 4.1.1 This chapter outlines the form and routing of the local road network and provides a summary of the operation of the major junctions in the vicinity of the site, based on on-site observations. It also provides guidance on the potential location and form of the site access junctions.

4.2 General

4.2.1 Access to the local road network can be summarised as follows:

• Newton Road runs eastwards from its junction with Balmachie Road, terminating at a priority junction formed with the A930 Carlogie Road. It is subjected to a 30mph speed limit, and provides a link to a number of residential developments, as well as Carlogie Primary School.

• David Moyes Road links Balmachie Road with the two-way section of Shanwell Road, and is subject to a 30mph speed limit.

• Shanwell Road runs east-west along the southern boundary of Area 1 of the site. It links to a pedestrian footpath to the west and Balmachie Road to the west. It is subject to a 20mph speed limit, and features a short one-way section for westbound traffic between its junctions with David Moyes Road and Balmachie Road.

• Balmachie Road is a single carriageway road running in a general northwest to southeast direction, bisecting Areas 1 and 2 of the site. It connects the A92 to the northwest to West Path and Terrace Road, which in turn lead to the centre of Carnoustie. Heading south, the speed limit on Balmachie Road is derestricted until reaching Clayholes Farm Cottages, at which point onwards it is subject to a 30mph limit.

• The A930 forms the main corridor through Carnoustie, linking the town with Dundee to the west and the A92 to the north. It is subject to a 30mph limit within the town and is derestricted along rural sections. The A930 Carlogie Road forms a bridge over the A92, to which it joins with link roads connected to left-in/left-out junctions on the A92 and priority junctions on the A930.

• The A92, which lies to the north of Carnoustie, is a dual-carriageway and is the main strategic link in the area. It runs southwest to north east, connecting

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Carnoustie with Dundee, Arbroath and Montrose, as well as other smaller settlements.

Photograph 4.1 – Balmachie Road / David Moyes Road / Isla Avenue Roundabout

4.3 Key Junctions

4.3.1 The key junctions in the vicinity of the site are the Balmachie Road / A92 left-in / left- out priority junction and the Balmachie Road / David Moyes Road / Isla Avenue roundabout, which are located to the north and south of the site respectively. A brief summary of these junctions is provided below:

• Balmachie Road / David Moyes Road / Isla Avenue Roundabout – This junction acts as the northern gateway entrance to Carnoustie. It provides a link to Carnoustie High School to the west, the town centre to the south, and a residential development to the east. Each of the arms is provided with a single approach lane, and the circulatory carriageway features a block-paved overrun area to facilitate the movement of large vehicles such as HGVs and buses.

• Balmachie Road / A92 Left-in / Left-Out Priority Junction – This provides a bonus for the accessibility of the site, providing a link between the site and the A92.the closest link to the site with the strategic A92 corridor. It is provided with 130m long merge and diverge tapers to the A92.

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4.4 Strategic Connectivity

4.4.1 Carnoustie has a generous provision of strategic routes, with multiple options for vehicles travelling to major regional destinations such as Dundee and Arbroath. These options are provided by two grade-separated junctions on the A92 to the northeast (Muirdrum) and northwest (Upper Victoria) of Carnoustie, with a further left in / left out junction formed by the A92 and Balmachie Road located between the two grade-separated junctions.

4.4.2 The major route options to and from the development are illustrated on Figures 4.1 and 4.2.

4.5 Potential Site Access Locations

4.5.1 There are a number of locations for the potential site accesses to the two site areas on Balmachie Road, although the options for Area 1 are more limited due to the shorter length of the site frontage. Figure 4.3 illustrates the locations of the potential access points.

4.5.2 Area 1 currently has two existing minor field access points, however both of these are within close proximity either to an existing junction (the southern access) or have restricted visibility (the northern access). It would therefore be more suitable to provide a new access junction between the two existing minor accesses, approximately 100m north of the Balmachie Road / David Moyes Road / Isla Avenue roundabout.

Photograph 4.2 – Site Frontage North of Balmachie Road / David Moyes Road / Isla Avenue Roundabout

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4.5.3 Alternatively a new access could be provided on Shanwell Road to the south of the site. This would require the widening of Shanwell Road to accommodate the increase in traffic, as it narrows beyond the Carnoustie High School access junctions. It may also be necessary to open the section of Shanwell Road between David Moyes Road and Balmachie Road to two-way traffic.

4.5.4 Area 2 also currently has two existing minor field access points. The southern of these two accesses, which is located approximately 60m north of the Balmachie Road roundabout, may be suitable as a secondary / emergency access to the development. There is also the potential to combine this access with an Area 1 junction and create a single new four-way junction.

4.5.5 The most suitable location for a new access would be opposite Clayholes Farm, which could potentially be integrated with the Clayholes development junction. This stretch of Balmachie Road is the least restrictive in terms of alignment and visibility, and a new junction could effectively replace the roundabout to the south as the northern gateway to Carnoustie. It would also provide a suitable marker for the extended urbanisation of the town.

4.6 Summary

4.6.1 There are a number of potential site access options for the development, some of which can be integrated with junctions to existing developments. The high level of visibility on each of the roads on the site frontages is of significant benefit.

4.6.2 There are also a variety of alternative routes to the A92 for those travelling in other directions, such as those coming from Dundee or going to Arbroath.

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5 Summary and Conclusions

5.1 Summary

5.1.1 This Accessibility Appraisal has been prepared by Fairhurst on behalf of Stewart Milne Homes to assess potential residential development at Clayholes, Carnoustie.

5.1.2 The Clayholes site is split into two parcels of land that sit either side of Balmachie Road to the north of Carnoustie. Area 1 is located to the west of Balmachie Road and is bounded by Shanwell Road to the south, Clayholes Farm to the north, and a public footpath to the west. Area 2 is located to the east of Balmachie Road and is bounded by Lochty Burn to the north and east, and a residential development to the south.

5.1.3 Fairhurst is advised that, if the site is allocated in the upcoming Local Development Plan for a residential development of to 300 housing units could be accommodated.

5.1.4 The report outlines the existing accessibility of the site by all modes, and identifies the potential access options to the site.

5.2 Conclusions

5.2.1 The Accessibility Appraisal concludes that: • The proposed development complies with the relevant national, regional and local policy; • The area surrounding the development features established pedestrian and cycle routes. Allowing for the Transport Assessment Guidance walking distance of 2km, the majority of the town can be considered to be within walking distance; • There are existing bus stops located within 800m walking distance of the proposed development providing frequent access to key destinations. There is also the potential for existing services to be extended into the site; • The development lies within 1600m walking distance of Carnoustie Rail Station and Golf Street Rail Halt; • The proposed development is located in close proximity to the surrounding strategic and local road networks, with good access to these routes. This includes the A92, which is accessible in all directions via the Upper Victoria and Muirdrum junctions, and in two directions (to Dundee and from Arbroath) via the A92 / Balmachie Road junction.

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5.2.2 The development at Clayholes could be brought forward as it is in close proximity to schools and town centre amenities, and is in line with extant and emerging transport policy. Clayholes is fully compatible with national and local planning policy guidance, and as such it is considered that there are positive transport related reasons for developing the site for residential use.

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Figures

Figure 1.1 – Site Location Plan

Figure 3.1 – Indicative Walking Isochrones

Figure 3.2 – Indicative Cycling Accessibility

Figure 3.3 – Indicative Public Transport Facilities

Figure 4.1 – Indicative Routes to Site

Figure 4.2 – Indicative Routes from Site

Figure 4.3 – Potential Access Point Locations

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Site Boundary Site Boundary 400m Walking Isochrone 800m Walking Isochrone 1600m Walking Isochrone Site Boundary National Cycle Route 1 - Off-Road Section National Cycle Route 1 - On-Road Section Site Boundary 1 Rail Station - Barry Links 2 Rail Station - Golf Street 3 Rail Station - Carnoustie Bus Stop Site Boundary Route to Site Site Boundary Route from Site Site Boundary Access point with existing junction opposite site Existing field access to site

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