Alfred Stewart Property Foundation Ltd

Land at Rosyth Park

FIFEplan Local Development Plan Proposed Plan

December 2014 PPCA Ltd FIFEplan Contents Local Development Plan Proposed Plan 1 Introduction ...... 2

2 Planning Policy Context ...... 4

3 Rosyth Park As A Development Location ...... 9 Rosyth Park 4 Proposal ...... 12 5 Landscape And Visual Impact ...... 15

6 Fife Council Site Assessment ...... 16 PPCA Ltd On behalf of 7 Conclusion ...... 21 Alfred Stewart Property Foundation Limited

Appendix 1 – Location Plan ...... 22

Appendix 2 – Ldp Candidate Site Assessment ...... 24

Appendix 3 – Indicative Layout ...... 29

Appendix 4 – Fife Employment Land Audit 2014 Extract .... 31

Appendix 5 – Indicative Access Layout ...... 34

Appendix 6 – Letter From Fife Council Regarding Access .. 39

Appendix 7 – Potential Bridge Design ...... 42

ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

1 Introduction 1.2 The site that is the subject of this representation covers an area 1.1 PPCA Ltd has been instructed by Alfred Stewart Properties Ltd of only 1.8 hectares and is a logical extension of the land that the (ASPFL) to lodge representation to the FIFEPlan Local Council wishes to construct a park and choose facility on at Development Plan Proposed Plan against the non-allocation of Rosyth. The proposed development site would use the same land at Rosyth Park for Class 4 Business Uses (Appendix 1). The access as the proposed park and choose and agreement has site forms a small part of a larger site that is included in both the been reached with Council transportation officials on a Local Development Plan Main Issues Report Site Atlas and reconfigured access arrangement to achieve that. Proposed Plan Site Assessment with the reference LDP-

ROS001.

Rosyth Park – Site Location

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Background 1.6 The Trust is designed to continue for up to 50 years from the 29th April 2008. It is clear that the Trust and ASPFL as a delivery 1.3 ASPFL is wholly owned by The Alfred Stewart Trust (the Trust) mechanism offers a unique opportunity to advance development formed by the late Alfred Stewart MBE. The Trust has a dual proposals in the knowledge that the free proceeds will be used purpose – for charitable works and to benefit the wider Fife population and

beyond. This means that it is often able to offer enhanced  to benefit medical science and, in particular, photodynamic planning gain to meet specific community needs. therapy.

 to benefit the people of West Fife within a 15 mile radius of the centre of Dunfermline.

1.4 ASPFL as the operative arm has been substantially resourced both in terms of funds and land, and, through it and its Board of Directors, ASPFL intends to deliver Mr Stewart’s vision by creating value through careful management of the existing property portfolio within Dunfermline and the surrounding area. It intends to promote development of land already owned by it, or optioned to it, via a series of ventures and/or by Joint Venture Development.

1.5 The land in question is being promoted through the Development Plan. Income generated will be channelled into the fulfilment of Mr Stewart's philanthropic vision. Ongoing liaison with Fife Council will decide which projects will deliver the greatest public benefit.

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2 Planning Policy Context 2.3 Job creation is a fundamental aim of the Scottish Government Economic Strategy and forms part of the sustainable economic National Planning Framework (NPF3) growth policy set out in NPF3. Paragraph 2.2 notes –

“The Scottish Government Economic Strategy

2.1 The third National Planning Framework (NPF3) provides the aims to stimulate economic activity and statutory framework for Scotland’s long-term spatial investment across all of Scotland’s communities. It sets out the action we are development. It sets out the Scottish Government’s spatial taking to accelerate economic recovery and development priorities for the next 20 years. Planning authorities provide jobs and identifies seven key sectors are required to take the Framework into account when preparing with particular opportunities for growth. These Development Plans and it is a material consideration in the opportunities arise from existing competitive determination of planning applications. advantage and the potential to capitalise on our natural assets. Our key sectors are:

2.2 NPF3 confirms the Scottish Government’s central purpose to energy; food and drink; life sciences; tourism; financial and business services; universities create a more successful country, with opportunities for all to and the creative industries.” flourish, through increasing sustainable economic growth. To

achieve this, the Government Economic Strategy aims to share 2.4 NPF3 seeks to ensure that all parts of Scotland make best use of the benefits of growth by encouraging economic activity and their assets to build a sustainable future. Planning will help to investment across all of Scotland’s communities, whilst create high quality, diverse and sustainable places that promote protecting natural and cultural assets. well-being and attract investment.

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

2.5 Paragraph 2.7 notes that great places support vibrant, 2.7 NPF3 states that the completion of the Queensferry Crossing, empowered communities, and attract and retain a skilled the Forth Replacement Crossing which was included as a workforce. Emerging technologies for renewable energy and national development in NPF2, will further strengthen improved digital connectivity are changing the understanding of connectivity along Scotland’s east coast economic corridor. It what constitutes a sustainable community. The Scottish notes that Dunfermline is an important employment hub. Rosyth Government supports growth in priority sectors and locations, Park can plug directly into that given its location and access to and promotes a place-based approach to development. This is the motorway and rail networks. endorsed by ASPFL and through its promotion of Rosyth Park for high quality employment uses. 2.8 In this context, Rosyth Park, located on the Fife Circle Rail Line, served by bus based public transport and with excellent access 2.6 It notes that Edinburgh is Scotland’s capital city, and the south to the A823(M) and M90 motorway, is a highly sustainable and east of the country supports many of our most important accessible business location. economic assets – and many more future opportunities. The city

region extends north into Fife. Edinburgh is one of Europe’s most important centres for financial services and tourism, and the world’s foremost festival city. Energy will be an increasingly important sector, centred on the city and at sites around the Forth. Life sciences will also see growth, in particular in clusters linked to universities. Creative industries, universities and food and drink all have a strong presence in the city region, and good prospects for growth. Rosyth Park is a highly sustainable location for such development.

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Scottish Planning Policy 2.11 Scottish Planning Policy notes that Local Development Plans should allocate a range of sites for business, taking account of 2.9 On the subject of economic development Scottish Planning current market demand; location, size, quality and infrastructure Policy of 2014 notes that the planning system should promote requirements; whether sites are serviced or serviceable within business and industrial development that increases economic five years; the potential for a mix of uses; their accessibility to activity while safeguarding and enhancing the natural and built transport networks by walking, cycling and public transport and environments as national assets. It should allocate sites that their integration with and access to existing transport networks.

meet the diverse needs of the different sectors and sizes of 2.12 As a business location, Rosyth Park is ideally situated to meet business which are important to the plan area in a way which Scottish Government sustainable transport aims and objectives. is flexible enough to accommodate changing circumstances It is located adjacent to the national motorway network and could and allow the realisation of new opportunities; and give due be accessed via the strategic and / or local road network. It is weight to net economic benefit of proposed development. located immediately adjacent to Rosyth rail halt and is served by bus based public transport. It is also directly to the east of the

2.10 The scale and nature of development proposed at Rosyth Park Fife Council promoted park and choose site proposed for Rosyth. will enable a flexible approach to new high quality business

development and creation including in the key sectors of energy, life sciences, universities and the creative industries and; tourism and the food and drink sector.

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

SESPlan Strategic Development Plan  Promote the provision of improved infrastructure to enhance connectivity within the area, between 2.13 The SESPlan Strategic Development Plan for the southern Fife the area and other parts of the UK and elsewhere Council area was approved by Scottish Ministers in June 2013. to support economic growth and meet the needs of communities. 2.14 The spatial strategy of the Plan seeks to ensure that, by 2032, the Edinburgh City Region is a healthier, more prosperous and  Contribute to the response to climate change sustainable place which continues to be internationally through mitigation and adaptation and promote recognised as an outstanding area in which to live, work and do high quality design / development. business. 2.17 The Plan notes that Rosyth is part of a wider Dunfermline 2.15 New business development at Rosyth Park will directly contribute centred economic cluster (Figure 8). The Plan states that Local to this aim. Development Plans shall maintain a supply of employment land allocations to meet changing demand. 2.16 The relevant Key aims of the Strategic Development Plan are to -

2.18 Local Development Plans should respond to the diverse needs  Enable growth in the economy by developing key and locational requirements of different sectors by ensuring that economic sectors, acting as the national hub for there is a generous range and choice of employment sites which development and supporting local and rural are highly accessible to communities across the SESplan area. It development. notes that following sectors are considered to be of strategic  Integrate land use and transport, reduce the need importance to the economy of the SESplan area: financial and to travel and cut carbon emissions by steering business services, higher education and the commercialisation of new development to the most sustainable research, energy, tourism, life sciences, creative industries, food locations. and drink and enabling (digital) technologies.

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

2.19 The supporting SESPlan Economy Technical Note highlights that NPF2 identifies strategic concentrations in the SESplan area in the Lothians and South Fife with specific mention of the Upper Forth (Dunfermline and Rosyth area). These areas are considered to offer significant strategic economic growth potential. Rosyth is identified as a location for major economic growth including the development of an international container port terminal. It notes that the financial and business services sector of South East Scotland is concentrated in Edinburgh city centre, West Edinburgh, Livingston and Dunfermline/Rosyth.

2.20 The site and proposed uses set out in this Report fully comply with the requirements set out in the emerging Strategic Development Plan above.

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3 Rosyth Park as a Development Location

3.1 Rosyth Park is located between the A823(M) and Fife Circle Railway Line northeast of Rosyth Rail Halt. To the north beyond the A823(M) lie the Pitreavie Business Park, the Carnegie Campus and the Masterton Business Park, all highly successful enterprises. New residential development has taken place to the north of the A823(M), noticeably in the Dunfermline Eastern Expansion area (DEX).

3.2 To the south of the proposed site beyond the rail line is existing residential development at north Rosyth. To the west is business land that Fife Council is currently promoting for a park and choose facility and to the east is the M90 Masterton motorway junction. ASPFL is currently in discussion with the Council Estates Department to agree a way forward in promoting this facility.

Looking east to Rosyth Park and Rosyth Station

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

3.3 The proposed site area measures approximately 1.8 hectares and is located immediately adjacent to the proposed Council Park and choose facility at Rosyth.

3.4 The site is located at a strategically important ‘gateway entrance’ to both Dunfermline and Rosyth served by a strategic road access and rail halt with a small scale existing park and ride facility.

3.5 There are no environmental designations that would affect development of the site for the uses proposed.

3.6 This is not the site that is assessed in the Council Site Assessment that was published in support of the Local Existing Business uses in the area Development Plan Proposed Plan (Appendix 2). That Site Assessment deals with a larger site that was promoted to the Main Issues Report stage of the Local Development Plan. This was, following discussion with Council Officers, updated to reflect the smaller site that is the subject of this submission.

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

3.7 The site provides a significant positive opportunity to deliver a high quality Headquarters Class 4 business development in a highly accessible location (Appendix 3). This will complement and capitalise on the success of the Carnegie and Masterton Business Parks. It will provide local employment opportunities in close proximity to the strategic eastern residential expansion of Dunfermline and the Central Scotland motorway and rail networks. Detailed design and layout will deliver a landmark development at a strategic gateway entrance to the City. All proposed development would be set in a high quality landscape setting.

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

4.3 As a settlement, Dunfermline is “amber” ranked in the latest 4 Proposal Employment Land Audit carried out by the Council (Appendix 4). This means that there is limited employment land available and Employment Uses that the supply needs to be augmented (in terms of area and / or 4.1 The proposed site will provide, in part, for future employment range of uses). The site at Rosyth Park proposed in this requirements of the local area. Promotion of land to develop representation will meet both of these requirements. quality business opportunities is, in principle, supported by the 4.4 In Dunfermline, according to the latest Audit, only 10.51 hectares Scottish Government and current planning policy. of employment land out of a possible 57.94 hectares was 4.2 Whilst the Carnegie and Masterton Business Parks are at, or immediately available for development. 42.31 hectares of the approaching, capacity, land allocated for business development overall supply had some form of minor constraint and the at the Dunfermline Eastern Expansion (DEX) has not yet been balance had some form of major constraint preventing its taken up. SKY and Scottish Water are both important employers immediate development. in the area and could act as a magnet for further high quality 4.5 Within Rosyth there was only 13.34 hectares of employment land strategic business development in the vicinity. These employers immediately available out of a total supply of 42.71 hectares at are currently experiencing staff parking problems and are alleged 2013. A further 11 hectares had some form of minor constraint to be the primary source of local traffic congestion. Given the and, importantly, 18.37 hectares of land had some form of major close proximity of heavy rail, the lack of access to it is an issue. constraint preventing it coming forward for immediate Sustainable solutions require to be found. development in that audit area. A significant proportion of the strategic Rosyth Waterfront development area is constrained (Audit page 22). Land at Rosyth Park could come forward in the short term that would complement this area and areas elsewhere in Rosyth.

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

4.6 A consistent approach is required to the identification of land in 4.9 It is contended that the Rosyth Park site is much better located in Rosyth by the Council in its Development Plan. Notwithstanding respect of the strategic transport network than business land at the green light designation for the settlement in the latest the Dunfermline Eastern Expansion (DEX). The adopted Employment Land Audit, the Council professional officers were Dunfermline and West Fife Local Plan now allocates land at minded to identify further employment land at Hilton as part of Dover Heights within DEX for mixed use development including the Local Development Plan Proposed Plan preparation process. an element of residential use. This, again, results in a loss of The only reason that stalled was as a result of comments made land for employment uses in Dunfermline. by Scottish Natural Heritage about that site (a site that is the 4.10 It should also be highlighted that the development of the Amazon subject of separate representation to the Plan). The principle of distribution warehouse at Sandpiper Drive Dunfermline is a “over-allocation” of land for employment uses has, therefore, significant single user facility and, whilst the advent of an been accepted by the Council. international company such as Amazon in Dunfermline is 4.7 As such, the identification of Rosyth as a green light settlement in welcomed, this further reduces employment land available within terms of employment land supply does not prevent the Council the settlement. from identifying further land for employment use within the 4.11 In order to maintain an employment land supply as required by settlement. Scottish Planning Policy and the emerging Strategic 4.8 Further loss of employment land, without an equivalent Development Plan, it is essential that land at Rosyth Park is replacement within the surrounding area of Dunfermline or allocated for such use. Rosyth to the south, will reduce the availability of such land for inward investment or indigenous expansion and exacerbate the amber ranking set out above.

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Design and Layout

4.12 The concept for Rosyth Park is one of a high quality pavilion style Marketability Statement low density and low impact business development that fits well within the surrounding landscape. 4.15 ASPFL Ltd has been in discussion with a national developer who has identified Rosyth Park as an excellent location for Class 4 4.13 As the site is located in an elevated position in relation to Rosyth Business Use. Significantly, due to the excellent location of the (although below Pitreavie and Masterton) it is important to site, ASPFL has been advised that it should aim to provide a high maintain an open feeling to avoid coalescence between profile Headquarters type building rather than smaller nest style Dunfermline and Rosyth. The A823(M) is a clear physical barrier units on the site. between Dunfermline and Rosyth. This sense of separation would be reinforced within the proposed development site through detailed building design and layout. As set out above, a low density pavilion-style development in a landscaped setting may be considered suitable for the site. The design and layout of buildings on the site represents an opportunity to create a positive environmental statement on this strategic entrance to both towns whilst also providing a high quality business environment. Formal and informal open space or recreational uses could be interspersed between proposed buildings. This negates Council concerns over coalescence.

4.14 SEPA flood risk maps indicate that the site at Rosyth Park is not at any risk of flooding.

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

5 Landscape and visual impact No real visual separation from Rosyth, and development of the site as proposed would be simply a slight extension of the 5.1 The Rosyth Park site has a very limited visual profile from the existing foreground view. surrounding area given the scale of the development proposed. 5.4 From the west, the area of the site that could be seen is across To the south, is the railway and Rosyth. Existing development in the area of land which will be developed for the Fife Council this part of Rosyth effectively turns its back on the site, with promoted Park and Choose facility. houses backing on to the railway line or facing a narrow strip of woodland south of the railway. This means that that there are no 5.5 From the east there are views into the west end of the site from public views of the site from Rosyth with only views into it from the M90 and the A823(M) slip roads, and it is really only in these the rear of houses east of ‘The Wilderness’ woodland. views from the road that there is any sense of separation between Dunfermline and Rosyth. Conveniently, this is the low 5.2 To the north, the site is bounded by the A823(M), from which end of the site and would be the location needed to there are limited views of the edge of the site because the road is accommodate any SUDS features required to serve the site. mainly in slight cutting and there is a belt of scrub woodland This, in turn, would maintain an open landscape and thus retain a along the road verge. sense of separation.

5.3 North of the A823(M) lies the Carnegie and Masterton Business 5.6 Woodland planting would be introduced to provide site screening Parks, Pitreavie Castle and new housing around Pitreavie. where appropriate. Mature woodland screens views of the site from Pitreavie Castle and grounds, and this woodland and the Carnegie business park screen the site from the housing area. There are some views of parts of the site from the Masterton Business Park and

intermittently from part of Masterton Road. In these views there is

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

6 Fife Council Site Assessment 6.3 Rosyth Park benefits from simple vehicular access on to the M90 and wider central Scotland motorway network. Land immediately 6.1 As a business location, Rosyth Park is ideally situated to meet to the west to the site has planning permission at this time for a Scottish Government sustainable transport aims and objectives. strategic park and choose facility promoted by Fife Council, partly It is located adjacent to the national motorway network and could as a result of such road access and also due to the close be accessed via the strategic and / or local road network. It is proximity of Rosyth Rail station to the south. located immediately adjacent to a rail halt and is served by public 6.4 An indicative Masterplan (Appendix 5) shows how the proposed transport in the form of buses. It also incorporates a proposed vehicular access to be put in place for the park and choose park and choose site. It is within easy walking distance of facility can be extended to serve a high quality Class 4 pavilion residential development. style business park at Rosyth Park. This is an efficient use of

6.2 Together with Park and ride / choose facilities at Halbeath and land using a single access point for the park and choose facility Ferrytoll this will form part of the strategic network of facilities to access multiple uses. This is in keeping with development on designed to offer alternatives to the use of private cars, the 1.8 hectare site as proposed. particularly for journeys to work. It is, therefore, essential that this is planned and developed in a properly integrated manner. It is a fact that the proposed park and choose facility will make the area even more highly accessible to a wide range of transport modes that does not place reliance on the private car.

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6.5 In its Site Assessment, the Council has raised the issue of 6.6 The Council noted previously that “Consent granted for Park & potential coalescence between Dunfermline and Rosyth. Choose facility in west (sic) of site. Approved layout doesn't However, the Council is supporting and has granted planning provide vehicular access to candidate site. TS will need to view permission to the aforementioned park and choose facility that access strategy, given access can't be taken directly from specifically “fills the gap” between Rosyth and Dunfermline at A823(M). TA required - should consider where the 2nd means of that point. The area proposed for allocation through this vehicular access from the north (sic) over the A823(M) shall be submission is only a portion of the site that was promoted provided. Costs of bridge over the A823(M) will influence the through the Main Issues Report stage of the Local Development viability.” Plan. It is bounded to the south by an extension of the park and 6.7 ASPFL has employed TransportPlanning Ltd to examine this choose facility access road and there remains open space and, as part of that process, has received a letter from Fife between it and the northern urban edge of Rosyth and the rail Council dated 17th September 2013 (Appendix 6) that confirms line. The A823(M) is a clear physical barrier between that the there is no objection in principle to a reworked site Dunfermline and Rosyth. The road would continue to form a access that would allow access to employment land at Rosyth wholly defensible boundary. The balance of the site would Park. A second access to serve this smaller site may, therefore, remain undeveloped. The concern over coalescence can no no longer be required. longer be an issue as a result.

6.8 However, if the scale or intensity of development were sufficient to warrant the bridge crossing, then this could be provided. This would be determined through a Transport Assessment and many sites that are identified in the LDP process require Transport Assessments to determine their access infrastructure – this site is no different in that regard.

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

6.9 Were such a bridge to be provided, in addition to the co- 6.11 The Site Assessment notes that “This site is within 400m of some locational benefits of providing employment uses in tandem with residential areas that could access the area by active travel the Park and Choose site, opportunities would then exist to divert means. This site is separated from the built edges of Dunfermline some bus services through the development site. A possible and Rosyth by the M90 slipway and the railway. There is bridge design has been provided in Appendix 7 of this therefore no potential for development on this site to integrate submission. with either Rosyth or Dunfermline”. This is not the case as the proposed “park and choose” facility includes within it the 6.10 Leaving that aside, the clear locational advantage related to the construction of a bridge across the rail line to the Rosyth Rail proximity of rail at an employment site in this location is that Halt. Furthermore, a network of existing cycle routes – inbound trains are empty in the morning as commuters use the Queensferry Road, Kings Road and Primrose Lane (map able to outbound service – developing an employment hub makes the be viewed on the SUSTRANS website) – converge at the most of existing (empty) rail capacity thereby enabling existing rail station thereby offering existing linkages that could sustainable, efficient, use of existing services without the need be simply extended into the site. for additional infrastructure. 6.12 The Council Site Assessment raises the issue of possible archaeological remains within the site. It notes that “Well- designed change can be accommodated within the Inventory area. Mitigation may require design, screening and/or archaeological evaluation.”

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ASPFL - Rosyth Park – Fifeplan Proposed Plan - December 2014 ______

6.13 In December 2013, an archaeological evaluation was carried out 6.15 With regards to employment land supply, and from the Council by GUARD Archaeology Ltd on behalf of Fife Council on the Employment Land Audit 2013, whilst the Dunfermline supply is “park and choose” facility land. A trial trench evaluation of 5% of “amber” and Rosyth is “green” there is very little employment the total area proposed for development (3.5 ha) took place and land allocated that has been developed. Only two sites were fully only one significant archaeological pit feature was encountered built out in Dunfermline in the 2011-12 period and none in during the evaluation. Following initial fieldwork, a metal- Rosyth. There were no sites under construction in either detecting survey recovered three coins. Equivalent survey / settlement in that time period. This issue is one of quality of analysis will be undertaken as part of development of the wider supply and deliverability. The Rosyth Park site promoted through Rosyth Park site as and when development proposals move this representation is wholly deliverable in the short term in forward. conjunction with the “park and choose” facility and can provide high quality Class 4 development for the local and wider area. 6.14 Detailed site development will be supported by technical Flood Risk Assessment, drainage capacity and air quality assessment 6.16 In terms of deliverability, Dawn Developments has recently at the appropriate time. The issue of air quality raised in this, and approached the Council to deliver the park and choose facility in other, Site Assessments may best be addressed by the partnership with ASPFL on a “Not for Profit” basis. Dawn designation of the problem areas as Air Quality Management Developments specialises in raising funding for major Areas. infrastructure schemes where public sector clients / providers do not necessarily have the financial wherewithal to development the assets themselves. The delivery of the development proposed through this submission will assist Dawn Developments in procuring the same.

6.17 Dawn Developments view Rosyth Park as a particularly attractive location given the fantastic transportation connections at this site. This will act as a major lever for inward investment into the area.

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6.18 The Site Assessment notes that “This site is within 400m of some 6.21 It is wholly logical, from both a sustainable land use planning and residential areas that could access the area by active travel transportation perspective, to connect any proposed park and means. This site is separated from the built edges of Dunfermline choose facility to a potential new business park development and Rosyth by the M90 slipway and the railway. There is adjacent to it. Local jobs provision in a location accessible by a therefore no potential for development on this site to integrate wide variety of non-car based transport modes offers the chance with either Rosyth or Dunfermline”. to reduce congestion and pollution.

6.19 This is not the case as the proposed “park and choose” facility includes within it the construction of a bridge across the rail line to the Rosyth Rail Halt. Furthermore, a network of existing cycle routes – Queensferry Road, Kings Road and Primrose Lane (map able to be viewed on the SUSTRANS website) – converge at the existing rail station thereby offering existing linkages that could be simply extended into the site.

6.20 A proposed access has been designed by Savell Bird & Axon Transportation Consultants. This will be taken from the Dunfermline Expansion area to the north of the A823(M) in the form of a flyover bridge at the location of the present bridge and allow direct access into the Rosyth Park site without any impact on the proposed park and choose facility. This form of access has been agreed in principle by transportation officers of Fife Council.

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7 Conclusion

7.1 Rosyth Park is a deliverable and sustainable small scale location for development. It is in the control of a landowner willing to release the site for development. The principle of business development here is supported by national and strategic planning policy. Allocation and development of the site for business uses will make a significant local contribution to meeting employment requirements and, from that, help to maintain a viable and effective economic land supply.

7.2 As such, representation is lodged to the FIFEPlan Local Development Plan Proposed Plan in respect of the non-allocation of land for Class 4 Business Use at Rosyth Park.

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Appendix 1 – Location Plan

scale 1 : 25 000 at A4 Reproduced from the 2014 Ordnance Survey 1 : 25 000 scale with the permission of The Controller of Her Majesty's Stationary O ce, c Crown Copyright. Licence No. AL100016663

Legend: December 2014 ASPFL Rosyth Park, Dunfermline Site Boundary Fifeplan Local Development Plan PPCA Ltd Proposed Plan Rosyth Park, Dunfermline Location Plan Figure 1 Appendix 2 – LDP Candidate Site Assessment

Local Development Plan Candidate Sites Site Ref LDP-ROS001 ± Rosyth Park (land south of A823(M)) Enterprise, Planning & Scale 1:9,000 Protective Services Version 3 - Aug 2014

Reproduced by permission of Ordnance Survey on behalf of HMSO.© Crown copyright and database right 2014. All rights reserved.Ordnance Survey Licence number 100023385. Rosyth

Candidate site: LDP‐ROS001

Site Name and Location: Proposed Plan Reference (if applicable): Part of site designated as ROS 014 Rosyth Rail Halt Rosyth Park (land south of A823(M)), Rosyth Park and Choose Site Area: 21.5 Proposed Plan designation (if applicable):

Transport Proposal

Capacity of housing sites: N/A

Site Conclusion: Relationship to the FIFEplan strategy:

Allocation of this greenfield site for employment uses is Allocation of the eastern portion of this site is not not supported. There are potential issues of considered to be consistent with FIFEPlan strategy. The coalescence between Dunfermline and Rosyth. western part is already the site of a Park & Choose Allocation may also affect effectiveness of existing facility. Adequate employment land provision already employment land supply ‐ a matter identified by the exists in this area. Reporter at the Local Plan Examination. Also likelihood of significant archaeological remains on site.

History of the site at previous Local Plan Examinations:

Yes, at Dunfermline & West Fife Local Plan Examination. Reporter did not support site on the basis of adequate employment provision and effect on existing provision and possible coalescence issues.

Transport Assessment Summary: Post Consultation Transport Assessment Summary:

Consent granted for Park & Choose facility in w of site. N/A Approved layout doesn’t provide vehicular access to candidate site. TS will need to view access strategy, given access can’t be taken directly from A823(M). TA required ‐ should consider where the 2nd means of vehicular access from the nth over the A823(M) shall be provided. Costs of bridge over the A823(M) will influence the viability.

Energy Production Summary: Post Consultation Energy Production Summary:

Potential to link into proposed Rosyth district heat N/A network linked to proposed biomass at waterfront. Scale and mix of uses would allow for onsite CHP/biomass. Proximity to watercourse may allow for hydro scheme. Settlement Summary: Post Consultation Settlement Summary:

This site is within 400m of some residential areas that N/A could access the area by active travel means. This site is separated from the built edges of Dunfermline and Rosyth by the M90 slipway and the railway. There is therefore no potential for development on this site to integrate with either Rosyth or Dunfermline. Development could provide additional greenspace in the area.

Biodiversity Summary: Post Consultation Biodiversity Summary:

It is noted that there is existing permission for a park N/A and choose on the western part of the site. Any further development should retain identified woodland habitat. With this proviso no negative impact on biodiversity is anticipated.

Landscape Summary: Post Consultation Landscape Summary:

W part site allocated in Local Plan for Park & Choose. N/A Development of site merges the edges of Dunfermline & Rosyth but remaining agric land appears isolated by surrounding transport infrastructure. Site largely visually contained in closer views by woodland along the edges. Its role in separating ROS & DUN only clear in more distant views.

Water Quality and Flooding Summary: Post Consultation Water Quality and Flooding Summary: FRA required. Existing FRA for Park & Choose. 6m buffer required. Development may exacerbate pressure on N/A Brankholm (SEPA) Water‐Capacity; Wastewater‐ Capacity. Foul & surface water pipes run through the site. Development should consider (SW) SEPA indicative flood map identifies potential flood risk from the Whinny Burn. Site identified as possible flood relief route to reduce flooding in Rosyth.

Built Heritage Summary Post Consultation Built Heritage Summary

The site is included within the national Inventory of N/A Historic battlefield sites. Inclusion in the Inventory indicates the desirability to preserve or enhance the existing character of the battlefield area. Well‐designed change can be accommodated within the Inventory area. Mitigation may require design, screening and/or archaeological evaluation. Air Pollution and Hazards Summary: Post Consultation Air Pollution and Hazards Summary:

Cognisance must be given to the potential impact on N/A the emerging air quality issues in Admiralty Road. There are sewage works and industrial uses nearby. SEPA comment that due to the potential odour nuisance from the sewage treatment works they recommend that these sites are not allocated for residential or other sensitive uses. the proposed use on this site would not be considered as sensitive.

Soil Summary: Post Consultation Soil Summary:

Site appears to have been used for mainly agricultural N/A purposes in the past. Site around 70m from a former landfill site. If the site was to be developed Environmental Setrvices would advise a suspensive condition be applied. No prime quality land. Some sand & gravel on site.

Waste Summary: Post Consultation Waste Summary:

The construction phase of the proposal would add to N/A waste arisings but the completed development would have no overall impact on waste generation.

Other Constraints Summary: Post Consultation Other Constraints Summary:

N/A

Appendix 3 – Indicative Layout

Legend December 2014 ASPFL Rosyth Park, Dunfermline Proposed Class 4 Development FIFEplan Local Development Plan Landscaping Proposed Plan Fife Council Park and Choose Facility Indicative Masterplan

Access Rosyth Park, Dunfermline Figure 2 Scale 1:2500 at A3 Appendix 4 – Fife Employment Land Audit 2014 Extract

Appendix 5 – Indicative Access Layout

Appendix 6 – Letter from Fife Council regarding Proposed Vehicular Access (September 2012)

Appendix 7 – Potential Bridge Design