Outline Development Framework Residential Development Colton, North Dunfermline
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Outline Development Framework Residential Development Colton, North Dunfermline 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 Fife 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 4 IronsideFarrar Introduction 01 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 6 IronsideFarrar Planning Context 02 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 Edinburgh, 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) 8 IronsideFarrar 02 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.