LOCAL DEVELOPMENT PLAN

FINALISED RESPONSE TO PROPOSED PLAN CONSULTATION – HOUSING MARKET AREA

Issue 84 Settlement - Park Section 6 The Proposals Map, (p23) Reporter: Schedule 1, Table 6, (p28) Development plan Volume 3H Supplementary Guidance, Settlement reference: Statements (p36-37)

Body or person(s) submitting a representation raising the issue (including reference number):

39 Mr Angus Donaldson 933 Crathes, & Durris Community Council 1018, 1028, 2060 Strutt & Parker LLP on behalf of Faskally Investments 1883, 1884 Ryden LLP on behalf of Stewart Milne Homes

Provision of the development plan to Housing Land Allocation at Park – H1. which the issue relates: Planning Authority’s summary of the representation(s): Site H1 Support for H1 933: Support the allocation of H1 as it is consistent with organic growth. 1018, 1028, 2060: Support the allocation of H1 for 6 houses.

Objection to H1 39, 1883, 1884: Object to the allocation of H1. The respondents suggest that the settlement is reliant on Drumoak for services, in particular the school, and as such development should be relocated to Drumoak.

Character 39, 1883, 1884: Site H1 would result in disjointed ribbon development which would harm the settlement and character of Park. The site would impact on views from the A93.

Over-Development 39: Site H1 would unsympathetically extend a small, compact historically significant rural service centre with clearly defined boundaries. The site is wholly disproportionate to the size and setting of Park. Six houses would increase the settlement by approximately 50%.

Affordable Housing 39: The small site is unlikely to attract providers of affordable housing, which could result in commuted financial contributions being sought. If allocations were made in Drumoak, it would deliver the necessary critical mass to attract housing associations and affordable housing providers.

Services 39: Development is not needed in Park to support the shop and the hall. It is argued that 6 houses would have a minimal impact in any case.

Transportation 39: The access for H1 from the A93 is dangerous, and the respondent queries whether an additional junction onto the A93 can be safely achieved.

Previous plan inquiry 39: Site H1 was rejected by the Reporter at the previous Aberdeenshire Local Plan Inquiry.

Modifications sought by those submitting representations:

Page 1 39, 1883, 1884: Object to the allocation of H1.

Summary of responses (including reasons) by Planning Authority:

Overview Park is located within the Local Growth and Diversification Area, within the Aberdeen Housing Market Area (see issue 66). Park is a small hamlet consisting of 17 houses, with a village shop and a village hall (albeit it may be in danger of closure). Park, located on the A93 main route into Aberdeen, is approximately 0.5 km from Drumoak and is connected via a footpath. Park has the planning objectives to meet local need and support local services.

The allocation made is appropriate and sufficient for the purposes of delivering the strategy and aims of the Local Development Plan and the Structure Plan. Further information on the site is contained in ‘Issues and Actions Volume 6 May 2010’ (page 112) which was informed by the Main Issues Report consultation, and was produced to inform the allocations in the Proposed Plan.

Site H1 Support for site H1 The support for the site is welcomed.

Objection to site H1 Development has been allocated at Park to support the services in the settlement (the shop and the hall). Drumoak has also has received an allocation (see issue 85). Park is connected to Drumoak via a footpath and can easily utilise the services in Drumoak.

Character The site extends the settlement but does not constitute “ribbon” development. Any impact on views is not normally considered a material planning consideration. A development brief is proposed for the site, and therefore there will be a further opportunity for engagement in relation to the layout and design of the site. The settlement currently fronts onto the A93, so it is inevitable that this proposal will be visible from the A93. However, any adverse visual impact can be mitigated through design.

Over-development It is acknowledged that the scale of development represents a 35% increase in the size of the settlement, but 6 houses over the next 12 years is not excessive, particularly where the settlement has services to support.

Affordable Housing There is a requirement for the development to contain 25% affordable housing: this could be provided for through low cost housing which is affordable by design. There is not a requirement to attract a social rented landlord (e.g. housing association).

Services Allocations have been made in many settlements to support services. It is recognised that 6 houses may only have a limited impact, but as this development is within a short walking distance of the shop, these houses are likely to be disproportionately more beneficial than development elsewhere and will maintain a sustainable community.

Transportation The Roads Authority have advised that there is no perceived issue with access. Access would be required from the A93, but there is sufficient distance from the existing junctions to allow an additional access.

Previous plan inquiry

Page 2 The main reason that the site was rejected by the reporter was that it had not been allocated, and it was not needed to meet the structure plan requirements.

Conclusion None of the modifications sought are supported. The development strategy and land allocations in Park are appropriate and sufficient to meet the needs of the settlement strategy. The allocation is a small scale proposal to provide choice and support the services within the settlement.

Any further plan changes commended by the Planning Authority: No changes are commended.

Reporter’s conclusions:

Reporter’s recommendations:

Page 3 Issue 85 Settlement - Drumoak Section 6, The Proposals Map, (p23) Reporter: Schedule 1, Table 6, (p28) Development plan Document 3H Supplementary Guidance, Settlement reference: Statements (p5 & 6)

Body or person(s) submitting a representation raising the issue (including reference number):

933 Crathes, Drumoak & Durris Community Council 1883, 1884 Ryden LLP on behalf of Stewart Milne Homes 2257 Mr Paul Geddes 2258 Mrs Julia Shand 2261 Mrs Marion McNeil 2262 Mrs Lee Bentley 2316, 2379 Drumoak School Council Chair 2590 Mrs Shelagh

Provision of the development plan to Housing Land Allocations at Drumoak – H1. which the issue relates: Planning Authority’s summary of the representation(s): Site H1 933: The respondent supports the allocation. 1883, 1884: The proposed site is supported, but objection is taken to the limited scale as 35 houses are incapable of sustaining local services. 2316, 2379: The housing proposed is supported as long as the new Primary School is in place beforehand.

Site R1 (Replacement Primary School) 933: The respondent supports the allocation. 1883, 1884: The restriction placed on pipelines means that the location of the primary school is being compromised. 2257, 2258: The respondent states that a new school is desperately needed. 2261: Although the site is supported, concerns are raised about pedestrian access. It is requested that pedestrian access be provided from within the main area of the village. 2262, 2316, 2379, 2590: There is support for the site, and it is highlighted that the school is desperately needed and should be developed as soon as possible.

Site R2 (Cemetery) 933: Support the allocation.

Alternative Site K126 933: The non allocation of the land to the south of the village due to its proximity to the River Dee SAC is supported. 1883, 1884: Considering the strategic location of Drumoak on the A93, and the frequent public transport service, objection is taken to the failure to allocate more development in Drumoak. There is a need to allocate more land in the Aberdeen Housing Market Area (see issue 25 New Housing Land Allocations) and Drumoak is capable of further growth. The allocation in Drumoak should reflect the aspirations of Main Issues Report bid K126 for a mixed use development comprising residential, employment and community uses. 1883, 1884: There is currently no employment land available in the settlement, and employment land is proposed as part of a larger expansion to create a sustainable community. 1883, 1884: A new school with capacity for 220 pupils is being proposed by the Council which would provide capacity for a further 400 houses, yet there is no development proposed to maximise the capital investment. Other settlements with the requirement of a new primary school have been the subject of significantly greater land release. 1883, 1884: The pipeline corridor is not a constraint to development, since there are potential

Page 4 mitigation measures, although the level of mitigation is dependent on the nature of the development proposed. Realignment of pipelines has been carried out in other settlements with no compromise in developer contributions. The pipeline should not be an impediment to proper planned growth of a settlement. 1883, 1884: Land to the south of the settlement is not constrained by proximity to the River Dee Special Area of Conservation or the Waste Water Treatment Works as stated in response to the Main Issues Report: there is a technical solution.

Modifications sought by those submitting representations: 933: Land to the south of the settlement should not be allocated.

1883, 1884: Support site H1 but request further land is released to provide employment land, a suitable school site and to create a sustainable community.

2261: Request pedestrian access be provided from within the main area of the village to site R1.

Summary of responses (including reasons) by Planning Authority:

Overview Drumoak is located within the Local Growth and Diversification Area, within the Aberdeen Housing Market Area. The settlement strategy within the local growth and diversification area focuses development on settlements that will allow the provision of important infrastructure, or have specific needs identified (see issue 66). Drumoak is located on the A93, and it provides a number of services. The settlement has pipeline consultation corridors running to both the east and west. Adopting the precautionary principle, and to avoid costly realignment, where there are alternatives these have been treated as absolute constraints. Development to meet the needs of the Aberdeen Housing Market Area can be located in other villages without impinging on areas at risk. This limits opportunity for expansion of the settlement. The primary school is operating significantly over capacity, and a replacement primary school is proposed.

The allocations made are appropriate and sufficient for the purposes of delivering the strategy and aims of the Structure Plan. Further information on the site is contained in ‘Issues and Actions Volume 6 May 2010’ (page 35) which was informed by the Main Issues Report consultation, and was produced to inform the allocations in the Proposed Plan.

Site H1 Support for the site is welcomed. The development will not be able start prior to the completion of the new primary school. Drumoak Primary School is currently operating at 237% capacity.

Drumoak is not within a strategic growth area as identified by the Structure Plan. Development in the settlement requires to be of a scale to support local needs only. The settlement has received significant growth over the past five years and there are capacity issues with both the primary school and the Academy at .

Site R1 Support for the site is welcomed.

The location proposed for the school is entirely appropriate in the context of the plan for the village, and is supported locally. Site R1 is relatively close to the existing site. Pedestrian access in the form of ‘safe routes to school’ will be required.

Alternative Site Site K126 The level of growth already proposed in Drumoak is appropriate, and is discussed above under H1. There is no requirement to identify further development in the Aberdeen Housing Market Area (see issue 25 New Housing Land Allocations).

Page 5 Regarding the provision of employment land, it is suggested that this is not a necessity. The proposal for employment as part of a wider mixed development is not supported as a larger allocation in the settlement is not supported.

The replacement of Drumoak Primary School is being progressed through the capital review programme. A 140 place school is proposed to meet current needs and accommodate modest growth in accord with the allocations in the proposed plan.

The consideration of pipeline corridors as a constraint is discussed above. The level of growth required to allow mitigation is not appropriate due to the reasons mentioned above (education constraints, consolidation of settlement following recent growth).

Land to the south is within close proximity to the River Dee Special Area of Conservation and the Waster Water Treatment Works. It is recognised that these do not constitute absolute constraints, but development to the north of the settlement avoids these restrictions and the potential for risk to the water quality in the Special Area of Conservation.

Conclusion None of the modifications sought are supported. The development strategy and land allocations in Drumoak are appropriate and sufficient to meet the needs of the settlement strategy.

Any further plan changes commended by the Planning Authority: No changes are commended.

Reporter’s conclusions:

Reporter’s recommendations:

Page 6 Issue 86 Settlement - Kirkton of Section 6 The Proposals Map, (p23) Reporter: Development plan Schedule 1, Table 6, (p28) reference: Volume 3H Supplementary Guidance, Settlement Statements (p20 & 21) Body or person(s) submitting a representation raising the issue (including reference number):

422: Andrew Norval 541, 542: Ryden on behalf of Jacquelyn Liddell

Provision of the development plan to Housing Land Allocations at Kirkton of which the issue relates: Maryculter.

Planning Authority’s summary of the representation(s): Site H1 422: The site has no access issues: a previous visibility problem was removed by the realignment of the road and provision of a footpath. The site has access to all utilities. There is capacity within the Waste Water Treatment Works. The site is entirely deliverable.

Alternative Site K17 541, 542: Object to the failure to allocate land, identified in the Main Issues Report as K17. K17 should be allocated as H2 for 4 houses. The allocation of this and H1 would improve public transport to the village. 10 houses were initially allocated to H1, which was reduced to 6, leaving 4 houses capable of allocation at K17. The site would enhance security of the Storybook Glen attraction, which is a major visitor attraction for Aberdeen, but which has been the subject of extensive vandalism in recent years. The site would enhance security through natural surveillance, but also would subsidise improved security measures. The site is a logical site for expansion: it forms a link between the village and the Storybook Glen Visitor attraction.

Modifications sought by those submitting representations: 541, 542: Site K17 should be allocated as H2 for 4 houses.

Summary of responses (including reasons) by Planning Authority:

Overview Kirkton of Maryculter is located in the Local Growth and Diversification Area, within the Aberdeen Housing Market Area. The settlement strategy within the local growth and diversification area largely focuses development on settlements that will allow the provision of important infrastructure, or have a specific need identified (see issue 66). Kirkton of Maryculter is a hamlet of about 35 houses with limited services including a church, but development will support Lairhillock Primary School which is a rural school. The school is forecast to be at 53% capacity by 2016.

The allocations made are appropriate and sufficient for the purposes of delivering the strategy and aims of the Structure Plan. Further information on the site is contained in ‘Issues and Actions Volume 6 May 2010’ (page 75) which was informed by the Main Issues Report consultation, and was produced to inform the allocations in the Proposed Plan.

Site H1

Page 7 Deliverability of the site is noted.

Alternative Site K17 No weight can be placed on ‘allocations’ made in work leading up to the publication of the proposed plan. Any previous conclusions in draft publications have since been influenced by issues emerging from public debate. The housing requirement within the Aberdeen Housing Market Area has been met and there is no requirement to allocate a further 4 houses (see issue 25 housing land supply). The site is divorced from the settlement.

Enabling development proposals for economic need are not supported except in regeneration areas. In any case no evidence has been provided to justify such a proposal.

Conclusion None of the modifications sought are supported. The development strategy and land allocations in Kirkton of Maryculter are appropriate and sufficient to meet the needs of the settlement strategy.

Any further plan changes commended by the Planning Authority: No changes are commended.

Reporter’s conclusions:

Reporter’s recommendations:

Page 8 Issue 87 Other Sites Kincardine & Mearns Aberdeen Housing Market Area Section 6, The Proposals Map (p23) Reporter: Schedule 1, Table 6, (p28) Development plan Schedule 2 Table 7 (p33) reference: Schedule 3 Table 2, 3 (p35 - 41) Volume 3H Supplementary Guidance, Settlement Statements Kincardine & Mearns Body or person(s) submitting a representation raising the issue (including reference number):

178, 179 Ryden LLP on behalf of Alexander Adamson Ltd 188, 189 Ryden LLP on behalf of Mr & Mrs I Sharp 279, 280, 2149, 2150 Ryden LLP on behalf of Mr R Thorne 283, 284 Ryden LLP on behalf of Scottish Society for the Prevention of Cruelty to Animals (SSPCA) 370, 373, 2124, 2126 Ryden LLP on behalf of Mrs L Pirie 929 BLUE Planning & Development on behalf of Brodie Countryfare Ltd 1432, 1456 Bancon Developments 1478, 1480, 1481, 1482 Halliday Fraser Munro on behalf of CHAP Homes 1864, 1865, 1866, 1867 Ryden LLP on behalf of Cabardunn Development Company Ltd & Estates 1890 Ryden LLP on behalf of Balgrannach Properties Limited 2062 Maclay Murray & Spens LLP on behalf of Forbes Homes Limited 2243 Mr Philip Dean 2313, 2376 Mr Gordon Duncan 2858 Scottish Environment Protection Agency

Provision of the development plan to Land allocations in other settlements within which the issue relates: the Kincardine & Mearns Aberdeen Housing Market Area.

Planning Authority’s summary of the representation(s):

Alternative Sites 178, 179: Request that land at Cammachmore (identified in the Main Issues Report as K105) is allocated for the development of four houses. The site is bound on three sides by residential development and inclusion of this site for development would result in a more cohesive building pattern.

Woodlands, Netherley 188, 189: Land at Woodlands, Netherley (site K107 in the Main Issues Report) should be allocated for five houses. The site is within an established group of houses. There is an existing dwellinghouse on the site. The site would form a more cohesive building pattern. The site is 800 metres from Lairhillock Primary school, 595 metres from an area of employment land, and 780 metres from the Inn. The primary school is operating at 85% capacity and development is needed to sustain the primary school. The site is well connected due to its proximity to the B979. The site is not within an area of ancient woodland: there is no evidence of such a designation. The woodland already has areas of cleared land and in any case only selective felling would be required. In addition, the woodland would screen the development. The pipeline consultation zone does not preclude development, and in any case the site sits within the middle/outer zone where the Health and Safety Executive would not advise against housing.

Land to the south of the school, Lairhillock 279, 280, 2149, 2150: Land at Lairhillock (site K104 in the Main Issues Report) should be

Page 9 allocated for 15 houses. The site lies 100 metres from Lairhillock Primary School, which is forecast to have a declining roll. Development would meet the structure plan strategy in meeting an identified need. The site is also adjacent to the inn and tourist lodge.

Land to the west of the school, Lairhillock 1432, 1456: The respondent (duplicate response) objects to the failure to allocate land at Lairhillock (identified as site K46 as identified in the Main Issue Report). Land should be reallocated from to Lairhillock. Lairhillock can contribute 67 houses including affordable housing, a nursery, offices, and some retail, immediately adjacent to the primary school. The development also offers clear links with the Elsick proposal. Further details are provided in the supporting document.

Netherley House 1890: Land at Netherley (site K114 in the Main Issues Report) should be identified for 4 houses. The hamlet of Netherley comprises of 20 houses. The site is highly sustainable in terms of proximity to services and has access to public transportation services. The site would deliver 25% affordable housing, contributing to a shortfall in the area. The site lies within 1.35km from Lairhillock primary school which has capacity for 120 pupils.

Rothnick Croft, Netherley 370, 373, 2124, 2126: Land at Rothnick Croft (site K64 in the Main Issues Report) should be allocated for a mixed use development including 10 houses and a nursery. The site is 920 metres from Lairhillock primary school, and is adjacent to the proposed new settlement at Elsick. This site would offer nursery provision and after school clubs. Development of 10 houses would facilitate the nursery school. The site would support Lairhillock Primary School. The development would increase employment opportunities in the area and Scottish Planning Policy suggests that economic development should be supported in all areas.

Stripeside, Netherley 2062: Land at Stripeside, Netherley should be allocated for approximately 100 to 150 houses. The site is immediately adjacent to the new settlement at Elsick, but to the west of the Aberdeen Western Peripheral Route (AWPR). Sites adjacent to Elsick should be given fresh consideration by the planning authority. Should Elsick proceed, this site is logical. The site would benefit from a junction onto the Fastlink section of the AWPR. There are deliverability concerns with Elsick, and so smaller sites with less infrastructure requirements should be considered. The site has the benefit of early delivery.

Mill of Uras 2313, 2376: The respondent requests that site K65 as identified in the Main Issues Report (Mill of Uras) is allocated. The site is more suitable than site M1 at Roadside of .

Drum 283, 284: Land at Drum (K120) should be allocated for the development of up to 46 houses. The site is within an established cohesive grouping, and so both of the sites could be considered infill development. The sites are in close proximity to bus stops on the A93, and the local core path can be accessed.

Park, Drumoak 929: Land off the A93 at Park, to the west of Drumoak should be allocated for a tourist related leisure, retail and restaurant development. The proposal is for a sustainable tourist facility. Approximately 60 full time (FTE) and 30 part time (PTE) jobs would be created. Such a development would be compatible with paragraphs 3.11 and 3.12 off the Structure Plan.

Park Quarry 1478: Due to the allocation of ineffective sites, there is a need to allocate additional sites in the Aberdeen Housing Market Area. The surplus can be accommodated at Park quarry (site K77 in the Main Issues Report). Park Quarry is a brownfield site with locational benefits which justify its allocation. 1480: The site at Park Quarry (site K77) should be allocated given it is the largest brownfield site in the Aberdeen Housing Market Area. The site also meets structure plan requirements and conforms with the framework of the Local Development Plan.

Page 10 1481: Scottish Planning Policy states that new development should 'promote regeneration and re-use of previously developed land'. The proposal to develop Park utilises one of the largest brownfield opportunities. It has been argued that there is a condition to reinstate the land to agriculture, but it is still better to use brownfield land rather than dig up valuable agricultural land elsewhere. The settlement would be well designed. A social enterprise is proposed which would ensure sustainability. A minimum of 30% affordable housing would be delivered. Detailed research into the microclimate has shaped the design of the settlement. There are no technical issues which can not be mitigated. 1482: If Park Quarry is allocated, the site will allow a significant site for a primary school. This site could replace Drumoak Primary.

Kirkton of Durris 1864, 1865: The respondent objects to the failure to allocate land at for residential development (site K113 in the Main Issues Report). There is a need to sustain Durris Primary School which has a falling school roll. Development of site K113 would enhance the choice and range of housing in the village, as well as sustaining services. The site is bound on two sides by development and there would be minimal landscape and visual impact.

Woodlands of Durris 1866, 1867: The respondent objects to the failure to allocate land at Woodlands of Durris for a residential development of around 125 houses (site K115 in the Main Issues Report). The Council fail to recognise that waste water treatment works are a constraint on the previously identified site. There is benefit in allocating additional land in that the cost of upgrading the works would be spread over more housing, thereby making development significantly more viable. There is a need to sustain Durris Primary School which has a falling school roll: it is not sustainable to run the school at 50% capacity.

2858: Scottish Environmental Protection Agency have concerns with the intermittent poor performance of the Waste Water Treatment Plant and the impact of discharge on the receiving waters.

Denside of Durris 2243: Site K214 should be allocated to overcome the shortage of affordable housing. The development would consist of well designed, low cost, affordable houses which would blend into the rural setting.

Modifications sought by those submitting representations: 178, 179: Land at Cammachmore (K105) should be allocated for 4 houses.

188, 189: Land at Woodlands, Netherley (K107) should be allocated for up to 5 houses.

279, 280, 2149, 2150: Land at Lairhillock (K104) should be allocated for 15 houses.

1432, 1456: Land at Lairhillock (K46) should be allocated for 67 houses and offices and retail uses.

1890: Land at Netherley (K114) should be allocated for 4 houses.

370, 373, 2124, 2126: Land at Rothnick Croft (K64) should be allocated for 10 houses and a nursery school.

2062: Land at Stripeside, Netherley should be allocated for approximately 100 to 150 houses.

2376: Land at Mill of Uras (K65) should be allocated.

283, 284: Land at Drum (K120) should be allocated for up to 46 houses.

929: Land off the A93 at Park, to the west of Drumoak, should be allocated for a tourist related development.

Page 11

1478, 1480, 1481, 1482: Land at Park Quarry (K77) should be allocated.

1864, 1865: Land at Kirkton of Durris (K113) should be allocated for up to 16 houses.

1865, 1866: Land at Woodlands of Durris (K115) should be allocated for 125 houses.

2243: Land at Denside of Durris, (K214) should be allocated for low cost housing.

2858: SEPA will object to any additional loading on the Waste Water Treatment Works serving Woodlands of Durris.

Summary of responses (including reasons) by Planning Authority:

Overview The allocations within the Aberdeen Housing Market Area are appropriate and sufficient there is no requirement to consider alternative sites (see Issue 25 New Housing Land Allocations).

Further information on the sites is contained in the ‘Issues and Actions Volume 6 May 2010’ which was informed by the Main Issues Report consultation, and was produced to inform the allocations in the Proposed Plan. Relevant extracts of this document are enclosed as supporting information.

Alternative Sites Cammachmore The site was fully debated at the Main Issues Report and Proposed Plan stages and following widespread community engagement the Council’s conclusion was to exclude it. No need has been identified in Cammachmore. It is not desirable to allocate development so close to the A90 in case of the need for future upgrades. The site is not bound on three sides by residential development, it is bound on three sides by roads, and only one side by residential development.

Lairhillock / Netherley Education Overview Lairhillock Primary School was built in 2007, to replace the two smaller rural primary schools of Maryculter and Netherley. The school remains in a rural location. The school roll is forecast to decline to 53% capacity by 2016, but a more relaxed rural development policy is likely to result in additional pupils.

Woodlands, Netherley The site was identified in the Main Issues Report (K107) as a constrained site, due to proximity of the pipeline consultations zones. It is acknowledged that the Health and Safety Executives ‘Planning advice for developments near hazardous installations’ (PADHI) guidelines allow some development to take place in consultation zones. However, to meet the aim ‘sustainable development’ the view was taken that development should avoid risks where possible. The site is currently wooded, and is identified in the ancient woodland inventory as: ‘Category 2b long established woodland of plantation origin’. The Scottish Government’s ‘Control of Woodland Removal’ policy has a presumption in favour of retaining woodland resources. Scottish Planning Policy (paragraph 146) states that ancient, semi-natural and long established woodland is ‘an important and irreplaceable national resource that should be protected and enhanced’. The site is remote from any services. There is no pedestrian link to Lairhillock Primary School.

Land to the south of the school, Lairhillock Site K104 was fully debated at the Main Issues Report stage, and the Council’s conclusion was to exclude it. It is acknowledged that the site is in close proximity to the primary school. As mentioned above Lairhillock Primary School serves a rural catchment, and was not intended to attract development. Lairhillock Primary will be supplemented by development permitted through the rural development policy. There is no identified need for housing in this location.

Page 12 Land to the west of the school, Lairhillock The site (K46) was fully debated in the consideration of responses to the Main Issues Report, and the Council’s conclusion was to exclude it. It is acknowledged that the site is in close proximity to the primary school, but as mentioned above the school serves a large rural catchment and was not intended to become the centre for a new settlement. The Structure Plan states that within local growth and diversification areas, development should be focussed in existing settlements (page 11). Also, Scottish Planning Policy states that new housing development should be integrated with public transport networks (paragraph 79). There is no opportunity to reallocate the allocations from Newmachar to Lairhillock, as the allocations in Newmachar are both appropriate and sufficient (see Issue 81).

A planning application has been submitted on part of the site (APP/2010/3244).

Netherley House Site K114 was fully debated at the Main Issues Report stage and following widespread community engagement the Council’s conclusion was to exclude it. It is recognised that there are approximately 20 houses in the hamlet at Netherley House but there are no services or public transport serving the group of houses. Planning Advice Note 75 recommends that housing development should be within about 400metres of a bus stop. The site is approximately 800metres from the nearest bus stop. The primary school is approximately 2km from the site.

Rothnick Croft, Netherley Site K64 was fully debated at the Main Issues Report stage and following widespread community engagement the Council’s conclusion was to exclude it. Rothnick Croft is remote from services. The site is approximately 1.5km from Lairhillock Primary School. There is a nursery unit at Lairhillock Primary School. The site is remote from any other services, and would result in an increase in car usage. The site will be separated from Elsick by the Aberdeen Western Peripheral Route Fastlink. Policy 10 ‘Enabling Development’ does not support enabling development for economic purposes in this location.

Stripeside, Netherley The site was not proposed at any previous stage so there has been no site assessment or public debate on the site. The site is currently in agricultural use and is distant from any service centres. The Structure Plan states that within local growth and diversification areas, development should be focussed in existing settlements (page 11). Also Scottish Planning Policy states that new housing development should be integrated with public transport networks (paragraph 79). The site is not immediately adjacent to the site at Elsick, the Aberdeen Western Peripheral Route Fastlink separates the Elsick proposal and this site.

Mill of Uras The site was fully debated at the Main Issues Report and Proposed Plan stages and following widespread community engagement the Council’s conclusion was to exclude it. Mill of Uras is a small hamlet of about 12 houses. There are no services in the settlement. Development could not be reallocated from Roadside of Kinneff as it is a different housing market area (the rural housing market area).

Drum Site K120 was fully debated at the Main Issues Report stage and following widespread community engagement the Council’s conclusion was to exclude it. Both sites are adjacent to small groups of houses but could not be considered infill development. Small groups of houses with no services are not classed as settlements and therefore it is not appropriate to propose development in these locations. It is acknowledged that the sites are close to bus stops on the A93, but this does not in itself make this a sustainable, or an appropriate location for development.

Park, Drumoak The site was not proposed at any previous stage so there has been no site assessment or public debate on the site. Structure Plan paragraph 3.12 states that there is a need to diversify the economy within the local growth area, and that tourist related developments have a role to play, but that employment growth is central to making sustainable communities and

Page 13 reducing the need to commute. This site is remote from settlements and services, and would increase travel by car. The Proposed Plan has interpreted the Structure Plan as allowing significant opportunity within the Rural housing market area where there is greater need. Allocations for tourist uses are not proposed, but can be dealt with under the general policies of the plan.

Park Quarry Site K77 was fully debated at the Main Issues Report stage and following widespread community engagement the Council’s conclusion was to exclude it. The housing requirement within the Aberdeen housing market area has been met and there is no requirement to allocate further housing (see Issue 25 New Housing Land Allocations).

The site is not a strategic location as identified in the Structure Plan: the site is not in a strategic growth area. There is no need identified in this location for this scale of development. Need has been accommodated at Drumoak. Paragraph 48 of Scottish Planning Policy supports regeneration of previously developed land, but also requires development to reduce the need to travel, take account of exiting infrastructure, and prevent development at risk from flooding. A condition on the permission requires the land to be fully reinstated to agriculture. The proposal is for a new settlement which has no existing infrastructure. Part of the site is identified as at risk of flooding, and there is concern about the impact on the River Dee Special Area of Conservation.

The proposal does not meet all of the criteria under paragraph 85 of Scottish Planning Policy as; there are opportunities for the growth of other settlements, the level of public transport service is unknown, the site could have an adverse effect on an international designation and could promote development in an area at risk of flooding.

The approach taken to the design of development of the site is commended. However, there is no need for this scale of development in this location.

Kirkton of Durris Durris Primary School is predicted to be operating at 52% capacity by 2016. Kirkton of Durris is 2km from Durris Primary. Kirkton of Durris is a settlement identified in appendix 1 of SG Rural Development 1, which will allow small scale development on unallocated sites adjacent to the settlement. Development permitted through the rural development policy is sufficient to sustain the primary school.

Woodlands of Durris Durris Primary School is predicted to be operating at 52% capacity by 2016. Woodlands of Durris is a settlement identified in appendix 1 of SG Rural Development 1, which will allow small scale development on unallocated sites adjacent to the settlement. Development permitted through the rural development policy is sufficient to sustain the primary school.

At 125 houses, the scale of the proposed development is not appropriate for the settlement. Woodlands of Durris currently consists of about 35 houses, so this proposal would increase the settlement by about 350% The level of development proposed far exceeds what might be justified in terms of upgrading the waste water treatment works. If the existing site (EH1) remains constrained at the local development plan review, consideration can be given to its removal.

Denside of Durris Site K214 was fully debated at the Main Issues Report stage and following widespread community engagement the Council’s conclusion was to exclude it. The site is located within the countryside, remote from services. The strategy promoted by the Structure Plan for rural areas is to focus new housing within existing settlements. This is particularly relevant for affordable housing, where access to services and public transport is required. Any development in this location would be best considered under the relevant rural development policies.

Conclusion

Page 14 None of the modifications sought are supported. The development strategy and land allocations in the Aberdeen housing market area are appropriate and sufficient to meet the needs of the settlement strategy.

Any further plan changes commended by the Planning Authority: No changes are commended.

Reporter’s conclusions:

Reporter’s recommendations:

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