Outline Development Framework Residential Development Colton, North

IronsideFarrar February 2014 2 IronsideFarrar Contents

1.0 INTRODUCTION 4.0 THE DEVELOPMENT FRAMEWORK Proposals at Colton, North Dunfermline The Development Framework Purpose of the Document Development Vision Sustainable Place-Making Objectives 2.0 PLANNING CONTEXT Design Strategy Development Framework and Key Principles The Planning Context

SESPlan, Approved June 2013 Supplementary Guidance, Housing Land Consultation Draft, November 2013 5.0 DELIVERABILITY Local Development Plan – Development Strategy/ Site Assessment Stage Commercially Deliverable Dunfermline and West Fife Local Plan, Adopted 2012 Phasing

3.0 CONTEXTUAL ANALYSIS Appendix 1 - Landscape and Visual Impact Assessment Appendix 2 - Transport Statement The Site Appendix 3 - Flood Risk Assessment Settlement Context Appendix 4 - Utilities Appraisal Topography

Landscape Context

Landscape Impacts

Access & Connections

Ground Conditions Drainage & Flood Risk Utilities Ecology Summary of Opportunities and Constraints

8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 3 Figure 1: Site boundary

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1.0 INTRODUCTION 1.2 Purpose of the Document

1.1 Proposals at Colton, North Dunfermline This Outline Development Framework has been prepared in support of a representation to Fife Council’s current LDP consultation on the proposed Development Strategy and Fife The site covers approximately 33 hectares of land to the north of the established settlement Council’s assessment of the Candidate Sites. The current consultation process will inform of Wellwood and west of Townhill. the preparation of the Proposed Plan.

A residential led development of some 250 to 300 units is proposed on the site with scope This Outline Development Framework addresses the development intentions for the Colton for the introduction of a hotel or leisure facility to complement the Townhill Country Park site, a Candidate Site to the north of Dunfermline, establishing key development parameters and National Water Ski Centre. A series of footpaths/ cycleway connections, landscaped and setting out a clear urban design based two dimensional spatial framework for the way open spaces and enhancement of existing woodland is also proposed to ensure the in which the site can be developed. proposed development integrates with the surrounding area. Proposals also include a section of the northern relief road. The Outline Development Framework establishes a series of key development parameters through a process of consultation with community, stakeholders, Fife Council, utilities service providers and other detailed investigations which have been carried out over time. The Development Framework has evolved from an analysis and appreciation of the North Dunfermline and Colton area and its strategic and local context including landscape setting, community infrastructure and the capacity of new residential neighbourhoods to support sustainable place-making.

8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 5 Figure 2: Extract of SESPlan, 2013 - The Spatial Strategy

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2.0 PLANNING CONTEXT SESPlan allocates 4,200 houses to South / South West / North Dunfermline as part of the SDP strategy’s commitment to deliver over 24,500 new homes to the Fife Forth Area.

2.1 The Planning Context SESPlan further notes that Greenfield Strategic scale development will only be considered and defined through the Local Development Plan within these SDAs. The planning policy context relative to the development proposed on the Colton site is established by the Development Plan and national planning policy. The extant Development Policy 5 (Housing Land) of SESPlan requires Supplementary Guidance to be prepared which Plan covering the site consists of SESPlan approved in 2013 and the Dunfermline and West will determine the scale of the housing requirements to be met in Fife (the SESplan part of Fife Local Plan adopted in 2012 the relevant parts of which are discussed in the following Fife only) through new housing land allocations in the LDP for the periods up to 2024. sections. 2.3 SESPlan - Supplementary Guidance, Housing Land Consultation 2.2 SESPlan, Approved June 2013 Draft, November 2013

SESPlan is the strategic planning document covering the City of , East Lothian, Supplementary Guidance (SG) on Housing Land within the SESPlan area was issued for Fife, Midlothian, Scottish Borders and West Lothian Councils which was approved by consultation between 12 November and 23 December 2013. The SG has been prepared in Scottish Ministers in June 2013. It replaces the Fife Structure Plan 2006-2026. order to provide clear direction for Local Development Plans (LDPs) as to how much of the overall housing land requirement should be met in each of the six member authority areas The SESPlan vision states that: (City of Edinburgh, East Lothian, Fife, Midlothian, Scottish Borders and West Lothian). SG “By 2032, the Edinburgh City Region is a healthier, more prosperous and sustainable place approval is expected in April / May 2014. which continues to be internationally recognised as an outstanding area in which to live, work and do business.” The draft SG identifies a significant additional allowance within the North Dunfermline area, allocating some 2,630 additional houses within the SDA, to supplement those already SESPlan’s key role, in so far as housing is concerned, is to ensure that the housing needs and committed. demands of the SESplan area can be met.

SESPlan identifies a series of five sub regional areas. One of those is the Fife Forth area as noted in Figure 2. Within the Fife Forth Area it is noted that committed allocations will be augmented with new strategic scale development focussed on two Strategic Development Areas (SDAs) at North Dunfermline and the Ore/ Upper Leven Valley.

8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 7 Figure 3: Extract of Adopted Dunfermline & West Fife Local Plan, 2012 - Proposals Map (Colton Site identified by redline boundary)

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2.4 Fife Local Development Plan – Development Strategy/ Site Fife Council through the LDP process.

Assessment, Consultation Stage 2.5 Dunfermline and West Fife Local Plan, Adopted 2012

FIFEPlan, Fife Council’s LDP is being prepared within the context of SESPlan. The preparation of the LDP will not move on to the Proposed Plan stage until the SG on Housing Land has The Dunfermline and West Fife Local Plan, adopted in 2012 identifies Dunfermline as a been progressed further and as such Fife Council are currently taking the opportunity to location for a Strategic Land Allocation, with a number of sites to the South West, West and consult further on the proposed Development Strategy and Site Assessments. North of the city to be developed in a phased manner to 2026. Figure 3 identifies the proposed development site within this context. There are three distinct sites which make up The LDP Preferred Strategy notes: the SLA allocation, of which there are a number of key considerations:

‘Dunfermline is the focus of a large housing and community based proposal to the South . Regeneration of the city centre West, West and North West of the City. Development proposals are progressing to the . Assessment of landscape capacity through consideration of landform and landscape North West of the City. SESPlan directs further development to the north of the City. Sites features have been identified as preferred across the North of the City in line with the requirements . Protection of the historic landscape and setting of the city. of the SESPlan. In the North West the new sites add to the existing proposals and in the . Retention of the of the main landscape features which will in turn determine the North East a large extension is preferred in the Halbeath Area.’ location of development and transport corridors. Any existing built heritage should be identified and incorporated within the form of the development. ‘Key to the delivery of these sites is the provision to a northern relief road and a western . Maintain the integrity of the greenbelt between Dunfermline and Crossford distributor road… The Dunfermline Green Belt makes the boundary beyond which . Walkable neighbourhoods development should not happen for the foreseeable future and as a consequence all . Low carbon developments housing sites have been rejected in this location.’ . Economic growth, particularly through providing employment land suitable for a range of uses. The Colton site assessment, referenced LDP-DUN006, addresses a series of subject areas . Enhance Dunfermline’s role in the Edinburgh city region, including providing a range most notably landscape, transport and flood risk. It further notes support for development of choice and development proposals towards the southern end of the site with an indicative figure of some 150 houses identified . Link public transport with the new growth area. within the site assessment. The Local Plan offers further guidance on design requirements and developer contributions. This Outline Development Framework and supporting information have been prepared in Key design requirements include guidance on housing density, affordable housing allowance support of a representation to this stage of the LDP consultation process to help and the style and design of development. Developer Contributions include the provision of demonstrate that the area identified as the Colton site is effective, has been designed to primary and secondary schools, transport and infrastructure improvements and utilities and address officer’s site assessment concerns and as such should continue to be supported by green network enhancements.

8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 9 Figure 4: Local community infrastructure and amenities

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3.0 CONTEXTUAL ANALYSIS The village is largely made up of modest two-storey terraced 'miners' houses with continuous frontages and on-street parking. There is a large rectangular ‘green’ fronting onto Pilmuir Street (A823) forming a natural focal point. Community facilities are fairly 3.1 The Site fragmented: a small primary school on the A823 on the northern edge of the village; an aging former community centre (recently redeveloped by the Salvation Army) on the west The site covers approximately 33 hectares of land to the north of the village of Wellwood side of the A823 adjacent to the development site and a small convenience shop. and west of Townhill. The site is bounded by the A823 on its western side and Cairncubie Road sits remote to the eastern boundary of the site. The southern edge of the site is Townhill defined by the now abandoned and dismantled West Fife Mineral Railway line, stretching Townhill is a larger village which is also detached from Dunfermline and is separated from between Dunfermline and Kelty separating the site from established residential areas and Wellwood by Town Loch. The village has its origins in the mining industry as a mining Townhill Country Park. A high voltage overhead power line runs to the north of the site. community and contains a mix of housing types including bungalows and two storey suburban style properties which are generally set back from the road. The site lies on gently southerly sloping land. There are currently points of access to the site from the south and west via the Townhill Road and the A823 respectively. The site was the The village of Townhill is surrounded by the Townhill Country Park which includes the Town subject of mine workings with evidence of previous workings throughout the site. Loch and the National Water Ski Centre to the west, Townhill Recreation ground to the north west and Townhill Woods to the east. The Townhill Recreation Ground contains all The site is owned by I & H Brown Ltd who also own further additional land to the north and weather tennis courts and football pitches and a children’s playground. west of the site. Main Street/ Townhill Road runs through the village providing a link with the northern edge 3.2 Settlement Context of Dunfermline to the south. The village centre includes the Townhill Community and Leisure Centre and library, Townhill Primary School and the Townhill Bowling and The distinct neighbourhoods of Wellwood and Townhill sit to the south west and south east Recreation Club. of the proposed site, these vary in form and character. Wellwood and Townhill sit to the west and east of the Town Loch which forms a part of the wider Townhill Country Park Schools designation. An open cast coal mine and operational agricultural land sit to the north of the The local Townhill and Wellwood primary schools and St Margaret’s RC primary school in site. Wellwood and Townhill provide a range of established facilities and amenities in the Dunfermline currently serve the area and would serve the proposed site. There is a new local area in close proximity to the proposed development site. primary school proposed as part of the current North Dunfermline SLA site proposals west of Wellwood. It is expected that this primary school would help to serve site demand over Wellwood time. Wellwood is a small village which remains visually detached from the town due to the hill to the south, the golf club and the Queen Anne High School site. It sits largely on the east side The Queen Anne High School and St Columba’s RC High School provide secondary school of Pilmuir Street (A823), a 15 to 20 minute uphill walk from the city centre. capacity to the surrounding area at present.

8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 11 Figure 5: Slope Analysis

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3.3 Topography 3.4 Landscape Context

Figures 5 and 6 represent the slope analysis and height band analysis of the development Regional Landscape Character – Lowland Hills and Valleys site and its immediate hinterland respectively. The SNH Fife landscape character assessment (1999) identifies the site as being located within the Lowland Hills and Valleys landscape character type (LCT), local unit LH35. Just to he topography of the site generally consists of a central spine from west to east and falls the north of the site is an area of more elevated Upland Foothills LCT, while to the north away to north and south. From this it can be seen that the highest point of the site is east is the Lowland Loch Basin of Loch Fitty. towards the site’s western end at 157.5m and there is a relatively even fall to the southern

boundary of the site where the levels vary from141.0m at the A823 boundary, 137.0m in the This landscape character type is a widespread throughout Fife, with the area of the site part centre to 134.0m in the south eastern corner. Along the northern boundary the level rises of a continuous area extending from the east coast of Fife at Kirkaldy to the very west of the gradually from 146.5m in the north west to 149.0m in the centre before falling to 136.0m in county at Kincardine. The geology is of boulder clay underlain by Milstone Grit, limestone the north east corner. and coal measures.

The landscape type is undulating with a series of low rounded hills, ridges and valleys. The character of the Lowland Hills and Valleys is defined by middle to long distance views of upland areas, including the elevated Upland Foothills just to the north of the site.

Land cover comprises an open, regular pattern of farmland with fields defined by wire fences and sometimes tall hedgerows. Shelterbelts, plantations and policy woodlands are a feature of the landscape. Steadings, larger settlements and towns and roads are frequent within the long settled landscape and generally relate well to the landscape and landform. Powerlines and pylons from nearby power stations often cross the landscape.

The landscape to the north and east of Dunfermline is identified within the character assessment as more industrialised than other areas of the type, including open cast coal mining and other industrial land uses. This creates a more disturbed and despoiled landscape compared to other landscape areas of this type.

Local Landscape Character Areas – Rolling Farmland/ Colton Open Farmland The majority of the site can be defined as rolling farmland containing fields under arable production in a rolling landform, sometimes quite steeply sloping. Fields are medium sized Figure 6: Height Band Analysis and mainly rectilinear, separated by farm tracks low hedgerows and wire fences. Mature 8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 13 hedgerow trees and woodland blocks enhance the rural characteristics. Steadings occur 3.6 Access & Connections throughout the landscape and urban / industrial influences are present in the form of power lines. Part of this area is restored open cast coal mining, with a notable absence of Public Transport trees or vegetated field boundaries. There are a number of services which operate within the general vicinity of the site with a series of bus stops along the A823, west of the site, and on Townhill Road/ Cairncubie Road, The eastern edge of the site has a stronger rural character due to its separation from urban east of the site, through Townhill village. development to the south by the low ridge and mature trees and views to woodland and higher hills. However features such as mature field boundaries are mostly absent. Vehicular Access The new Northern Relief Road would provide the principal point of access to the site Site Landscape Features indirectly from the A823 through neighbouring land to the west and through the site to the The majority of the site occupies the south facing slope of a low ridge which is most defined eastern boundary. Local access could also be provided from the A823 to the site. to the west of the site where it rises to a high point close to 160m AOD. The site extends over this ridge to the north, this part of the site has more rural character and is screened As noted in an indicative alignment on the Dunfermline and West Fife Local Plan it is from views of Dunfermline. Land cover is a mix of arable farmland, young woodland, and a expected that, overtime through developer contribution, the Northern Relief Road would be distinctive stand of mature beech trees is located on the ridge top to the east. Power lines extended to the south east of the site ultimately connecting to the A907 to the east of cross the site from east to west, and a substation is within the site boundary. Dunfermline helping to remove through trips on the A907 from the town centre.

The northern part of the site has open views to farmland and hills further north, while to the south of the ridge there are views to the fringes of Dunfermline and the Firth of Forth. Pedestrian Access Pedestrian access is less constrained with a number of additional points of access possible to the south of the site into Wellwood, Townhill Country Park and east towards Townhill 3.5 Landscape Impacts providing increased scope for pedestrian linkage helping to promote walking and cycling opportunities directly to the surrounding services and amenity areas. Landscape change would occur on the development site itself impacting on views from the Core Path and from the Town Loch that forms an element within the Townhill Country Park. Core path 588 runs to the site’s southern boundary along the disused railway line providing Landscape effects to the wider SNH character areas are not significant, with development access east to Townhill Country Park and west over the A823 towards the proposed SLA connected to existing residential areas and with new development contained by the low mixed use development west of Wellwood. Core Path 589 runs along the northern boundary ridge running across the site. Good design within neighbourhood layouts and boundary providing similar east/ west linkage and connection to path 586 which runs directly north. treatments could significantly mitigate landscape and visual impacts. Development will impact on existing views introducing significant change in the views from existing residential Cycle Access receptors and users of recreational spaces. Impacts are local and more widespread There are a series of on and off road cycle opportunities close to the site. Of particular note significant adverse visual effects are not predicted for the development of this site. A is ‘National Route 1’ of the National Cycle Network which is a long distance route connecting Landscape and Visual Impact Assessment has been prepared and is set out in Appendix 1. 14 IronsideFarrar 03

Dover and the Shetland Islands mainly via the east coast of England and . The 3.8 Drainage & Flood Risk stretch of Route 1 between Harwich and the Shetland Islands forms the entire British part of the long-distance EuroVelo 12 route known as the North Sea Cycle Route, linking Britain, via Within the site itself, there is a ditch on the north side of the access track to Colton Mains Bergen in Norway and the Hook of Holland, to other countries that share a coastline on the that is understood to discharge to The Lead Burn immediately to the north of the railway North Sea. crossing. To the south of the central southern boundary, there is a culvert emerging from the direction of the site that discharges to the Lead. At the south eastern corner of the site there 3.7 Ground Conditions is a further pipe emerging from the direction of the site and discharging to a ditch that runs south to the former rail line that is now a link footpath; the outfall from under the railway Geology has not been defined. The site generally lies on the Limestone Coal Group of the Carboniferous period. There is a covering of glacial drift and soil deposits of varying depths overlying alternating beds of The Lead Burn is located to the south of the site and does not go through the site itself. The sandstone, mudstone and shale typical of these particular measures. A series of geological level of the burn is such that it is below the level of the site. A review of the Indicative River faults and disturbances run through the area altering the specific sequences locally. & Coastal Flood Map (Scotland) 200-year flood outline (i.e. the flood with a 0.5% chance of occurring in any single year) indicates that the site lies outwith this envelope and as such the Mining Issues and Potential Contamination site is potentially at low risk of flooding. A Flood Risk Assessment has been prepared and is As a result of an extensive mining history there are areas of both shallow and deep workings set out in Appendix 3. together with mine shafts associated with the mining activity across the site area. The mining history also includes more recent opencast activity in the vicinity of the site.

A couple of known disused mineshafts can be found in the southern and northern areas of the site. One to the north of the abandoned railway line and one to the south of the overhead power lines to the north of the site.

Phase 1 and 2 ground investigations will be required to confirm the superficial and solid geology and extent of potential shallow mining. These investigations would also confirm the potential for contamination although this is considered a low risk. The results of ground investigations would be used to inform the masterplan of the proposed development and design appropriate ground stabilisation/remediation works. It is likely that conventional methods of ground stabilisation would be used such as drilling and pressure injection of The Lead Burn runs to PFA/cement grout, although alternative methods would be considered. the south of and below

the level of the site. 8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 15 Figure 7: Existing Services Plan

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3.9 Utilities 3.10 Ecology

Electricity The site largely comprises agricultural fields. There are no environmental designations There is extensive electricity infrastructure in the area due to the presence of 2 grid covering the site. There is a prominent stand of mature beech trees which extends from the substations and 1 primary substation. Supply problems are not envisaged however Scottish centre to the north eastern corner of the site. The design of the proposed development will Power should be consulted as the site layout advances to highlight any local network include the protection and enhancement of this stand of trees where possible. upgrade requirements. 3.11 Summary of Opportunities and Constraints Telecommunications The surrounding area is well served by existing telecommunications infrastructure which Opportunities offers the opportunity to serve the proposed development.

. Connect to and reinforce the principal routes to the town centre, particularly for Gas Supply walking and cycling. Existing gas infrastructure is present in proximity to the site. Some reinforcement to the . Strengthen east-west connections, especially to facilitate a public transport corridor. local network may be required and this will have to be agreed with Scotland Gas Networks . Create a long distance cycle/ footpath along the dismantled railway connecting to as the layout develops. the National Cycle Network Route 1 and to the Country Park.

. Create a strong and accessible green network throughout the site to connect with Water Supply the wider/strategic green network, the Core Paths network and the Townhill Scottish Water Asset Capacity Checker states that capacity is available in the local Water Country Park. Treatment Works and infrastructure is available for connection. A water mains is indicated . Take advantage of south-facing slopes to maximise solar gain within housing and on Scottish Water service returns by a Logical Service Link, the position and capacity of the public space. water mains should be assessed as development proposals progress. A Development Impact . Investigate opportunities to link into the District Heating Network. Assessment should be commissioned nearer to the time of development to confirm possible

connection locations and highlight any mitigation works necessary for development. Constraints

Drainage . High voltage power lines and pylons cross the northern part of the site, necessitates There is existing combined drainage infrastructure in the surrounding area. A Scottish Water a 30 metre development stand off either side. Generous woodland planting along Development Impact Assessment will need to be undertaken to identify required network the northern edge of the proposed expansion area would help to screen the visual reinforcement to serve the development. Capacity is indicated at the Iron Mill Bay Waste impact of the pylons and contain the development. Water Treatment Works. Surface water drainage features such as swales or ponds will be . Former mineral workings and brownfield land require to be remediated. This would utilised to attenuate flow to the equivalent green field runoff levels before outfall to the be carried out as an integrated part of any landscape and greenspace strategy. Lead Burn. A Utilities Appraisal has been prepared and is set out in Appendix 4. 8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 17 Figure 8: Strategy

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4.0 THE DEVELOPMENT FRAMEWORK 4.2 Sustainable Place-Making Objectives

The key development objectives for the Colton Site are: 4.1 Development Vision . To create an attractive and distinctive environment for residential development

together with a hotel or leisure facility to complement the Townhill Country Park. Development of the Colton site is proposed to form a . To enhance the existing landscape structure and minimise visual impacts of predominantly residential extension to the northern edge of development. Dunfermline as part of a wider development strategy focused . To ensure a good level of connectivity to the surrounding movement network, to local services, green space, the Town Loch and Country Park. around the Town Loch. It will also contribute to the creation of a . To provide safe and welcoming streets and open spaces. northern relief road to ease town centre congestion. . To promote walking and other sustainable travel options.

Development will seek to create a high quality residential 4.3 Design Strategy

settlement edge with particular emphasis on the retention and An indicative development strategy (Figure 8) illustrates a design approach informed by the enhancement of the prominent landscape structure/features and contextual analysis and designed to meet the sustainable place-making objectives. integration with the local recreational footpath network. Proposals This seeks to preserve the prominent stand of mature trees located along the brow of the will also explore the potential to include a hotel or leisure facility to ridge (to the south of the overhead power lines), and to extend this tree-line westwards complement the Townhill Country Park. along the ridge to form a strong green backdrop to development.

A principal street would run east-west through the development to form an important part of the proposed northern relief road. This would link, via the adjacent housing proposal sites, to the proposed North Dunfermline SLA to the west and towards Townhill to the east.

The principal street would be traversed by at least two north-south aligned green corridors linking the dismantled railway corridor (southern edge) to the woodland on the key ridge. Development would be contained between these two prominent landscape features, to the north and south, by the A823 to the west and by woodland north of the former power station to the east.

8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 19 Figure 9: Concept Plan

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4.4 Development Framework and Key Principles ultimately to the A823 junction with the proposed SLA site to the west and to the dismantled railway along the eastern edge of the Town Loch. Over time this will form The Indicative Development Framework Concept Plan (Figure 9) demonstrates how a northern relief road as identified through the Local Plan. development can be designed to meet the sustainable place-making objectives in line with . Create a clear and legible spatial structure and hierarchy integrating the street best-practice design principles set out within the Fife Urban Design Guide, national policy network, the green infrastructure network and the Core Path/recreational route and guidance. The key design principles are as follows: network. . Provide frequent pedestrian/cycle connections to the adjacent sites, towards Minimise the potential visual impact of development on views from Hill, Canmore Wellwood and Townhill and to the open countryside to encourage sustainable Golf course and the from the Town Loch: movement and outdoor recreation. . Create a modified grid layout, adapted to the site contours, to ensure good levels of . Retain the existing stand of mature trees along the key containing ridge in order to pedestrian permeability. form a mature setting and strong natural backdrop to buildings, enabling them to more easily integrate with the landscape. Promoting attractive and energy efficient development layouts, built form, scale and . Extend this woodland backdrop westwards through new planting along the density: remaining part of the ridge, and avoid building upon elevated positions/ridge which would intrude on the skyline. . Position buildings to take advantage of the southerly aspect of the site to optimise . Arrange buildings parallel or perpendicular to the contours to complement the solar gain for buildings, gardens and public open spaces. topography and blend more successfully with the landscape. Buildings arranged in a . Adopt perimeter block layouts which allow for a variety of housing types and more random fashion present an awkward appearance. densities while maintaining good levels of permeability, spatial enclosure and natural . Create two green and wooded corridors running north-south through the site and surveillance. Blocks should be oriented to follow the natural site contours as far as include dispersed tree planting throughout the site to interrupt the extent of built possible with housing stepping down the slope along the shorter block edges. form. . Housing densities should be towards the lower ranges to allow for the generous . Ensure dark or dull roof colour to help anchor buildings to the site and reduce visual vegetation cover required to mitigate visual impacts. impact. . No development within 10 metres of woodland and field boundary trees

Maximise ease of movement and integration with surrounding communities:

. Provide two vehicular access points, one at either end of the site, connected via a principal street. This would continue into the adjacent (preferred) housing proposal sites (LDP Candidate Site - DUN016 and Local Plan allocated site - TWH001) linking

8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 21 22 IronsideFarrar Deliverability 05

5.0 DELIVERABILITY carried out in isolated pockets; helping to create an identity to the estate development 5.1 Commercially Deliverable . Providing the pedestrian links to the existing surrounding communities at an early stage in the development Colton’s excellent location, the absence of significant site, services or engineering . Ensuring appropriate SUDs facilities are provided (these may require temporary challenges, and the unique role of I and H Brown as landowner working in cooperation measures) for each phase of development in line with the overall drainage strategy with neighbouring land owners combine to make a very special and sustainable new development at Colton. Issue Deliverability Notes The fact that no major remediation or engineering works are required to make the land Road Access  Access opportunities from the new Northern Relief Road with developable also contributes to the site’s financial viability, and means that more additional local access / indirect frontage access opportunities to the A823 where appropriate by Colton Mains. resources could be invested in place-making, quality development and community  DIA required but drainage requirements can be met. infrastructure. Drainage Capacity

5.2 Phasing Utility Capacity  Gas, electric and telecommunications are easily available within close proximity of the site.

A phasing strategy should be developed which illustrates the key principles relating to the Land  I and H Brown owns all of the land required with the provision delivery of development and infrastructure. The key principles are outlined below: Ownership of the northern relief road link to the A823 achievable through a partnership approach to development. . An integrated approach which combines open space, roads, services as well as Ground  Ground conditions acceptable for residential development. development proposals in each phase Conditions . Delivering an appropriate amount of open space simultaneously with development, to help create a new setting and public amenity Environmental  Environmental scoping completed. Scoping suggests the site Risk offers positive environmental benefits and capacity at local level . Beginning construction where development can take advantage of existing for the enhancement of the green network and biodiversity. infrastructure and where new and existing residents can benefit from any new Sustainability  Development offers a high level opportunity for sustainable facilities place-making, supporting low carbon lifestyles, sustainable . Ensuring development takes places in a sequence that follows a coordinated transport choices and meeting exemplar levels of environ- mental performance. approach to the enhancement of onsite environmental / landscape assets and is not 8167 | Fife LDP Consultation | Outline Development Framework | Colton, North Dunfermline | February 2014 23