Alfred Stewart Property Foundation Ltd & Stewart Milne Homes Ltd

Fifeplan Local Development Plan Proposed Plan

Land at Pitconochie, Crossford LDP-CRF002 (b)

December 2014 PPCA Ltd FIFEPlan

Local Development Plan Proposed Plan Contents

1 Introduction ...... 2

2 Planning Policy Context...... 5

Land at Pitconochie, Crossford 3 Crossford As A Development Location...... 10 LDP-CRF002(b) 4 Proposed Uses ...... 12 5 Site Effectiveness ...... 15 PPCA Ltd On behalf of 6 Local Development Plan Proposed Plan ...... 18 Alfred Stewart Property Foundation Limited and Stewart Milne Homes 7 Fife Council Committees...... 21 8 Conclusion ...... 24

Appendix 1 – LDP Proposed Plan Committee Version - Crossford Proposals Map ...... 25

Appendix 2 – LDP Proposed Plan Committee Version - Crossford Proposals Table ...... 27

Appendix 3 – Open Supporting Document ...... 29

Appendix 4 – Transport Planning Transport And Access Appraisal .. 54 Appendix 5 – Fifeplan Ldp Candidate Site Assessment ...... 72

ASPFL / SMH Land at Crossford

1 Introduction

1.1 PPCA Ltd has been jointed instructed by the Alfred Stewart 1.3 In summary, the general submission confirms a catastrophic Property Foundation Limited (ASPFL) and Stewart Milne Homes failure to maintain a five year housing land supply at this time in Ltd (SMH) to submit representations to the FIFEPlan Proposed the Fife portion of the SESPlan Strategic Development Plan area Plan in respect of the non-allocation of land for residential (circa 7,000 units). Furthermore, even with a generous site development (approximately 200 housing units), and associated programming schedule for the Local Development Plan uses on land at Crossford (Appendix 1 and 2 Local Development Proposed Plan proposed sites, there is still a significant failure to Plan Proposed Plan Committee Version extracts). The site has meet Strategic Development Plan requirements (circa 5,500 units been proposed for such development in earlier stages of Local based on Homes for Scotland figures) to 2024 that can only be Development Plan preparation and is supported for such addressed by the identification of further land and the development by professional officers of the Council. The site is reintroduction of the site at Crossford into the housing land included in the Main Issues Report Site Atlas with the reference supply. This is matter is also dealt with by representations lodged LDP-CRF003 and is referred to in the Proposed Plan Site by Homes for Scotland which are fully supported. Assessment documentation as LDP-CRF002b. The land at Crossford is in the ownership of ASPFL.

1.2 This submission must be read in conjunction with the general ASPFL Local Development Plan Proposed Plan submission on housing land supply.

ASPFL / SMH Land at Crossford

Background 1.6 The land in question would be promoted through the Development Plan – Strategic Development Plan and Local 1.4 ASPFL is wholly owned by The Alfred Stewart Trust (the Trust) Development Plan. Income generated will be channelled into the formed by the late Alfred Stewart MBE. The Trust has a dual fulfilment of Mr Stewart's philanthropic vision. Ongoing liaison purpose – with Fife Council will decide which projects will deliver the greatest public benefit.  to benefit medical science and, in particular, photodynamic 1.7 The Trust is designed to continue for up to 50 years from the therapy. 29th April 2008. It is clear that the Trust, and ASPFL as a  to benefit the people of West Fife within a 15 mile radius of delivery mechanism, offers a unique opportunity to advance the centre of Dunfermline. development proposals in the knowledge that the free proceeds 1.5 ASPFL, as the operative arm, has been substantially resourced will be used for charitable works and to benefit the wider Fife both in terms of funds and land, and, through it and its Board of population and beyond. This means that it is often able to offer Directors, ASPFL intends to deliver Mr Stewart’s vision by enhanced planning gain to meet specific community needs. creating value through careful management of the existing 1.8 Stewart Milne Group is one of the UK’s leading independent property portfolio within Dunfermline and the surrounding area. It home builders. Originally established in Aberdeen in 1975, with intends to promote development of land already owned by it, or just 6 employees, today the Stewart Milne Group employs over optioned to it, via a series of ventures and / or by joint venture 750. Their business has grown to reach a turnover of £209.7m development. and now have offices in Manchester, Oxford, Edinburgh, Aberdeen and Glasgow. Their market leading position is based firmly on expertise, innovation and quality along with commitment to providing the best service to their customers.

ASPFL / SMH Land at Crossford

1.9 Stewart Milne Homes is one of the UK’s leading provider of quality homes and each year build over 900 high quality homes from luxury city apartments and town houses to quality family homes and executive villas in prestigious suburbs. In 1990, Stewart Milne launched a new home building division in Central Scotland.

1.10 Stewart Milne are also one of the leading timber kit manufacturers within the UK leading through innovation.

ASPFL / SMH Land at Crossford

2 Planning Policy Context 2.4 Crossford is a sustainable and marketable location for new housing development with the environmental and infrastructure National Planning Framework 3 (NPF3) capacity to expand. This is supported by the professional 2.1 NPF3, as approved by the Scottish Government, guides planning officers of Fife Council as noted in the Site Assessment Scotland’s spatial development for the next 20 years and is a that was submitted to the Council Executive meeting of 9th material consideration in Development Plan preparation and September 2014 that approved the Local Development Plan planning applications. Proposed Plan for consultation purposes.

2.2 A detailed assessment of the content of NPF 3 as it applies to 2.5 NPF3 notes that throughout Scotland, there will be a need to the FIFEPlan Local Development Plan Proposed Plan situation is ensure a generous supply of housing land in sustainable places contained within the general ASPFL Proposed Plan where people want to live, providing enough homes and representation. supporting economic growth. The southwest segment of Fife, including Crossford, is such a location as demonstrated by 2.3 Within the context of this submission, NPF3 notes, at paragraph assessment set out below. 2.5, that the Scottish Government wants to see a significant increase in house building in coming years to ensure housing 2.6 NPF3 notes that housing requirements will continue to be at their requirements are met across the country. It notes the need for most acute around Edinburgh, Perth and Aberdeen, requiring flexibility in housing delivery and that the planning system should targeted action to better match demand for land with focus its efforts particularly on areas where the greatest levels of infrastructure capacity. As noted above, Crossford has the change are expected and where there is pressure for environmental and infrastructure capacity to expand. Land in the development. Fife Council, as part of the wider Edinburgh City ownership of ASPFL and with SMH as house builder at Region, is one such area. Crossford will, in part, meet the demand for such development arising in southwest Fife.

ASPFL / SMH Land at Crossford

2.7 NPF3 notes that more ambitious and imaginative planning will be 2.9 Scottish Planning Policy notes that by locating the right needed to meet requirements for a generous and effective supply development in the right place, planning can provide of land for housing in a sustainable way. The Scottish opportunities for people to make sustainable choices and Government specifically wishes to see a greater and more improve their quality of life. Well-planned places promote well- concerted effort to deliver a generous supply of housing land in being, a sense of identity and pride, and greater opportunities for the SESplan Strategic Development Plan area. A Key Action for social interaction. Planning therefore has an important role in NPF3 is to support housing development and the Scottish promoting strong, resilient and inclusive communities. Delivering Government will work with housing providers and the high-quality buildings, infrastructure and spaces in the right development sector to achieve this. That approach is endorsed locations helps provide choice over where to live and style of and promoted through this representation. ASPFL and SMH are home, choice as to how to access amenities and services and committed to releasing the land in question at Crossford for choice to live more active, engaged, independent and healthy residential development and associated uses. lifestyles. ASPFL and SMH are committed to delivering such development at Crossford to achieve the aims set out above. Scottish Planning Policy 2.10 Scottish Planning Policy commits to facilitating new housing 2.8 Scottish Planning Policy, published in 2014, set out national development and increasing the supply of housing with a planning policies which reflect Scottish Ministers’ priorities for generous land supply. operation of the planning system and for the development and use of land in Scotland. In line with NPF3 it promotes sustainable economic growth and a presumption in favour of development that contributes to sustainable development.

ASPFL / SMH Land at Crossford

2.11 Paragraph 75 of Scottish Planning Policy notes the need for the 2.13 Development Plans should promote economic activity and Development Plan system to encourage rural development that diversification in all small towns and rural areas. Development supports prosperous and sustainable communities and that provides employment or community benefit should be businesses whilst protecting and enhancing environmental encouraged. quality. Plans should make provision for most new urban 2.14 The proposed use of the site promoted for housing at Crossford development to take place within, or in planned extensions to, meets the requirements of Scottish Planning Policy, is endorsed existing settlements. This is directly applicable to the western by Council professional planning officers and will increase the villages of the southern half of Fife such as Crossford, a highly choice of housing sites in the area coming through the emerging sustainable large village with local services and amenities and Local Development Plan. direct access to the full range of physical, environmental and social infrastructure provided by Dunfermline. SESPlan Strategic Development Plan

2.12 Scottish Planning Policy prioritises high quality design and layout in its aim for sustainable economic growth. The planning system 2.15 The Strategic Development Plan for the southern Fife Council has a significant role in supporting sustainable economic growth area – SESplan – was approved by Scottish Ministers in June in rural areas. By taking a positive approach to new 2013 and its accompanying Supplementary Guidance on development, planning authorities can help to create the right Housing Land was approved by Member Authorities, variously, in conditions for rural businesses and communities to flourish. The 2014. aim should be to enable development in all rural areas which supports prosperous and sustainable communities whilst protecting and enhancing environmental quality.

ASPFL / SMH Land at Crossford

2.16 The spatial strategy of the Plan seeks to ensure that, by 2032, new development to the most sustainable the Edinburgh City Region is a healthier, more prosperous and locations. sustainable place which continues to be internationally  Conserve and enhance the natural and built recognised as an outstanding area in which to live, work and do environment. business.

2.17 New development at Crossford will directly contribute to this aim.  Promote the provision of improved infrastructure to enhance connectivity within the area, between 2.18 The Key aims of the Strategic Development Plan include the the area and other parts of the UK and elsewhere need to – to support economic growth and meet the needs of communities.  Enable growth in the economy by developing key economic sectors, acting as the national hub for  Contribute to the response to climate change development and supporting local and rural through mitigation and adaptation and promote development. high quality design / development

 Set out a strategy to enable delivery of housing requirements to support growth and contribute to 2.19 The scale, nature and location of development proposed by this meeting housing need in the most sustainable representation at Crossford meet the key aims of the Strategic locations. Development Plan.

 Integrate land use and transport, reduce the need to travel and cut carbon emissions by steering

ASPFL / SMH Land at Crossford

2.20 SESPlan states that Local Development Plans will direct further 2.22 The proposed development site would form part of the 1,950 strategic development to Strategic Development Areas. additional housing allowance outwith Strategic Development Notwithstanding this, Fife Council must maintain a minimum five Areas as set out in the Strategic Development Plan year housing land supply at all times as per Scottish Planning Supplementary Guidance on Housing Land (page 6). From that, Policy. The lead-in time for strategic housing development sites allocation of the site meets Strategic Development Plan is long and this creates a short-medium term vacuum in the requirements and is compliant with that document in this respect. housing land supply that requires to be filled by small – medium 2.23 The scale of the proposals at Pitconochie (200 units and sized sites. infrastructure led) means that they can be brought forward in the 2.21 Strategic Development Plan Policy 7 states that sites for short to medium term, making necessary infrastructure greenfield housing development proposals either within or contributions as required. The proposed site is of a scale that will outwith the identified Strategic Development Areas may be integrate well with existing town facilities and may contribute to allocated in Local Development Plans or granted planning additional community facilities / necessary infrastructure permission to maintain a five years’ effective housing land provision as appropriate. supply, subject to satisfying certain criteria. The proposed

development site at Crossford is in keeping with the character of the settlement and local area. It will not undermine green belt

objectives and any additional infrastructure required as a result of the development will be either committed or funded by the developer.

ASPFL / SMH Land at Crossford

3.3 The population of Crossford has decreased from approximately 3 Crossford as a Development Location 2750 to 2500 since 1991 and this is having a direct impact on the local non-denominational primary school roll. The capacity of the 3.1 Crossford is located approximately one mile to the west of school is 267 and the school roll has reduced in recent years to Dunfermline. At present, it has a number of local facilities that 209 pupils resulting in a spare capacity of 58 pupils. Projections include a post office, primary school, local shop, two hotels and from Fife Council expect the roll to decline further over the next 5 sports facilities. It is the home of Dunfermline Golf Club. There years. have been no residential allocations made in Crossford over the course of recent Local Plans to support or enhance local 3.4 New residential development in Crossford will help to secure the facilities. The site is within walking distance of local facilities and future of the primary school in the village. It is anticipated that the would provide a range and choice of house types and tenures.It area proposed by ASPFL and SMH for development could is a highly sustainable development location. The village has the accommodate approximately 200 units which would enable use environmental capacity to take additional housing and supporting of existing capacity in the primary school using Fife Council’s facilities. In addition to providing complementary development to pupil product ratio of 20 primary pupils per 100 housing units. the Western Expansion, it represents an essential step to ensure the parallel implementation of new homes and jobs together with facilities and infrastructure.

3.2 Residential and associated development in Crossford would ensure that the existing facilities in the settlement are sustained and, with an increase in population, it could support further facilities.

ASPFL / SMH Land at Crossford

3.5 Crossford is served by local bus services with buses every 10 3.7 The principle of infrastructure led development and promotion of minutes or less to Dunfermline and frequent services to Stirling, development along transport corridors is fundamental to this part Inverkeithing, Kirkcaldy and Leven. In addition, Crossford is on of Scotland. Previous submissions to the emerging Development the main bus route between Glasgow and Fife. Frequent bus Plan by ASPFL fully endorse infrastructure led development. services to Dunfermline also allow access to the train stations in Priority in terms of the allocation of land for future development Dunfermline and Rosyth with services to Edinburgh and other must be given to making best use of existing and proposed settlements on the Fife Circle Line. Both the Ferrytoll and infrastructure such as schools, health, waste water, water Halbeath park and ride facilities are accessible to Crossford treatment works and water storage facilities, and waste facilities. residents and the Fife Council supported park and choose

proposed at Rosyth will also be accessible when delivered.

3.6 In the short term, public transport connections to Dunfermline

and the existing and proposed park and choose sites at Rosyth

could be enhanced. In the medium term it is hoped that public

transport arrangements required for the Dunfermline Western

Expansion area will also meet the needs of a growing Crossford.

ASPFL / SMH Land at Crossford

4.3 Similarly, there is no perceived or actual risk of coalescence with 4 Proposed Uses Dunfermline, either existing or the proposed Western Expansion to the east. 4.1 It is proposed that Crossford be expanded to the west and the north in a sensitive and sustainable manner. This approach will 4.4 The proposed development area is outlined on the complement the proposed Western expansion of Dunfermline, accompanying plan and submission by Optimised Environments but is not dependent upon it, and will not impact upon the Green (response to FIFEPlan Proposed Plan consultation November Belt identified in the current Dunfermline and West Fife Local 2014 (Appendix 3)). To the south of the site are the A994 and Plan. The scale of development proposed is approximately 200 Dunfermline Golf Club. To the east is the existing urban edge of housing units. This is in keeping with the character of the wider Crossford and Lundin Road. To the north is agricultural land. To settlement. the west is the Walk Plantation which shelters the site from view. The western edge of the site to the south of Hilton Road is clearly 4.2 It is acknowledged that physical separation is required between defined by a field access track. Crossford and Cairneyhill to the west. Development of land in the control of ASPFL and supported by SMH, as proposed through 4.5 The gross site area is approximately 11.1 hectares. this Report, would ensure there is no perceived or actual risk of coalescence in terms of housing or other development. The sizeable Walk Plantation to the west of the proposed development provides a strong boundary between the two villages. The western edge of the ASPFL landholding would be planted up to create a strong defensible edge between this and the Plantation landholding.

ASPFL / SMH Land at Crossford

4.6 It is proposed that residential development be directed to the 4.8 Access into the proposed residential development can be taken immediate west of the village. This land could accommodate from the A994. This can also easily connect to existing housing approximately 200 residential units in a range and choice of to the east as shown on the accompanying plan. The primary housing types and tenures and associated uses. Development of school is in close proximity to the site and would be within this would be phased over a number of years to ensure that the walking distance for pupils attending the school. Site accessibility village is seen to grow organically. This approach is is dealt with in full by the accompanying Transport and Access fundamentally different to that proposed at the Dunfermline Appraisal Report (Appendix 4). Western Expansion as the Crossford proposal is infrastructure 4.9 ASPFL and SMH are aware that there is a gas pipeline route to led i.e. there is capacity available at this time to accommodate the west of Crossford. The proposed site does not impose upon growth, Conversely, the Dunfermline Western Expansion is this but discussion with the pipeline operator, the Health and infrastructure dependant in that new education and roads Safety Executive and Fife Council would address any concerns infrastructure is required to deliver housing in that location. arising from this. SMH has experience of successfully managing 4.7 The proposed development could be accommodated within the issues around pipeline constraints on developments on previous existing mature landscape framework. This will not have a developments. There is capacity within the Water Treatment detrimental impact on the surrounding area. The proposed Works (1700 units) and Waste Water Treatment Works (490 development area does not have any landscape or historic units) for new housing development to be allocated within heritage constraints. All new development would be designed to Crossford (Scottish Water asset capacity facility November a high quality and be set in a landscape context appropriate to its 2014). surroundings.

ASPFL / SMH Land at Crossford

4.10 The SEPA interactive Flood Map shows that a small portion of the Crossford Burn to the north of the site is subject to flooding. However the Council have confirmed that this is not an issue for this site.

4.11 The site is well screened and will not create a detrimental impact on the surrounding area. All of these factors demonstrate development is deliverable in Crossford.

ASPFL / SMH Land at Crossford

 contamination: previous use has not resulted in contamination of 5 Site Effectiveness the site or, if it has, commitments have been made which would 5.1 The tests of effectiveness for housing allocations are set out in allow it to be developed to provide marketable housing; paragraph 55 of Planning Advice Note 2/2010 – Affordable Housing and Housing Land Audits. These are as follows –  deficit funding: any public funding required to make residential development economically viable is committed by the public  ownership: the site is in the ownership or control of a party which bodies concerned; can be expected to develop it or to release it for development.

Where a site is in the ownership of a local authority or other  marketability: the site, or a relevant part of it, can be developed in public body, it should be included only where it is part of a the period under consideration; programme of land disposal;

 infrastructure: the site is either free of infrastructure constraints,  physical: the site, or relevant part of it, is free from constraints or any required infrastructure can be provided realistically by the related to slope, aspect, flood risk, ground stability or vehicular developer or another party to allow development; and access which would preclude its development. Where there is a

solid commitment to removing the constraints in time to allow  land use: housing is the sole preferred use of the land in planning development in the period under consideration, or the market is terms, or if housing is one of a range of possible uses other strong enough to fund the remedial work required, the site should factors such as ownership and marketability point to housing be included in the effective land supply; being a realistic option.

ASPFL / SMH Land at Crossford

5.2 It is noted that paragraph 55 of the PAN specifically states that 5.6 There are no deficit funding issues with regard to the site. It is “To assess a site or a portion of a site as being effective, it must wholly in private ownership. ASPFL has previously made a full be demonstrated that within the five-year period beyond the date commitment to developer contributions such as affordable of the audit the site can be developed for housing (i.e. residential housing resulting from residential development on the site and units can be completed and available for occupation), and will be the site’s funding will be delivered through the resources of SMH, free of constraints” one of the UK’s largest privately owned house building businesses. 5.3 Addressing each of the above in turn, with regards to ownership it is confirmed that the site is in the ownership of a party that is 5.7 The site is wholly marketable. ASPFL has agreed contract terms willing, and intends, to release the land for residential with SMH. The village is considered a very desirable location in development and associated uses during the period of the Local which to live and work. Development Plan. Contract terms have been agreed between 5.8 Subject to a grant of planning permission in 2016 post Local ASPFL and SMH for the site. Development Plan adoption, first house completions for the site 5.4 With regards to the PAN requirements on physical constraints it are anticipated in 2016-17 effective in line with paragraph 55 of is confirmed that there are no physical constraints of the nature the PAN. This could be accelerated subject to timing of planning listed in the PAN affecting the site. consent by the Counil.

5.5 There are no known contamination issues within the site nor is 5.9 ASPFL and SMH confirm that housing is the preferred land use there any history of such. The site is greenfield and farmed by of the land in planning terms. The site could accommodate the current landowner. approximately 200 dwellings of varying size, style and tenure.

ASPFL / SMH Land at Crossford

5.10 With regard to wider known environmental or infrastructure constraints that may affect the suitability of the site for housing and the potential to deliver house completions over the plan period the following is provided.

5.11 There are no known environmental issues that would prevent the site from delivering development over the plan period. The site comprises agricultural fields and is not covered by any environmental designation.

5.12 There are no known infrastructure constraints that would affect the development of the site for residential use. According to information provided by Scottish Water there is sufficient capacity in the local wastewater treatment works and in the local water treatment works to serve the site. There are no off site road capacity issues that would prevent full site development.

Marketability Statement

5.13 ASPFL has agreed contract terms with SMH that will enable the early procurement of mainstream and affordable housing provision within this site.

ASPFL / SMH Land at Crossford

6 Local Development Plan Proposed Plan 6.4 With respect to its relationship to the Strategic Development Plan, the Site Assessment notes the allocation of the site is Proposed Plan Site Assessment considered suitable for some residential development that can 6.1 As part of the Local Development Plan Proposed Plan contribute to the SESplan housing land requirement, outwith an preparation process, Council Officers prepared Site SDA. In principle the site could comply with settlements outwith Assessments for every site submitted as part of the Local SDAs which could accommodate large / medium scale Development Plan process. These were submitted to the Council development. Executive Committee of 9th September 2014 as part of its 6.5 In transportation terms, the Site Assessment notes that a site consideration of the Plan for consultation. concept diagram (prepared by OPEN) and a supporting transport 6.2 With specific reference to the site that is the subject of this statement submitted as part of the Local Development Plan submission, the Site Assessment (Appendix 5) noted that there preparation process by ASPFL identify solutions for accessing were no significant impacts or constraints associated with the site the site and expected impacts on the surrounding road network. and identified it for inclusion in the Committee Version of the This is submitted as Appendix 4. Local Development Plan Proposed Plan with a capacity of 200 6.6 In terms of energy production, the Site Assessment concludes units. that the scale and mix of uses offer good potential for onsite 6.3 The Site Assessment noted, in its conclusion, that the site in generation. It is located just outwith 2.5km range of Dunfermline question is considered suitable for development ‐ subject to new CHP by metres. tree planting and landscaping creating a robust western

boundary.

ASPFL / SMH Land at Crossford

6.7 In terms of the settlement summary, the Council Officers advise 6.9 With regard to biodiversity, the Council Officer Sites Assessment that the site is within reasonable walking distance of local notes that there is woodland habitat on site (Walk Plantation and services. The site would be able to integrate well with Crossford Bog Wood) and adjacent to the north west also protected by and that there is capacity in local schools to accommodate the TPOs. There is wetland habitat at south of site and along proposed development. It notes that the proposed development Crossford Burn. Providing that no development is within 10m of should provide additional public green space which is needed in identified woodland, TPO trees and wetland no negative impact Crossford. on biodiversity is anticipated.

6.8 It notes that ASPFL submitted a revised site proposal for this 6.10 With regard to landscape impact, the Site Assessment notes that site. The concept diagram identifies ways the development could the concept diagram (submitted by OPEN) for the site submitted link back into the settlement via multiple public and vehicular as part of the round 2 consultation show mitigation measures that access points. Updated schools capacity information provided by could be undertaken to proved a robust western boundary and the Council at June 2014 notes that Queen Anne High School create new green networks throughout the site. The site area has (non-denominational secondary school) has significant spare been reduced by the promoters to only include the part preferred capacity available. It notes that there is capacity at St Columba’s site area removing any potential impacts from the north of the RC High School (denominational secondary school). It notes tree belt and ridgeline. that there is capacity at Crossford primary school (non- 6.11 With regard to water quality and flooding, it was noted that there denominational primary school) but that there may be a capacity is no impact on the Crossford Burn and that SUDS is issue at St. Margaret’s RC primary school (denominational incorporated into the site layout. primary school).

ASPFL / SMH Land at Crossford

6.12 In terms of built heritage, the Site Assessment noted that a 6.15 With regards to waste minimisation, the Site Assessment noted desktop analysis has included review of proximity to listed that the construction phase of the proposal would add to waste buildings, conservation areas and scheduled ancient arisings but the completed development would have no overall monuments. In this respect no built heritage issues are directly impact on waste generation. apparent. 6.16 From the above the site is Development Plan compliant and 6.13 With regard to air quality there was no significant impact on air there are no spite specific issues that would prevent site pollution anticipated to result from development on this site. The development. There are no land use planning reasons to reject west of the site is within the Health and Safety Hazard Pipeline the allocation of the site for residential development and Consultation Zones for a high pressure gas pipeline with associated uses. associated potential risks to human health. This latter issue

would be dealt with as part of a planning application submission.

6.14 In respect of soils the Council Officers noted that the southern portion of the site contains the former Bogwood Landfill. If the site was to be developed Environmental Services would advise an SSRA. It noted that the site was Prime Agricultural Land and that there are underlying minerals on site. The issue of Prime Agricultural Land is dealt with above – loss of that is acceptable to promote Development Plan strategy.

ASPFL / SMH Land at Crossford

7 Fife Council Committees western distributor road were essential to the delivery of the Area Committee Comments strategic developments to the North of Dunfermline; 7.1 The City of Dunfermline Area Committee met on 13th August 2014 to consider the Local Development Plan Proposed Plan. At roads; and that meeting it was noted by Councillors attending that Crossford should not be developed for a number of reasons including issues relating to the capacity of local schools, problems with infrastructure was in place would cause significant problems. roads/transportation and opposition from local residents.

There was no direct reference to the removal of the site 7.2 The Decision of the Committee was as follows – supported by the Council Officers that is the subject of

this representation for 200 residential units at The Committee:- Crossford. The points noted by Councillors in respect

(1) noted the progress made on the Local Development Plan of local transport and education had already been to date; and positively addressed by Council professional officers in the Site Assessment referred to above. (2) made the undernoted comments for reporting to the

Executive Committee on 9th September, 2014:-

ASPFL / SMH Land at Crossford

Executive Committee I would therefore like to move that the following sites are removed from the plan:- 7.3 The Fife Council Executive Committee of 9th September 2014 1. AB002 Main Street Aberdour (50 houses) approved the Local Development Plan Proposed Plan for

consultation subject to the Motion below proposed by Councillor 2. DGB003 Barns Farm Dalgety Bay (100 houses) Laird – 3. FAL002 Land to the west of East Loan Falkland (32 houses)

“Councillor Lesley Laird, seconded by Councillor David Ross 4. INV005 Spencerfield Inverkeithing (330 houses) moved that the recommendations in the report be approved 5. KEL006 Woodend Place Kelty (20 houses) subject to amendment as follows:-

“Amendment to the Fife Plan – Recommendation 1 / Appendix A 6. KEL007 Black Road Kelty (20 houses)

There has been a significant process of consultation both 7. KDY009 Chapel Home Farm Kirkcaldy (100 houses) internally and externally on the Proposed Local Development Plan before it has been brought to the Executive. It is extremely 8. CRF002 Crossford (200 houses) positive that a consensus has been achieved on the vast majority In addition we note that local South West Members raised of the 280 candidate sites submitted for consideration. concerns about the development of Rosyth Waterfront. We Notwithstanding this, it is clear that the Area Committees have acknowledge that this is a strategic industrial site but also some concerns about a small number of the sites, and it is right recognise the local community desire to see this area developed. that the Executive should take those concerns on board. As part of the next round of consultation we ask Officers to actively promote and develop a masterplan for this area.”

ASPFL / SMH Land at Crossford

Again, there have been no land use planning reasons provided as part of the Local Development Plan Proposed Plan preparation process to merit the removal of land at Crossford that is the subject of this representation from the Plan. indeed, for reasons set out in the accompanying housing land supply paper, it is imperative that the site at Crossford is reinstated to the Plan and housing land supply to contribute to the maintenance of a five year housing land supply and consistency with the SESplan Strategic Development Plan.

ASPFL / SMH Land at Crossford

8.2 The proposed allocation of the site for 200 units will allow 8 Conclusion Crossford to prosper, grow in an organic manner and be sustainable over the Local Development Plan period and beyond. 8.1 ASPFL and SMH wish to make representation to the Local Development at Crossford would complement the proposed Development Plan Proposed Plan to the non- allocation of land Dunfermline Western Expansion and will provide a range and at Crossford for 200 residential units. The site is Development choice of house types including affordable houses and ensure Plan compliant, supported by professional officers within the Crossford is an attractive location to live and work. The proposed Council and is wholly sustainable and deliverable. The allocation development will support local community and commercial uses of this site will provide a wider range and choice of housing sites and contribute to arresting population and school roll decline in than are currently available in the Local Development Plan and the village thus contributing to sustainable economic growth. will help ensure Strategic Development Plan consistency and the maintenance of a minimum five year housing land requirement 8.3 It is in the ownership of a landowner willing to release the site for as required by the Strategic Development Plan and Scottish development and with agreed contract terms in place with a Planning Policy. There are no land use planning reasons that national house builder. As such, delivery and marketability, as would prevent either the allocation or development of this site. defined in paragraph 55 of PAN 2/2010, is not in question on this site. There are no known technical constraints or environmental designations affecting this development site.

8.4 For the reasons set out in detail in this submission, it is recommended that the site indicated on the accompanying plan be reinstated by Fife Council in its emerging Local Development Plan.

ASPFL / SMH Land at Crossford

Appendix 1 – LDP Proposed Plan Committee Version - Crossford Proposals Map

ASPFL / SMH Land at Crossford

Appendix 2 – LDP Proposed Plan Committee Version - Crossford Proposals Table

Crossford - Local Development Plan Proposals and Development Requirements

Proposals Map Location Area Description Estimated Lead Status, additional development requirements, and Reference (ha) capacity agency other information. (Housing) CRF 001 Keavil Farm/ 3.4 Allotments N/A Fife The site will be safeguarded for allotment use. Alternative Nursery Council uses will not be supported if this results in the loss of allotments which continue to meet demand. CRF 002 Pitconochie 9 Housing 200 Privat e This site is allocated for housing . Sector This site will require Sustainable Urban Drainage System and flood prevention measures to be constructed as part of the development. A Water and Drainage Impact Assessment will be required to assess requirements. Ground investigation surveys will also be required.

A Transport Assessment will be required to ensure adequate road and access arrangements are provided.

Green Network Priorities for this site are identified in the Green Network Priorities table.

Note: See Action Programme for programming and site details, including the lead agency likely to implement the proposals.

ASPFL / SMH Land at Crossford

Appendix 3 – OPEN Supporting Document

Pitconochie, Crossford: Site LDP-CRF002b (also LDP-CRF003b) Residential Development

Response to FIFEplan Proposed Plan Consultation Submitted on behalf of: Alfred Stewart Property Foundation Limited and Stewart Milne Homes

November 2014 Figure 1: Location nts@A4

Pitconochie, Crossford: Residential Development © Getmapping plc. ›› contents

1. Introduction pg. 4 3.4.1 Slope pg. 14 3.4.2 Elevation pg. 15 1.1 This Submission pg. 4 3.5 Accessibility pg. 16 1.2 Report Format pg. 4 3.5.1 Pedestrian/ cyclists pg. 16 1.3 FIFEplan: Local Development Plan- 3.5.2 Public Transport pg. 16 Proposed Plan pg. 5 3.5.3 Private Cars pg. 16 1.3.1 Proposed Plan Site Assessment pg. 5 3.6 Technical Issues pg. 18 1.3.2 Site Effectiveness pg. 5 3.6.1 Flood Risk pg. 18 1.3.4 Removal of the site from FIFEplan by the 3.6.2 Coal Mining pg. 18 Executive Committee pg. 6 3.6.3 Utilities pg. 18 2. Crossford: Place pg. 8 3.6.4 Summary pg. 18

2.1 History pg. 8 3.7 Design Principles pg. 19

2.2 Facilities pg. 8 3.8 Development Framework pg. 20

2.3 Fitting New Development pg. 8 3.8.1 Connectivity pg. 20 3.8.2 Access And Street Network pg. 20 3. The Site pg. 10 3.8.3 Landscape pg. 22 3.1 Site Description pg. 10 3.8.4 SUDS pg. 22 3.2 Designations pg. 10 3.8.5 Development Form pg. 22

3.3 Site Appraisal pg. 12 3.9 Summary pg. 23 3.4 Topography pg. 14 ›› figures

Figure 1: Location pg. 2 Figure 2: Extract from the Fife LDP Site Assessment MIR Consultation Document pg. 7 Figure 3: Crossford Facilities pg. 9 Figure 4: View on approach to Crossford from Cairneyhill pg. 10 Figure 5: Designations pg. 11 Figure 6: Site Appraisal pg. 13 Figure 7: Landform - Slope pg. 14 Figure 8: Landform - Elevation pg. 15 Figure 9: Representative Photography pg. 16 Figure 10: Accessibility Plan pg. 17 Figure 11: Connectivity pg. 17 Figure 12: Bog Wood, located at the low point within the development site area pg. 18 Figure 13: Design Principles pg. 19 Figure 14: Indicative Development Framework pg. 21 Figure 15: Current Entry to Crossford pg. 23 Figure 16: Illustration of the Proposed Entry to Crossford pg. 23

Pitconochie, Crossford: Residential Development 1. Introduction

1.1 This Submission 1.2 Report Format

This document is part of a submission to the FIFEplan The document has three parts; the first section proposed plan consultation. It concerns land south of summarises the planning position as set out within Pitconochie, Crossford, site reference LDP-CRF003b PPCA in the accompanying planning statement. (and also referred to as LDP-CRF002b) which is proposed as residential land and is supported by The second part looks at the context for this proposal: Council officers for up to the allocation of up to 200 the village of Crossford itself. It briefly examines the new homes. history, village form and facilities- this is the starting point for site appraisal. The site was removed from the proposed plan by Executive Committee members in September 2014; The third section is concerned with promotion of this document supports the case for its reinstatement. the site, and provides further technical detail than previously submitted which demonstrates that this site is effective, can fit well with the landscape and will form a logical expansion of the village. Reference should be made to the accompanying “Transport and Access Appraisal Report” prepared by Transport Planning and to the Technical Appraisal prepared by Ironside Farrar. These are partly summarised within this document as appropriate.

Pitconochie, Crossford: Residential Development pg. 4 1.3 FIFEplan: Local Development Plan- Proposed Plan

1.3.1 Proposed Plan Site Assessment Contamination: As part of the Local Development Plan Proposed Previous use has not resulted in contamination of Plan preparation process, Council Officers prepared the site or, if it has, commitments have been made Site Assessments for every site submitted as part which would allow it to be developed to provide of the Local Development Plan process. These were marketable housing; submitted to the Council Executive Committee as part of its consideration of the Plan for consultation. Deficit funding: Any public funding required to make residential These are examined in full within the Planning development economically viable is committed by Statement. In summary, it was clear that the proposal the public bodies concerned; is Development Plan compliant and there are no spite specific issues that would prevent site development. Marketability: There are no land use planning reasons to reject the The site, or a relevant part of it, can be developed in allocation of the site for residential development and the period under consideration; associated uses. Infrastructure: 1.3.2 Site Effectiveness The site is either free of infrastructure constraints, The tests of effectiveness for housing allocations or any required infrastructure can be provided are set out in paragraph 55 of Planning Advice Note realistically by the developer or another party to 2/2010 – Affordable Housing and Housing Land allow development; and Audits. These are as follows – Land use: Ownership: Housing is the sole preferred use of the land in The site is in the ownership or control of a party planning terms, or if housing is one of a range of which can be expected to develop it or to release possible uses other factors such as ownership and it for development. Where a site is in the ownership marketability point to housing being a realistic option. of a local authority or other public body, it should be included only where it is part of a programme of It is noted that paragraph 55 of the PAN specifically land disposal; states that “To assess a site or a portion of a site as being effective, it must be demonstrated that Physical: within the five-year period beyond the date of the The site, or relevant part of it, is free from constraints audit the site can be developed for housing (i.e. related to slope, aspect, flood risk, ground stability residential units can be completed and available for or vehicular access which would preclude its occupation), and will be free of constraints” development. Where there is a solid commitment Addressing each of the above in turn, with regards to removing the constraints in time to allow to ownership it is confirmed that the site is in the development in the period under consideration, or ownership of a party that is willing, and intends, the market is strong enough to fund the remedial to release the land for residential development work required, the site should be included in the and associated uses during the period of the Local effective land supply; Development Plan.

Pitconochie, Crossford: Residential Development pg. 5 With regards to the PAN requirements on physical There are no known infrastructure constraints constraints it is confirmed that there are no physical that would affect the development of the site for constraints of the nature listed in the PAN affecting residential use. According to information provided the site. by Scottish Water there is sufficient capacity in the local wastewater treatment works and in the local There are no known contamination issues within water treatment works to serve the site. There are no the site nor is there any history of such. The site is off site road capacity issues that would prevent full greenfield and farmed by the current landowner. site development.

There are no deficit funding issues with regard to 1.3.3 Removal of the site from the site. It is wholly in private ownership. ASPFL has previously made a full commitment to developer FIFEplan by the Executive contributions such as affordable housing resulting Committee from residential development on the site. No land use planning reasons were provided as part of the Local Development Plan Proposed Plan ASPFL has joined with Stewart Milne Homes (SMH) to preparation process to merit the removal of land at deliver housing on this site. The village is considered Crossford, that is the subject of this representation, a very desirable location in which to live and work. from the Plan. Indeed, for reasons set out in the Subject to a grant of planning permission in 2016, accompanying housing land supply paper, it is first house completions for the site are anticipated imperative that the site at Crossford is reinstated in 2016-17 effective in line with paragraph 55 of the to the Plan and housing land supply to ensure PAN. maintenance of a five year housing land supply and consistency with the SESplan Strategic Development ASPFL and SMH confirm that housing is the preferred Plan. land use of the land in planning terms. The site could accommodate approximately 200 dwellings of varying size, style and tenure.

With regard to wider known environmental or infrastructure constraints that may affect the suitability of the site for housing and the potential to deliver house completions over the plan period the following is provided.

There are no known environmental issues that would prevent the site from delivering development over the plan period. The site comprises agricultural fields and is not covered by any environmental designation.

Pitconochie, Crossford: Residential Development pg. 6 LDP-ROS005b

LDP-ROS005a

Local Development Plan Candidate Sites Site Ref LDP-ROS005 (a & b) ± Castlandhill (north and west) Enterprise, Planning & Scale 1:8,000 Protective Services Version 2 - Oct 2013

LDP-ROS005b LDP-CRF002a

LDP-ROS005a

LDP-CRF002b

Local Development Plan Candidate Sites Site Ref LDP-ROS005 (a & b) ± Castlandhill (north and west) Enterprise, Planning & Scale 1:8,000 Protective Services Version 2 - Oct 2013

Reproduced by permission of Ordnance Survey on behalf of HMSO.© Crown copyright and database right 2012. All rights reserved.Ordnance Survey Licence number 100023385. Figure 2: Extract from the Fife LDP Site Assessment MIR Consultation Document nts@A4 Local Development Plan Candidate Sites Pitconochie, Crossford: Residential Development © Crown copyright, All rights reserved 2014. Licence number 0100031673. pg. 7 Site Ref LDP-CRF002 (a & b) ± Pitconochie (site 2) Enterprise, Planning & Scale 1:6,000 Protective Services Version 2 - Oct 2013

2.1 History 2.2 Facilities

Crossford is a small village in west Fife which lies to For a settlement with a population size of around the west of Dunfermline on the A994. 2,400 Crossford supports an impressive range of facilities. These include a primary school, as well as 2 It has a long history dating back to before records hotels and local shops and services. The village also began. It reputedly takes its name from the ford crossed supports a number of community facilities such as a by monks as they travelled between Culross Abbey, to village hall, scout group hall, and a large park with the west, and Dunfermline Abbey to the east. multi-use games area (MUGA).

Wealth was founded firstly on agriculture and then on coal and ironstone which was taken via the Waggon 2.3 Fitting New Development Road down to Limekilns, on the Forth, for transport. Nowadays employment is found either in local The aim for new development is that it should not service industries or in the local employment centres only form a logical expansion that integrates with of Rosyth, Dunfermline, Glasgow or Edinburgh. the existing settlement pattern but that it is designed for easy access to local facilities. This allows new Earliest available mapping is the 1st edition Ordnance residents to make easy choices for sustainable travel Survey and Crossford appears as a linear settlement and use of local facilities. based around the main transport routes: Cairneyhill Road and Waggon Road. There is evidence of mining and Ensuring people can walk or cycle to local shops and quarrying activity within the local area and a significant services will ensure better integration of new with amount of policy planting, much of which remains today. existing development and will help sustain those facilities for the longer term. Examination shows that the village remained relatively stable in terms of size until the 1950s Figure 3 highlights the local facilities which are when it then grew gradually until the late 1980s. clustered largely along the length of Cairneyhill This consolidated the village form beyond its linear Road. beginnings. The village has seen little subsequent change and this proposed new housing development Open space, the Primary School, the Golf Club will be the first for almost 40 years; the most recent and the park are particularly accessible from the growth is the housing area to the immediate east of proposed development site. the site which includes Crossford Primary School.

Further information can be gained by looking at the historic mapping within the Appendix of the Technical report.

South Crossford woods Entry to Keavil House Hotel Crossford Scout Group Co-op and Takeaway

Pitconochie, Crossford: Residential Development pg. 8 CROSSFORD

TO DUNFERMLINE 10 1 9 7 8

Main Street 6 11

3 12 Waggon Road Cairneyhill Road

TO CAIRNEYHILL 4

1 Crossford Primary School 2 2 Pitfirrane Golf Course

3 Woodland Walk & South Crossford

4 King George V Park : Play Area & MUGA TO A985

5 Keavil House Hotel 5 6 Pharmacy & Post Office

7 Vacant Business

8 Co-op & Takeaway

9 Hairdresser & Beauty Parlour

10 Crossford Village Hall

11 Pitfirrane Hotel & Restaurant

12 Scout Hall Proposed Development Boundary

Core Path

Pedestrian Crossing

Open space

Figure 3: Crossford Facilities nts@A4

Pitconochie, Crossford: Residential Development © Getmapping plc. pg. 9 3. The Site

3.1 Site Description 3.2 Designations

The study area encompasses an area of agricultural Figure 5 sets out the relevant designations within land of approximately 11.1 hectares in size. It is the vicinity of the site. This mainly concerns the located to the immediate west of the settlement woodland to the north, the Walk Plantation, which is of Crossford, Fife and is bound to the south by the semi natural ancient woodland. This is also protected A994 and Dunfermline Golf Club; to the east by the by a Tree Preservation Order, as is Bog Wood to the existing urban edge of Crossford; to the north by south. Adjacent to the site lies an area of designated Pitconochie Farm and the Walk Plantation and along Open Space which is located on Cairneyhill Road. the western edge by agricultural land. The woodland is an important feature within the wider The site is set within an agricultural landscape with landscape and has historic significance; the Open the Bog Wood located to the south of the site which Space is largely used for dogs. The neighbouring includes an existing pond of approximately 0.3 properties turn their back on the space with access hectares. limited to the south and a small lane to the north. There is an opportunity to expand and enhance on this in line with the comments made within the site assessment.

Figure 4: View on approach to Crossford from Cairneyhill

Pitconochie, Crossford: Residential Development pg. 10 305500 306000 306500 307000

305500 306000 306500 307000 Legend

LegendOS Mastermap (! OAS L Misatestde rBmuailpding 0 0 5

7 (! 8 (! AB L Lisistteedd B Buuilidldiningg 6 0 0

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8 B Listed Building 6 DEAN PLANTATION (! CS eLmistie Nda Btuurialdl iAngncient Woodland

SFeimfei LNoactaulr Pall aAnn 2c0ie1n2t L Wocoaold Llandscape Area Fife Local Plan 2012 Local Landscape AFriefea Local Plan 2012 Protected Open Space Fife Local Plan 2012 Protected Open SFpifaec eLocal Plan 2012 Green Belt FSiteife L boundaryocal Plan 2012 Green Belt Site boundary 0

0 PITCONOCHIE HOUSE 0 7 8 6 0 0 0 7 8

6 WALK PLANTATION

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0 (! 5 6 8 6 0 0 5 6 8 6 0 75 150 300 (! m [ 0 75 150 300 (! m [ CROSSFORD CROSSFORD PITFIRRANE GOLF COURSE Designations Designations (! (! Ref No: 130639 Created By: LA Rev No: 1 (! Scale: 1:7,000 Drawing Size: A3 Date: 06/01/2014 (! Ref No: 130639 Created By: LA Rev No: 1 0 0

0 Coordinate System: BNG OS GB 1936 Datum

6 Scale: 1:7,000 Drawing Size: A3 Date: 06/01/2014 8 6 0 0

0 Coordinate System: BNG OS GB 1936 Datum 6 8 6

Data Sources: Scottish Natural Heritage, Historic Scotland and Fife Local Plan 2012 © Crown copyright and database rights 2014 Ordnance Survey 0100031673 305500 306000 306500 307000

Data Sources: Scottish Natural Heritage, Historic Scotland and Fife Local Plan 2012 © Crown copyright and database rights 2014 Ordnance Survey 0100031673 nts@A4 Legend OS Mastermap

(! A Listed Building 0 0 5

7 (!

8 B Listed Building 6 (! C Listed Building

Semi Natural Ancient Woodland Fife Local Plan 2012 Local Landscape Area Fife Local Plan 2012 Protected Open Space Fife Local Plan 2012 Green Belt Site boundary

Figure 5: Designations 0 0

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(! (! Ref No: 130639 Created By: LA Rev No: 1

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0 Coordinate System: BNG OS GB 1936 Datum 6 8 6

Data Sources: Scottish Natural Heritage, Historic Scotland and Fife Local Plan 2012 © Crown copyright and database rights 2014 Ordnance Survey 0100031673 3.3 Site Appraisal

The site is essentially a south-facing slope, with Existing residential development lines the eastern Pitconochie House and the Walk Plantation being edge, although no houses are orientated toward the located at the highest point. Pitconochie House is site. Those with side boundaries and those with back orientated south, looking across the site, and enjoys gardens abutting the site boundary are marked on sweeping views to the south. the site appraisal plan (Figure 6).

The northern end is steepest and it flattens out for As noted previously, the adjacent development was the bottom two thirds of the site. built some 40 years ago and consists of a central loop off Douglas Drive with cul-de-sacs located off The only feature on the site is Bog Wood on the it. The sequence of culs-de-sac stops at the site southern edge, which is a mix of wetland, scrub boundary. and deciduous trees. A footpath along the southern boundary, along Cairneyhill Road, leads all the way There are open views across to the site when to Cairneyhill. approaching from Cairneyhill with Bog Wood forming a prominent feature and the Walk Plantation containing the landscape to the north.

Views of the site from the east travelling west are seen within the context of the existing urban edge.

Pitconochie, Crossford: Residential Development pg. 12 Dean Plantation

1 Pitconochie House

Woodlands Drive

1 Douglas Drive

Bogwood Drive FARMLAND

Links Drive Crossford

Douglas Drive Primary School

public open Bog Wood space 2

Cairneyhill Road

1 2

Figure 6: Site Appraisal nts@A4

Pitconochie, Crossford: Residential Development © Getmapping plc. pg. 13 3.4 Topography

Topography is integral to understanding site capacity and the effectiveness of a site for development. Figures 7 and 8 highlight slope and elevation.

3.4.1 Slope The site lies on a gently south facing aspect. The high point of 64m AOD is to the north eastern corner of the site with a low point of 45m AOD at the south east. The slopes across the site are generally between 1 in 20 and 1 in 40 gradient with an area to the north west of between 1 in 10 and 1 in 15. Moderate scale earthworks may be necessary to allow development within this portion of the site however in general terms, the site topography will allow development3 0at5500 gradients appropriate to3060 0residential0 land use. 306500 307000 Legend OS Mastermap OS Terrain 5 DTM - Slope Analysis 0 0

5 Degrees (Percent Rise) 7 8 6 0 - 2.86 (0 - 5%)

2.86 - 5.71 (5 - 10%)

5.71 - 8.53 (10 - 15%)

8.53 - 11.31 (15 - 20%)

11.31 > (20% >)

Site boundary 0 0 0 7 8 6 0 0 5 6 8 6

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305500 306000 306500 307000 Landform - Slope Legend OS Mastermap OS Terrain 5 DTM - Slope Analysis Ref No: 130639 Created By: LA Rev No: 1 0 0

5 Degrees (Percent Rise) 7 8

6 Scale: 1:7,000 Drawing Size: A3 Date: 06/01/2014 0 - 2.86 (0 - 5%) 0 0

0 2.86 - 5.71 (5 - 10%) Coordinate System: BNG OS GB 1936 Datum 6 8 6 5.71 - 8.53 (10 - 15%)

8.53 - 11.31 (15 - 20%)

11.31 > (20% >)

Site boundary

©Figure Crown copyrigh t a7:nd d atabLandformase rights 2014 Ordnance S-ur veSlopey 0100031673 nts@A4 0 0 0 7 8 6 Pitconochie, Crossford: Residential Development pg. 14 © Crown copyright and database rights 2014 Ordnance Survey 0100031673. 0 0 5 6 8 6

0 75 150 300 m [

CROSSFORD

Landform - Slope

Ref No: 130639 Created By: LA Rev No: 1

Scale: 1:7,000 Drawing Size: A3 Date: 06/01/2014 0 0

0 Coordinate System: BNG OS GB 1936 Datum 6 8 6

© Crown copyright and database rights 2014 Ordnance Survey 0100031673 3.4.2 Elevation Figure 8 highlights the topographic variation toward the northern part of the site. This is consistent with the prominence of the house and woodland along the ridge.

Given the concerns highlighted by the Council it would be appropriate that development is stepped back from the woodland edge, down from the steepest area allowing protection of the trees, creation of a landscape framework, and respect to the setting of Pitconochie House as a feature within the landscape.

305500 306000 306500 307000

90 95 Legend OS Mastermap 75 85 90 OS Terrain 5 Contours 0 0 5

7 80 8 OS Terrain 5 DTM 6 90 Elevation (m) 75 55 High : 100.44 55 55 65 70 Low : 32.67 Site boundary

50 60 65 55 65 65 70 65 65 55

75 55 70 70

0 55 0 0 7

8 70 6

60 50

45 50 45 50 45 45 55 45 50 50 45

50 0

0 55 5 6 8

6 50 60 50 0 75 150 300 m [ 50 55 40

45 CROSSFORD 40

45 Landform - Elevation

45 40 305500 306000 306500 307000 Ref No: 130639 Created By: LA Rev No: 1 90 95 Legend OS Mastermap Scale: 1:7,000 Drawing Size: A3 Date: 06/01/2014 75 85 0

90 0 OS Terrain 5 Contours 35 0 0

0 BNG OS GB 1936 Datum

6 Coordinate System: 5 7 80 8 8

6 OS Terrain 5 DTM 6 90 Elevation (m) 75 55 High : 100.44 55 55 65 40 70 Low : 32.67 Site boundary

50 60 65 55 © Crown copyright and database rights 2014 Ordnance Survey 0100031673 nts@A4 65 Figure 8: Landform - Elevation 65 70 65 65 55

75 55 Pitconochie, Crossford: Residential Development 70 70

0 55 0 © Crown copyright and database rights 2014 Ordnance Survey 0100031673. 0

7 pg. 15

8 70 6

60 50

45 50 45 50 45 45 55 45 50 50 45

50 0

0 55 5 6 8

6 50 60 50 0 75 150 300 m [ 50 55 40

45 CROSSFORD 40

45 Landform - Elevation

45 40

Ref No: 130639 Created By: LA Rev No: 1

Scale: 1:7,000 Drawing Size: A3 Date: 06/01/2014 0

0 35 0 BNG OS GB 1936 Datum

6 Coordinate System: 8 6

The site was assessed for accessibility in line with A connection to the west on the A985 cycle link good practice; walking, cycling, public transport and enables a further connection with National Cycle private car. Route 76. Other routes in the town are lightly trafficked and suitable for shared use with cyclists. An assessment of connectivity is highlighted on Figure 11. This shows existing street connections, the 3.5.2 Public Transport core path network and the cycle route network. Bus services operate on Cairneyhill Road and on Douglas Drive / Dean Drive (service 89). Service 89 3.5.1 Pedestrian/ cyclists affords an hourly Monday to Saturday service. There are not currently any formal pedestrian routes within the site area although there are pedestrian Frequent services operate on Cairneyhill Road routes on Cairneyhill Road adjoining the site. passing the site frontage and these services operate Cairneyhill Road forms the main connection to the to and from a range of destinations. The existing centre of the village. closest stops (located east of Douglas Drive) have flag signs and timetabling information present. No The site lies close to core path 681 at its northern shelter provision is made. boundary and other core paths lie within Crossford, all within walking and cycling distance of the site. 3.5.3 Private Cars On the site frontage, existing, good quality, footway Cairneyhill Road (A994) passes the site’s southern leads from the site eastwards into the centre of boundary. The A994 is a single carriageway road Crossford and westwards to Cairneyhill. connecting Cairneyhill to the west with Dunfermline,

At the ends of Links Drive, Bogwood Drive and to the east. Douglas Drive, opportunities may exist to create The A985 is a trunk road and the junction of Waggon path connections into the site as evidence of informal Road with the A985 is formed by a ghost island paths already exists. This will require discussion with priority junction. The A985 connects the M90 with the landowners. Kincardine and offers a road connection with both

The Cairneyhill, Crossford and Crombie cycleway bridgeheads which in turn afford links to Edinburgh travels on Lundin Road to the east of the site and and the remainder of Central Scotland. connects with the A985 at the south end of Waggon Road.

Figure 9: Representative Photography Dean Plantation Forest Walks Bus stop Local Bus Service Pitconochie, Crossford: Residential Development pg. 16 Figure 10: Accessibility Plan nts@A4 Graphic supplied by Transport Planning

681 677 Lundin Road

Crossford Primary School

King George V Park A994

Pitfirrane Golf Course Waggon Road

670

Figure 11: Connectivity nts@A4

A technical study has been prepared by Ironside Farrar underground methods.” However they do advise that and is submitted as a separate document. The key coal seams may be at or close to the surface and may findings are set out below, insofar as they materially have been worked in the past. This is not uncommon influence the development of the masterplan. within this area and whilst no records of such mining exist a ground investigation would be necessary to 3.6.1 Flood Risk further investigate the mineral stability of the site. The site is outwith the 1:200 year storm flood events from the Crossford Burn to the north of the site, 3.6.3 Utilities and there is no risk of flooding from the burn. As There is no constraint to gas and electricity supply. BT discussed previously, the site slopes from the north will supply telecoms under their licence obligations. to the south and the receiving course for surface water run-off is anticipated to be the pond located Foul drainage capacity currently exists within the Iron within Bog Wood to the south of the site. Mill Bay Waste Water Treatment Works; Glendevon Water Treatment Works has capacity to provide water supply. A development impact request will be made 3.6.2 Coal Mining to Scottish Water and a water impact assessment and The Coal Authority include the study area as being drainage impact assessment carried out if required. within a Coal Mining Referral reporting Area and also as a Development High Risk Area. A Coal Authority A National Grid Gas High Pressure pipeline is located report was therefore commissioned in order to running north-south approximately 130m to the west determine the risk of mineral stability within the of the western boundary. Consultation will be required proposed development area. with National Grid but the distance is anticipated to be adequate separation for residential land use. The report findings are that the site is not “within the zone of likely physical influence from past underground workings” and that the site is “not in 3.6.4 Summary an area in which the Coal Authority is determining In summary the site is considered to be effective for whether to grant a licence to remove coal using residential development.

Figure 12: Bog Wood, located at the low point within the development site area

Pitconochie, Crossford: Residential Development pg. 18 3.7 Design Principles

The site is free from any significant constraint and has • Create a robust edge to the west; land capacity to accommodate up to 200 new homes. • Utilise the existing wet area within Bog Wood Regarding the creation of place, the design principles for establishing SUDS; this will require sensitive which should be established within an ensuing masterplan treatment as the wood is protected; for the site follow logically from the site appraisal and • A primary access point from Cairneyhill Road has analysis work and are summarised as follows: been identified; • There is an opportunity to create a new sense • Maximise linkages with the aim of creating a of arrival into Crossford as the 30MPH zone will permeable extension to Crossford and ensuring easy need to move westwards to accommodate the non-car based access to facilities and open space; access into the development site. • Development capacity is defined by constraints; Figure 13 sets out the principles in plan form. bring development south of the steepest topography, ensure protection of the Ancient and semi natural woodland and retain the ridgeline as a feature which contains local views;

Crossford Primary School

Figure 13: Design Principles nts@A4

Pitconochie, Crossford: Residential Development © Getmapping plc. pg. 19 3.8 Development Framework

An indicative development framework has been Public transport drawn up which demonstrates how these principles The site is located close to established bus routes. translate into plan (Figure 14). Provision of shelters on Cairneyhill Road would offer a useful upgrade and the relocation of the village The aim is to ensure that this development provides gateway would offer a crossing alternative which a natural expansion to Crossford through containing may also mean bus stops can be provided on the the site and providing connections to the primary site frontage to serve both directions. school, the core path network and the Primary School.

Specific elements of the development framework 3.8.2 Access And Street Network plan are described below. The site can be accessed from Cairneyhill Road most likely by way of a simple T junction. This format would reflect other junctions in the area that serve residential 3.8.1 Connectivity development. Appropriate visibility splays are easily Pedestrians achieved without constraint on Cairneyhill Road, and Pedestrians will be able to access the development a consequent relocation of the 30mph speed limit site making use of the existing off-site footway and westwards to encapsulate the access point would also footpath network. Direct connections, subject to be possible. This allows consideration of the access ownership discussions, can be made with existing not only to the site but to Crossford and could include streets (Douglas Drive, Links Drive and Bogwood some kind of gateway treatment providing both an Drive) allowing easy access to the primary school attractive approach and slowing traffic down. and alternative routes to the village centre. The Fife Council site appraisal document stated that The existing lighting in Crossford does not extend two points would be required – on the A994 and to the site and this would require extension, as part on Lundin Road. However, that appraisal included of an extension of the speed limit and probable site CRF002a (which extends farther north and has relocation of the existing village gateway (presently Lundin Road frontage). For site 002b, access from located to the east of the site). the A994, Cairneyhill Road is appropriate although recognising preferred Council policy in line with Cyclists Designing Streets a second vehicular access off Cyclists will be able to utilise all of the new pedestrian Douglas Drive is shown. This would be subject to accesses. Internally, cycle and foot links can be detailed discussion with the relevant landowners in planned into the site layout. order to ensure that this could be delivered.

Connectivity may be able to be made with Hilton If this could be achieved then this generates a primary Road to the north which, in turn, would afford a cycle connected street network with footpaths and frontage connection with Lundin Road access. A secondary street network then connects to that which will be defined through surface and plot boundary treatment and then shared streets which will relate to the adjacent built form. Thus a legible street network is established which is easy to navigate.

Pitconochie, Crossford: Residential Development pg. 20 Pitconochie House

Primary Streets Enhanced Open Secondary Streets Space

Shared Streets

Pedestrian Paths

Development Frontage

Development Areas

Proposed Planting

Open Space

SUDS

Figure 14: Indicative Development Framework nts@A4

Pitconochie, Crossford: Residential Development © Getmapping plc. pg. 21 Path connections could be made along with the Incidental open space within the development area existing adjacent streets, as discussed above, and is indicated on plan and would form part of the north to the core path network. Provision of a path detailed design process. within the western boundary planting would allow easy path circuits to be made not only by new 3.8.4 SUDS residents but by the wider village. The southern slope of the site indicates that the site could be drained through one primary catchment 3.8.3 Landscape with surface water infrastructure flowing towards New development always influences the landscape the southern extent of the site. The existing pond and effects on the setting of Crossford are mitigated within Bog Wood could be developed as the main through consolidating development and allowing sustainable drainage feature providing treatment generous open space to be located to the north and and attenuation for development of the site. the south of the new housing area, and the creation of a robust planted edge to the west. Surface water drainage for development would be designed to the requirements of the SEPA A soft approach to the village will be created through Regulatory Method WAT-RM-08 SUDS document the retention and enhancement of Bog Wood, and which stipulates that residential development of the the continuation of the existing open space along scale envisaged would require 2 levels of treatment Cairneyhill Road. These areas of open space will and, if incorporated, ponds and basins designed to be overlooked. To the west of the access road and Sewers for Scotland 2nd Edition. around Bog Wood the character will be natural, with native planting allowing green infrastructure links 3.8.5 Development Form between the trees on the golf course and the Walk The form of the development, as shown on the Plantation to the north. To the east, open space will Indicative Development Framework, shows proposed have a more formal character and the design and use areas for development with an indication of how of this area should form part of the pre-application frontages should work to ensure that all areas of consultation. open space are overlooked. This meets with national policy and will ensure that natural surveillance is The accompanying photomontage (Figure 16) achieved allowing safer spaces and streets. conveys in illustrative form how the new edge of Crossford would appear when travelling eats from Consideration has been given to the amenity of the Cairneyhill. existing developed edge; planted edged or generous 30-35m adjacent plots will help to mitigate the To the north, open space should be relatively effects of development on these residents. None informal allowing connections to be made. Planting of these properties are orientated toward the site here could benefit the wider community through however; the only one which does is Pitconochie orchard planting, for example, but the design should House and the location of open space (for all the be part of the consultation process. reasons outlined above) will protect their existing amenity.

Pitconochie, Crossford: Residential Development pg. 22 3.9 Summary

This document is a response to the consultation • The site is free from technical constraint with for FIFEplan. It provides a robust defence for further studies required as would normally form the reinstatement of the site as an effective and part of any development proposal; allocated site for development, in accordance with • There are good opportunities for enhanced Fife Council officer recommendations. local green space that could benefit not just this development but the wider area. • The site lies adjacent to the existing urban edge of the settlement of Crossford, has good opportunities for linkages and therefore offers a logical location for expansion; • The site and adjacent assets can be protected and enhanced to help create identity to the proposed development scheme; • The site is well-located for community facilities, most notably Crossford Primary School, and to recreation links making this an attractive place in which to live;

Figure 15: Current Entry to Crossford

Figure 16: Illustration of the Proposed Entry to Crossford

Pitconochie, Crossford: Residential Development pg. 23 Prepared by : optimised environments ltd. Edinburgh 6th Floor | 24 Torphichen Street | Edinburgh | EH3 8JB t 0131 221 5920 | w optimisedenvironments.com

Optimised Environments Ltd. Registered in Scotland SC359690. Registered address: 6th Floor, 24 Torphichen Street, Edinburgh, EH3 8JB.

Any queries please contact:

Robin Matthew Director, PPCA Ltd 13 Hill Street Edinburgh EH2 3JP email : [email protected]

ASPFL / SMH Land at Crossford

Appendix 4 – Transport Planning Transport and Access Appraisal

FIFEplan Local Development Plan Potential for Development Transport and Access Appraisal Report

Pitconochie, Cairneyhill Road, Crossford (Site CRF-002b/003b)

November 2014

Prepared for: Prepared by:

Alfred Stewart Properties Transport Planning Ltd and Stewart Milne Homes Ltd. 93 George Street EDINBURGH EH2 3ES

www.tranplanworld.co.uk

Transport and Access Appraisal

Contents Page

1. INTRODUCTION 1 Background 1 Report content 1 2. EXISTING TRANSPORT NETWORK 3 Introduction 3 Pedestrians and cyclists 3 Public transport 5 Bus services 5 Existing road network 6 Summary 6 3. POTENTIAL FOR DEVELOPMENT ON ALLOCATION SITE 7 Introduction 7 Development access 7 Pedestrians 7 Cyclists 7 Public transport 8 Road access 8 4. SUMMARY AND CONCLUSIONS 11 Summary 11 Conclusion 11

Contents Transport and Access Appraisal

1. INTRODUCTION

Background

1.1 Transport Planning Ltd has been appointed to advise on transport related issues associated with the potential allocation of a site for residential development at Cairneyhill Road, Crossford, to the west of Dunfermline.

1.2 The site is located to the north of Cairneyhill Road, Crossford. It is roughly rectangular in shape and extends to some 11.1ha / 27.5 acres. Directly adjoining the western edge of the village of Crossford, it is bounded on the south by Cairneyhill Road and on the east by existing dwellings in the area of Woodlands Drive / Douglas Avenue.

1.3 Development on the site will consist of up to 200 dwellings and associated works.

1.4 As illustrated overleaf, the site is listed as candidate site CRF-002b. (It is also denoted CRF-003b in site assessment papers, though these are then clarified as applying to the same site as 002b).

1.5 Figure 1 in Appendix A illustrates the site location.

Report content

1.6 This short report considers the potential allocation site in terms of existing accessibility. Following this introduction the remainder of the report will consider the following:

 Existing Transport Network: describes the existing transport infrastructure in and around the potential allocation site; and

 Potential for Development on Allocation Site: provides information on the potential development area in terms of its potential links to the existing transport network and any associated transport infrastructure.

Transport and Access Appraisal

2. EXISTING TRANSPORT NETWORK

Introduction

2.1 This section of the report discusses the existing transport network surrounding the potential allocation area. In line with current best practice, the accessibility of the site has been considered using the following hierarchical approach:

 pedestrians;

 cyclists;

 public transport; and

 private car.

Pedestrians and cyclists

2.2 There are not currently any formal pedestrian routes within the site area although there are pedestrian routes on Cairneyhill Road adjoining the site. Cairneyhill Road forms the main connection to the centre of the village.

2.3 The site lies close to core path 681 at its northern boundary and other core paths lie within Crossford, all within walking and cycling distance of the site.

Extract from Fife Council core paths plan

2.4 On the site frontage, existing, good quality, footway leads from the site into the centre of Crossford.

2.5 At the ends of Links Drive, Bogwood Drive and Douglas Avenue, opportunities may exist to create path connections into the site as evidence of informal pathing already exists.

Transport and Access Appraisal

2.6 The Cairneyhill, Crossford and Crombie cycleway travels on Lundin Road to the east of the site and connects with the A985 at the south end of Waggon Road.

Fife Council cycling mini site

2.7 A connection to the west on the A985 cycle link enables a further connection with National Cycle Route 76.

2.8 These routes are noted as cycle routes on the SUSTRANS website.

2.9 Other routes in the town are lightly trafficked and suitable for shared use with cyclists.

Extract from SUSTRANS website

Transport and Access Appraisal

2.10 The site is within the catchment area of Crossford Primary School which is within easy walking distance.

2.11 In relation to secondary education, Crossford Primary is associated with Queen Anne High School, located in Dunfermline. It is noted that school bus services already operate between Crossford and Queen Anne.

Public transport

Bus services

2.12 Bus services operate on Cairneyhill Road and on Douglas Drive / Dean Drive (service 89). Service 89 affords an hourly Monday to Saturday service.

2.13 Frequent services operate on Cairneyhill Road passing the site frontage and these services operate to and from a range of destinations.

2.14 The existing closest stops (located east of Douglas Drive) have flag signs and timetabling information present. No shelter provision is made.

Existing bus stops to east of site

2.15 Table 2.1 below provides a summary of the local bus routes and frequencies and areas served.

Transport and Access Appraisal

Table 2.1 – Existing bus services in vicinity of site (at time of report compilation)

Route No Operator Route Stops Served Frequency 89 Stagecoach Crossford - Dunfermline - QMH - Waggon Road 60 mins Mon – Duloch Park - Inverkeithing - North Sat Queensferry X24 Stagecoach Glasgow - Cumbernauld - Forth Valley Main Street 60 mins Mon - Royal Hospital - Dunfermline - Sun Glenrothes - St Andrews X26/X27 Stagecoach Glasgow - Forth Valley Royal Hospital Main Street 30 mins Mon – - Dunfermline - Kirkcaldy - Leven - St Sat: 60 mins Andrews Sunday 78 Stagecoach Dunfermline - High Valleyfield - Main Street 20 mins Mon – Kincardine - Stirling Sat: 60 mins Sunday

2.16 Figure 2 in Appendix A illustrates the site connectivity.

Existing road network

2.17 Cairneyhill Road (A994) passes the site’s southern boundary.

2.18 The A994 is a single carriageway road connecting Cairneyhill to the west with Dunfermline, to the east.

2.19 The A985 is a trunk road and the junction of Waggon Road with the A985 is formed by a ghost island priority junction. The A985 connects the M90 with Kincardine and offers a road connection with both bridgeheads which in turn afford links to Edinburgh and the remainder of Central Scotland.

Summary

2.20 The site is very well-situated in relation to the existing transport network. An existing footway passes the sites southern frontage and provides onward linkages to the facilities in the town and other transport and travel connections.

2.21 Existing local public transport services operate close to the site and many services offering regional connectivity pass through Crossford on Cairneyhill Road. These services combine to offer regular, frequent services to key destinations including Dunfermline, Kirkcaldy, Stirling and Glasgow and the employment provision afforded by these areas.

2.22 Finally, the site lies within a short travel distance of the main road network, notably the M90 which provides access to the wider network of Central and Southern Scotland.

Transport and Access Appraisal

3. POTENTIAL FOR DEVELOPMENT ON ALLOCATION SITE

Introduction

3.1 This section of the report provides initial comments on potential access to the development site.

Development access

Pedestrians

3.2 Pedestrians will be able to access the development site making use of the existing off site footway and footpath network. Direct connectivity with the existing network can be made.

3.3 The existing lighting in Crossford does not extend to the site and this would require extension, as part of an extension of the speed limit and probable relocation of the existing village gateway (presently located to the east of the site).

3.4 Connections can also be provided – depending on ownership these may be informal – to the existing tails of Douglas Avenue, Links Drive and Bogwood Drive.

Looking into the site from Links Drive

Cyclists

3.5 Cyclists will be able to utilise all of the new pedestrian accesses. Internally, cycle and foot links can be planned into the site layout.

3.6 Connectivity may be able to be made with Hilton Road to the north which, in turn, would afford a cycle connection with Lundin Road.

Transport and Access Appraisal

Public transport

3.7 The site is located close to established bus routes. Provision of shelters on Cairneyhill Road would offer a useful upgrade and the relocation of the village gateway would offer a crossing alternative which may also mean bus stops can be provided on the site frontage to serve both directions.

Road access

3.8 The site is able to be accessed from Cairneyhill Road most likely by way of a simple T junction. This format would reflect other junctions in the area that serve residential development.

3.9 Sketch TP166 SK001 contained in Appendix A indicatively illustrates a possible junction location and arrangement.

View rightwards close to potential main site access location

Transport and Access Appraisal

View leftwards close to potential main site access location

3.10 This simple T junction location would be able to attain appropriate visibility splays and a consequent relocation of the 30mph speed limit westwards to encapsulate the access point would also be possible, standing the development would help urbanise and extend the developed frontage onto Cairneyhill Road.

Existing gateway – similar feature can be relocated to encapsulate site

Transport and Access Appraisal

3.11 For the development content envisaged, east of the site the existing Main Street signals would also require assessment and possible retiming / restaging.

3.12 A simple T access is, however, expected to operate adequately.

3.13 In addition to a T being formed onto Cairneyhill Road, the connection points described at paragraph 3.4 could also be used to provide vehicular access, again subject to ownership constraints.

3.14 It is noted that the October 2013 site appraisal document stated in relation to vehicular access that two points would be required – on the A994 and on Lundin Road. However, that appraisal included site CRF002a (which extends farther north and has Lundin Road frontage). For site 002b, access from the A994, Cairneyhill Road is appropriate.

Transport and Access Appraisal

4. SUMMARY AND CONCLUSIONS

Summary

4.1 Transport Planning Ltd was appointed to advise on transport related issues associated with the potential allocation of a site for residential development to the west of Crossford.

4.2 The site is accessible by a range of transport modes and located within walking distance of local services.

4.3 The development proposal will contain opportunities to link the internal network of the site to existing pedestrian, cycle and public transport networks.

4.4 Vehicular access can be easily taken to the site from Cairneyhill Road.

Conclusion

4.5 This report has assessed the transport issues surrounding the proposed development and it is concluded that there are no transport / accessibility reasons why the site, which is a straightforward addition to the existing fabric of the town, should not be allocated for residential development.

Transport and Access Appraisal

APPENDIX A

1. Site location plan

2. Accessibility diagram

3. Access sketch

ASPFL / SMH Land at Crossford

Appendix 5 – Fifeplan LDP Candidate Site Assessment

LDP-CRF002a

LDP-CRF002b

Local Development Plan Candidate Sites Site Ref LDP-CRF002 (a & b) ± Pitconochie (site 2) Enterprise, Planning & Scale 1:6,000 Protective Services Version 3 - Oct 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. Crossford Executive committee (9th September 2014) resolved to delete this site from the Proposed Candidate site: LDP‐CRF002 (a & b) Plan

Site Name and Location: Proposed Plan Reference (if applicable): Part of site (b) allocated as CRF 002 Pitconochie Pitconochie (site 2) , Crossford Proposed Plan designation (if applicable): Site Area: 48.1 (a = 37.0, b = 11.1) Housing Site

Capacity of housing sites: 200

Site Conclusion: Relationship to the FIFEplan strategy:

Only the rectangular south‐western part of the site is The site in its entirety is considered too large to fit with considered suitable for some development ‐ subject to the plan strategy. The allocation of the smaller south‐ new tree planting and landscaping creating a robust western part of the site is considered suitable for some western boundary. The northern part of the site, residential development that can contribute to the beyond the tree belt/plantation and ridgeline is not SESplan housing land requirement, outwith an SDA area. considered suitable for residential development as it In principle the site could comply with settlements would not integrate well with the existing settlement outwith SDAs which could accommodate large/ medium pattern and there are significant access and landscape scale development. setting constraints.

History of the site at previous Local Plan Examinations:

The section of land north of the village and to the west of Lundin Road was considered. The south western extent of the site has not been considered. Reporters concluded that the site lacks robust boundaries or any landform or landscape containment. It does not relate well to the existing pattern of development in this part of the village which rises steeply to the north. Vehicular and pedestrian access would have to be taken from Lundin Road which has restricted width, no footways and poor vertical and horizontal alignment. Crossford would be an acceptable location for new housing development, however the proposed site at Pitconochie Farm (as then proposed) would form an isolated, prominent and poorly contained pocket of development extending northwards out of the village.

Transport Assessment Summary: Post Consultation Transport Assessment Summary:

TA will be required in support of development.A A site concept diagram and a supporting transport minimum of two points of vehicular access will be statement identify sloutions for accessing the site and required from the A994 and Lundin expected impacts on the surrounding road network. Road.Reconstruction/realignment of Lundin Road may be needed. Transport Scotland would seek an assessment of the impact and for any potential mitigation measures required to support the development to be included within the Plan. Energy Production Summary: Post Consultation Energy Production Summary:

Scale and mix of uses offer good potential for onsite N/A generation. Just outwith 2.5km range of Dunfermline CHP by metres. Crossford burn passes through site with possible hydro potential.

Settlement Summary: Post Consultation Settlement Summary:

Site within reasonable walking distance of local services The site promoter has submitted a revised site proposals ‐ the south part would be able to integrate well with showing the reduced site area identified as preferred in Crossford, north part is more remote. Some capacity in the last round of consultation. The concept diagram PSâ€™s ‐ rolls to remain steady or decrease (RC limited ‐ identifies ways the development could link back into the roll increasing), some capacity in High school (limited in settlement via multiple public and vehicular access RC) rolls projected to decrease. Development should points. The revised site removes reference to the retail provide additional public greenspace which is needed in element. Updated schools capacity information (June Crossford. 2014): Queen Anne HS Some capacity available with existing allocations; an additional 3840 units in the catchment area is likely to increase over‐capacity risk; additional capacity required St Columbas RCPS Some capacity available with existing allocations; an additional 6468 units in the catchment area is likely to increase over‐capacity risk; additional capacity required Crossford PS Some capacity available; an additional 200 units in the catchment area is likely to create over‐capacity risk; additional capacity required St Margarets RCPS Over‐ capacity risk from current allocations; an additional 3889 units in the catchment area will increase over‐capacity risk; additional capacity required

Biodiversity Summary: Post Consultation Biodiversity Summary:

There is woodland habitat on site (Walk Plantation and N/A Bog Wood) and adjacent to the north west, also protected by TPOs. Wetland habitat at south of site and along Crossford Burn. Providing that no development is within 10m of identified woodland, TPO trees and wetland no negative impact on biodiversity is anticipated. Landscape Summary: Post Consultation Landscape Summary:

Extends Crossford (along with CRO003) significantly to The concept diagram for the site submitted as part of the NW on S facing rising slopes. Particularly visible in round 2 consultation show mitigation measures that relationship with Cairneyhill and with issue of possible could be undertaken to provde a robust western coalescence. Whole development unacceptable as boundary and create new geen networks throughout the extends Crossford too far N on to higher ground with site. The site area has been reduced by the promoters to settlement form and visual impacts issues. only include the part preffered site area removing any potential impacts from the north of the tree belt and ridgeline.

Water Quality and Flooding Summary: Post Consultation Water Quality and Flooding Summary: FRA required to assess risk from Crossford Burn which crosses the site. 6 ‐ 12m buffer strip to burn. Potential The revised site area means there is no longer an impact for watercourse restoration and realignment of on the Crossford Burn. Concept diagrams identify a SUDs watercourse. (SEPA) Water ‐ Limited Capacity; layout at the Southwest of the site area. Wastewater ‐ Limited Capacity. WIA and DIA would be required. (SW)

Built Heritage Summary Post Consultation Built Heritage Summary

Desktop analysis has included review of proximity to N/A listed buildings, conservation areas and scheduled ancient monuments. In this respect no built heritage issues are directly apparent.

Air Pollution and Hazards Summary: Post Consultation Air Pollution and Hazards Summary:

No significant impact on air pollution anticipated to N/A result from development on this site. The west of the site is within the Health and Safety Hazard Pipeline Consultation Zones for a high pressure gas pipeline with associated potential risks to human health.

Soil Summary: Post Consultation Soil Summary:

Southern portion of the site contains the former N/A Bogwood Landfill. If the site was to be developed Environmental Services would advise an SSRA. Prime quality land and underyling minerals 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