City Development Services

South Beach P L A N N I N G S T U D Y

N o v e m b e r 2 0 0 2 2 SOUTH BEACH STUDY built form of the promenade and 1. Introduction is designed to allow visitors to access the beach, view the 1.1 The South Beach Study builds upon sea, encouraging people to linger, to the work carried out by previous take in different moods of the sea and planning studies for Aberdeen Beach, the sky, or different ships visiting the 1990 Aberdeen Waterfront Study Aberdeen. by the Scottish Development Agency and the City Council Queens Links 3.3 Following the development of South Development Brief. The South Aberdeen and the harbour for Beach study has been written to servicing the oil industry, the Queens examine the future uses and potential Links came under development development “footprints” for this land. pressure for extensions to the harbour The City Council recognises that open and to provide more contemporary land in the area has been available to indoor leisure and entertainment uses. Aberdeen’s citizens as part of the This development pressure has led to Common Good legacy for many years the construction of the pleasure beach and that this public good element with the Amadeus Night Club, Bingo needs to be considered in terms of Hall and Burger King frontages onto any future uses. the Esplanade, north of Wellington . To the south of Wellington 2 Location and Study Boundary Street land has been developed for open storage in connection with 2.1 The South Beach Study area extends Aberdeen Harbour. along the Aberdeen Beach frontage from the existing developments at 4 Character and Land Use Queens Links through to the northern edge of Footdee village conservation 4.1 The Study area’s character is area. The Study area is shown on the determined by the quality of the attached location plan. beach, its landscape and the associated traditional links areas, its 3 History relationship to the sea, land use patterns and their associated built 3.1 The South Beach area forms part of form, and the movement of people the Queens Links. It is one of the last and vehicles through the area during remaining areas of open land of what different times of the day. was once a continuous stretch of dune and traditional Scottish links 4.2 Land use patterns are divided into the between Footdee, the Beach following categories:- and beyond. It is an area · the promenade and Esplanade, of open land between Aberdeen City a coastal strip of land for informal Centre and the Sea currently owned leisure use; by the City Council. The land was · used in the past for a range of the pleasure beach, including informal recreation activities including existing business frontages at travelling fairs. the Amadeus Night Club, Bingo Hall and Burger King; 3.2 The Queens Links was divided from · the sea by the esplanade and the the designated open land from promenade, which were originally built Wellington to Footdee; in the late 19th Century and subsequently rebuilt in the 1960s. The

South Beach Planning Study 3 · the open storage and other 5.4 Natural Environment Policy 11 : harbour, industrial and Coastal Management – This states commercial related uses that development will be permitted on between York Street and the the developed coastal zone where it is esplanade; demonstrated that a coastal location is necessary and that it is compatible · Footdee the 19th Century fishing with other local plan policies and village, which lies to the south of surrounding land uses. Development the study area. will not be permitted on the undeveloped coastal zone unless: 5 Policy Background 1) the social and economic 5.1 Within the Aberdeen City Modified benefits clearly outweigh any Finalised Local Plan, the Study area is negative environmental designated as developed coastal land. impacts and The individual land parcels are subject to specific policies. 2) the developer has taken satisfactory account of locating 5.2 Sports & Recreation Policy 3: the proposal on brownfield land Retention of Open Space – This or in existing settlements or in states, “Permission will not be granted areas of developed coast. to use or redevelop any playing fields, sports pitches, or all other areas of 6 Issues open space for any use other than recreation or sport unless an 6.1 The Esplanade and the promenade equivalent and equally convenient were built to open up Aberdeen Beach area for public access is laid out and from the historic village of Footdee to made available in the locality by the Donmouth. Both are now showing applicant for open space purposes. In signs of needing repair and require a all cases, development will only be more innovative approach to what is in acceptable provided that there is no effect a linear park stretching from significant loss of the landscape Footdee to Donmouth. character and amenity of the site and 6.2 This Study is not intended to cover the adjoining areas, access links are entire Beach area. Work is maintained or enhanced, the site is of commencing in November 2002 on a no significant wildlife value and there major public realm and road is no loss of established trees or realignment at the junction between mature trees.” Beach Boulevard and Beach 5.3 Business & Industry Policy 1: Esplanade. This project includes a Industrial & Business – This states in new , new paving and paragraph 1, “Industrial and business landscaping along the Esplanade uses (including already developed together with improved lighting. The land) in these areas shall be retained.” City Council has also just Paragraph 3 states, “Existing areas of commissioned a team of consultants recreational and amenity open space, to review future options for the Beach areas of recreational and amenity Ballroom to the north of the area. The open space, areas of wildlife value South Beach is considered as the and included within BI1 next stage in possible future areas should be retained for these development. uses.”

South Beach Planning Study 4 6.3 The area occupied by Amadeus Night 7 Initial Ideas Club, Bingo Hall and Burger King 7.1 The ideas identified in this section around the junction of Wellington should not be interpreted as finalised Street and the Esplanade requires proposals. Rather they are included reassessment in terms of built as a framework for discussion and frontages that turn their back on the offer possible solutions to perceived sea. The Night Club and Bingo Hall current problems. currently present a bleak and barren frontage to the Beach Esplanade 7.2 There is an opportunity to examine giving a negative contribution street the potential for the South Beach area scene. The lack of visual interest to be developed as a significant reduces active daytime use. landmark cultural and tourism development, which could benefit the 6.4 The former Queens Links, the people of Aberdeen and visitors to the remaining open land between the City. Pleasure Beach and Footdee provide views back into the centre of 7.3 Both the built environment and the Aberdeen, interrupted by the industrial public realm in and around the Study storage areas associated with the area must to be of high quality harbour. Unfortunately, the land offers capable of providing a major attraction little in the way of usable public open for Aberdonians and tourists. Good space to local residents and visitors, architecture raises profile and but it does attract significant amounts credibility and has a key role to play in of fly tipping and acts as an the success of businesses and unauthorised stopping off point for attractions. The South Beach area is travelling families. capable of accommodating high quality, innovative contemporary 6.5 Any proposals for future development architecture. in the area will have major implications in terms of 7.4 Design of the any proposed new generation, car parking, public development must respect the coastal transport investment and location regarding setting, open infrastructure as well as adding aspect, visitor aspirations, design pressure to the existing public realm. advantages, natural and artificial lighting effects and threats such as 6.6 The City Council is seeking to gales, windblown litter, sea spray, encourage proposals that would ground conditions and poor drainage. provide an active beach frontage 7 days a week, 24 hours a day to 7.5 Any new development within the compliment the proposals for mixed Study area will need to provide means uses in the nearby City Centre. of minimising traffic impacts upon the Esplanade and the promenade. The 6.7 The open land on Queen’s Links has Esplanade between Wellington Street a strategic value for possible new and Beach Boulevard is subject to a visitor and tourism related traffic management/environmental developments that need a central but enhancement scheme, commencing coastal location, and will compliment November 2002. This combined the existing leisure attractions at approach to traffic management and Aberdeen Beach and the cultural environmental enhancement should facilities in the City Centre. also be applied to the Esplanade and promenade between Wellington Street and Footdee.

South Beach Planning Study 5 7.6 Any proposed development must seek of glass, interior and external lighting, to:- allowing a new intervention to function as a sheltered extension area to the · Maximise panoramic views of the promenade. This frontage could harbour and the bay; possibly support a ribbon of cafe and · Maximise views and access to the restaurant developments on up to two promenade; levels overlooking the Beach Promenade and the Esplanade, rising · Achieve appropriate massing and to a tower at the junction with scale of building to provide a Wellington Street. Any potential landmark for Scotland’s North Sea development could extend City; commercial and leisure activities · Maximise opportunities for natural and along the beach frontage, opening up artificial lighting and heating; frontages in order to bring cafe or other leisure uses onto the walkway. · Encourage the use of renewable energy technologies; 7.8 Wellington Street/Esplanade site – · Complement or link to other visitor This is the core site in the South attractions in Aberdeen; Beach Study area. A mixture of public and commercial tourism, cultural, · Encourage and develop media and leisure uses are proposed. environmental art A high quality design emphasis is · Provide shelter from the prevailing essential to the successful winds development of the site as a landmark tourism project. This design could be · Minimise the impact of car parking delivered by: - · Enhance public open space and the · achieving the right scale, public realm. massing and use of materials appropriate to the site’s 7.7 Night Club, Bingo Hall & Beach environment, proposed uses Frontage – and users; The objective is to make the · utilising new materials and promenade outside these buildings a technologies to deliver more suitable place for people sustainable heating, lighting, activities across the day. By electricity, water and waste encouraging the new developments to management systems; overlook and to open up onto the promenade and esplanade it is hoped · picking up on the maritime/ to make these public areas more shipping themes of the nearby friendly, safer places for people to use harbour; and enjoy. Ideally the frontage to the · changing the building levels Beach should be opened up in each across the site to take full of these buildings toward the sea advantage of changes in site allowing more interaction with the topography; street. This could be achieved by either breaking open the existing · integrating car parking into the facades in conjunction with any building form; possible future reorganisation of internal spaces, or by innovative use

South Beach Planning Study 6 · relating the orientation of the · the need for a Transport Impact building(s), so it connects to the Assessment to detail the effect esplanade and the promenade; any new development may and have on the existing road and network including · providing public transport the Beach Boulevard/ connections as part of the Esplanade and Links Road visitor infrastructure. junctions which are outside the The innovative and effective use of area of this Study, but will be glass and lighting would be impacted upon by the particularly appropriate to this location proposals; in a bid to visually connect the · the need to assess how the building(s) and activities within to the public transport infrastructure beach promenade and Esplanade. and services for Aberdeen Other options for this site include the Beach including Footdee can enhancement of the existing open be integrated into the space for outdoor recreation, possibly development proposals; including children’s play space and landscape enhancement. · how shared car parking provision for the new 7.9 The remaining strip of open land developments can be provided between the Pleasure Beach and within the development Footdee provides an opportunity to proposals and on existing further screen the industrial storage adjacent car parks; and areas in addition to the existing fencing. Continuing the theme of a · the need for new infrastructure ribbon of development could be provision and how this may considered. Alternatives include a integrate with other enhancement scheme in conjunction development; with the development of the Links · public transport services. area outlined above. 7.10 Consideration should be given to 8.2 A green transport plan must be physically linking this development proposed as an integral part of the with the adjacent leisure businesses development planning process. This and to the promenade itself through is to enable the resolution of traffic the use of a network of pathways, generation, car parking, public forming pedestrian routes, including transport investment and roads environmental art. infrastructure, as part of the planning process. The green transport plan will 8 Green Transport Plan be delivered through the use of a section 75 agreement attached to the 8.1 The new developments proposed for planning consent. Space available for the South Beach area should provide car parking to support a major public a Green Transport Plan, which will attraction may not be available on this provide a mechanism whereby the site. Adding further large expanses of transport needs of the any new surface car parking is not appropriate development can be met through a in this location. Consideration needs range of solutions, and take into to be given to underground or split account the following considerations: - level car parking within any proposed building envelope.

South Beach Planning Study 7 9 Conclusion 10 Recommendations 9.1 The South Beach Study area provides It is recommended that: - opportunities to make the most of this 10.1 Acknowledgement is made that a area for Aberdeen’s people yet feasibility study is required regarding presents conflicts between different the development of a landmark land uses and policy guidance. cultural and tourism scheme in 9.2 The opportunities arise out of the conjunction with partner development reuse of the different sites identified in organisations. this Study. The most exciting of these 10.2 That the programme of integrated is the proposal for a landmark building infrastructure improvements to the providing a base for all year round Harbour boundary/Beach Esplanade cultural and tourism activities. Such a and Promenade continues in proposal will require further detailed consultation with local people, feasibility study work. businesses and communities of 9.3 There is clearly a conflict between the interest. existing designation of the open land as open space covered by the Sports & Recreation Policy 3: Retention of Open Space as detailed in the Aberdeen City Finalised Local Plan and the Study’s proposal to allocate land for a landmark cultural or tourism development. However, the site in question does meet the criteria contained in the policy for allowing development on open space, in that:- · there is no loss of established or mature trees; · the site is of no significance to wildlife; · access links will be maintained or enhanced; and · there is no significant loss to the landscape character and amenity of the site and adjoining areas.

South Beach Planning Study 8

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South Beach Planning Study