ANGUS MIR QUESTIONNAIRE.

Contact Details:

Emelda Maclean Emac Planning LLP Ballinard House 3 Davidson Street Broughty Ferry Dundee DD5 3AS

Email: [email protected] Tel: 01382 738822

Representations on behalf of:

Inveraldie Properties Ltd.

Site Name:

Land North and East of Inveraldie ______

SPATIAL STRATEGY:

Introduction to Site Representation

The following comments are made within the context of supporting an allocation in the forthcoming LDP of land to the north and west of Inveraldie for residential and mixed-use development on behalf of Inveraldie Properties Ltd.

The site extends to an area of approximately 23 hectares and is considered capable of accommodating around 70-100 houses, rural employment land, community/village hub and new open space provision over the first period of the LDP, with further phases of residential development (approximately 250 houses) over the longer-term period of the LDP and beyond.

Site Specific Representations are provided in Appendix 1 and the site plan is attached in Appendix 2. The initial Development Concept Framework (DCF) submitted to Angus Council at the Raising Awareness stage in the preparation of the LDP is attached in Appendix 3 and is relevant to the site-specific representations. Since the DCF was prepared, further liaison has been carried with Transport Scotland and Angus Council on the access to the site, resulting in new indicative access improvements to the A90. The plan illustrating the currently proposal improved access arrangements is attached in Appendix 4. Appendix 5 encloses an extract from the Dundee Evening Telegraph identifying ongoing discussions, as a strategic level, on a potential new relief road around Dundee, which is relevant to the long- term potential of this site.

The response to the following MIR questions is provided within this context.

Questions for the Angus LDP spatial strategy: Q1. Do you support the preferred options for the LDP spatial strategy and its implementation, as shown in Tables 1, 2 and 3? Please explain your answer and give details of any alternative option that you think is better.

Response to Q1:

The preference is that Inveraldie should be included in Table 1, as a settlement suitable for the allocation of small-scale development over the period of the LDP, with a commitment to the longer-term development of the site. The site is capable of delivering effective new housing, employment and community uses, whilst sustaining existing service provision. The DCF submitted with these representations confirms that the development of this site, would not impact on the stated SEA objectives for settlements included in Table 1.

The ‘Reasonable Alternative’ is supported as the site can contribute to the future allocation for small-scale development sites (for housing, mixed use or employment) in the villages or the countryside. The MIR confirms that the Council intends to undertake a landscape capacity review of smaller settlement boundaries, prior to the preparation of the Proposed Plan, which will determine where there may be capacity to accommodate small-scale new development.

The above approach is supported and it is considered that the settlement boundary of Inveraldie should be reviewed as part of this process and the site allocated for housing and mixed use development in the LDP. It is considered that the site is well located in relation to both the local and wider landscape setting and is appropriate for development.

The moderate expansion of Inveraldie in the first period of the LDP would deliver the objectives set out in consideration (1), that is, new development would deliver social, economic and environmental benefits, by sustaining service provision in the village. The provision of new mixed-use development in this location is appropriate as the village is accessible, has a close association with the core settlement of Dundee and the site is capable of delivering effective housing land.

A moderate scale of development in the first period of the LDP, would not compete with or undermine the objectives for directing the majority of development to the principal settlements. It is considered that the moderate expansion of some villages, in particular Inveraldie, would be complementary to this strategy and allow for choice and flexibility in the provision of housing land across the Housing Market Area (HMA).

Having regard to the stated SEA implications, of both the ‘Preferred Alternative’ and ‘Reasonable Alternative’, it is considered that the DCF demonstrates that there are no potential negative impacts as a result of this proposal which would prohibit the allocation of this site in the LDP.

Q2. Would you support the implementation of a “Development Charge” system in Angus, so that public sector finances would be used to front-fund the development of infrastructure that is required to service new development, with costs being recouped once new homes/business premises are sold? Please explain your answer.

Response to Q2:

No, not at this stage, until further research has been carried out on the issue and until there is more detail on what this would entail.

The Consultation Findings on the Development Delivery Consultation in March 2012 did not identify overwhelming support for introducing development charges with 56% favouring development charges and 44% against. There were some concerns expressed that such charges might raise development costs and thus further depress development activity.

It is considered that the existing system of achieving relevant contributions should continue through S75 Obligations, in accordance with the advice contained in Circular 3/2012: Planning Obligations and Good Neighbour Agreements. The requirement that planning obligations can only be sought where they meet the necessary policy tests ensures that there is less financial burden on those developments in locations where there are few or no infrastructure restrictions. Sites in such locations, including land at to the east of Inveraldie, are more likely to be effective and deliver the designated land use within the LDP plan period, having regard to the current framework provided in Circular 3/2010.

Circular 3/2012: Planning Obligations and Good Neighbour Agreements confirms that the Development Plan should be the point at which consideration of the potential need for and use of planning agreements begins and that Planning Authorities should include policies on the use of planning agreements in their development plans. This allows for consultation on the requirements and for the proper engagement of all parties on the expected levels of contributions that might be sought from applicants. The Angus Local Development Plan should, instead of providing a policy on Development Charges, provide clear policy direction, based on the stated requirements of Circular 3/2012: Planning Obligations and Good Neighbour Agreements across a range of requirements, which would allow the discussion to take place on the effects of any such policy prior to the LDP being adopted.

In terms of the ‘Reasonable Alternative’, whilst the existence of infrastructure is supported as a key guiding principle, it is considered that the wording ‘only’ should be removed from the stated Reasonable Alternative. SPP also requires the efficient use of ‘land’ and the creation and maintenance of high quality places to be considered together with the spatial implications of economic, social and environmental change. All these planning policy requirements should be integrated into the criteria for site selection.

In conclusion, A policy on Planning Obligation requirements, which accords with Circular 3/2012, is supported. The ‘Reasonable Alternative’ has some support as it is recognised that Infrastructure is a key issue, but other planning considerations should also be taken into account in deciding upon land allocations.

MAIN ISSUE 1: How should we provide a generous supply of housing land across Angus?

Questions for MAIN ISSUE 1:

Q3. Do you agree that new housing development on unallocated small and “windfall” sites should be considered as additional to new housing on allocated sites? Please explain your answer.

Response to Q3:

Yes. In order to achieve flexibility in the supply of housing both ‘small sites’ and ‘windfall sites’ should be considered as additional to new housing. As stated in paragraph 4.11 of Topic Paper 4: Housing this would also account for flexibility in the event of the failure of other sites. This approach is supported by Scottish Government advice.

Paragraph 61 of Scottish Government advice contained in PAN 2/2010: Affordable Housing and Housing Land Audits on “Small Sites” confirms “It is for planning authorities to consider how to take account of the expected contribution of small sites (i.e. sites capable of accommodating up to 4 dwellings) towards meeting the housing land supply through their development plans. Completions on small sites make a significant contribution to the land supply in some local authority areas and may be regarded as providing flexibility in addition to the supply on sites of five or more dwellings expected to meet the housing land requirement.”

Paragraph 62 on windfall sites confirms “These sites should count towards meeting the housing land requirement only once planning permission has been granted for residential development and it is considered to be effective or is being developed.”

Q4. Do you agree that the Angus LDP should not allocate land just to compensate for the possible failure of some sites to deliver new homes on expected timescale? Please explain your answer.

Response to Q4:

No. In his letter of 29th October 2010, the then Director and Chief Planner, Jim McKinnon reminded the Heads of Planning that Scottish Planning Policy (SPP) states that a supply of effective land for at least 5 years should be maintained at all times to ensure a continuing generous supply of land for housing. Planning authorities should monitor land supply through the audit and Development Plans should identify the triggers for the release of future phases of effective sites where a 5-year effective supply is not being maintained.

The letter confirms “In the changed economic climate, maintaining an effective 5 year land supply which meets these criteria will require a flexible and realistic approach. Constraints may have to be reassessed and the ‘deliverability’ of sites reconsidered.” The letter sought, in part, to advice Authorities on the need to review the effectiveness of sites through the Audit process and to provide for a generous supply at the outset to compensate for the potential lack of deliverability of some sites.

Sites being identified for development now in the LDP are no doubt perceived as effective now, however recent experience has indicated that many of these sites do not continue to be effective or are incapable of delivery in the 5-year period. Building in flexibility now through a more generous supply will compensate for the potential failure of some sites.

Clearly the Council already has concerns over this issue; paragraph 4.4 of the MIR queries whether a more generous supply should be provided “on the basis that some housing sites won’t deliver in accordance with desired timescales because of unforeseen but sites specific difficulties.”

5. Do you agree that the housing land supply of the Angus LDP should be released in two phases during the 10-year plan period? Please explain your answer. Response to Q5:

Yes, the proposed two phases identified, that is, 2014-2019 and 2020-2024 are supported. However, it is considered that the Policy should be developed to include the ability for review during the plan period to ensure a continuous effective supply both in terms of SPP and TAYplan requirements and to allow the Plan to respond to changing circumstances within the supply.

In addition, on the basis of these questions and having regard to Topic Paper 4: Housing and Tables 4 and 5 of the MIR, it is considered that the Preferred Option should be amended to provide for an increase in the effective housing land supply of 4345 units over the Plan period in accordance with the ‘Reasonable Alternative (Housing Land Allowances 2014-2024) identified in Table 21 (page 36) of Topic Paper 4: Housing.

This would equate to maintaining a corresponding effective supply at all times of 3,041 units, rather than 2,310. As a result of this, 940 units (600 in Phase 1 and 340 in Phase 2) would be required in the South Angus HMA rather than 840 units (550 in Phase 1 and 290 in Phase 2).

For clarification in terms of Table 5, Reasonable Alternatives 1 and 3 are not supported, however, there is strong support for Reasonable Alternative 2.

MAIN ISSUE 2: How should we provide for the development of new affordable homes?

Questions for MAIN ISSUE 2:

Q6. Do you agree with the preferred option of requesting a contribution towards meeting the calculated affordable housing needs from new housing sites? Please explain your answer.

Q7. Do you think that any percentage affordable housing contribution should be lower than the national benchmark (25% of the total number of homes) in the first five- years of the Angus LDP (2014-2019), because of economic difficulties and uncertainties? Please explain your answer.

Response to Q6 and Q7:

In answer to Q6 a request to contribute to the calculated affordable housing needs from new housing sites is supported in principle and the approach in Q7 is supported, subject to the comments below.

PAN 2/2010 would support a 25% requirement where this is justified. Flexibility below the national benchmark would be supported where this is based on proper justification and up-to-date assessments on affordable housing requirements for a settlement, including viability and resources.

Certainty on the scale and distribution of affordable housing is welcomed where it is based by an up-to-date HNDA. It is considered that the emerging policy should be developed further in full consultation with interested parties, in light of further information on the likely deliverability within the local housing market area and having regard to the requirements contained in Circular 3/2012 on Planning Obligations.

It is likely that the ability of sites to contribute to affordable housing requirements will vary depending on overall site costs, current economic circumstances and the justification for local need and the type of affordable housing. Further engagement on this issue would be welcomed.

In reference to Table 6, the 25% requirement as referred to in the Preferred Option and Reasonable Alternative 2 is supported where justified and subject to the above comments. There is some concern over Reasonable Alternative 1 in that these sites may not deliver unless funding is proven to be in place. Reasonable Alternative 3 is supported, at this stage, in the interests of deliverability, albeit that the provisions of Circular 3/2012: Planning Obligations and Good Neighbour Agreements may already cover the ability to reduce requirements where this would meet the specified policy tests for Planning Obligations.

MAIN ISSUE 3: How should the Angus LDP influence the location of new development?

Questions for MAIN ISSUE 3

Q8. Do you think that the Angus LDP should seek to reduce carbon emissions by encouraging live-work accommodation in the rural area? Please explain your answer.

Q9. Do you think that the Angus LDP promote the development of community hubs (for business and personal use) in order to help reduce transport-related emissions in the rural area? Please explain your answer.

Response to Q8 and Q9:

Yes, but development should not be refused where this is not viable. Sustainable forms of development are supported by SPP which is clear that the role of Development Plans is to guide development to promote a pattern of development which sustainable and to require the siting, design and layout of all new development to limit likely greenhouse gas emissions, particularly by limiting resource and energy requirements (Paragraph 42). However, this issue needs to be balanced against other planning considerations.

The location of this site is ideally located to offer the potential for live-work accommodation and achieve this concept and objective in line with SPP policy for the location of new development in this LDP. In addition, the initial DCF specifically identifies a village hub and rural business provision as part of a sustainable mixed use development proposal at this site.

Q10. Do you agree with the preferred options that are shown in Tables 7 and 8 for determining the location of new development? Please explain your answer.

Response to Q10:

In terms of Table 7, a policy encouraging mixed use developments on certain sites is supported in principle and can be provided on this site.

However, site-specific guidance is not supported in terms of supplementary guidance. Instead, it is considered that future planning applications for such sites should be supported by masterplans addressing the particular and unique characteristics of the site.

In terms of Table 8, both the preferred option and the reasonable alternative are supported and are not considered to be mutually exclusive.

The preferred option of reviewing settlement boundaries and including sites on the edge of settlements is strongly supported.

We support the comments made in paragraph 5.14 of the MIR that “ The preferred option is therefore to review the boundaries of smaller settlements, to address any anomalies and consider opportunities to include small-scale brownfield or other well- related sites within the settlement boundary. This boundary review would be based on individual landscape capacity studies, which would be consistent with any detailed supplementary guidance on landscape impact and would be used to allow Room for new homes or businesses around the edge of some of our small settlements.”

MAIN ISSUE 4: How should our greenhouse gas emissions be reduced?

Questions for MAIN ISSUE 4:

Q11. Do you agree with the preferred options that are shown in Table 9 and 10 for avoiding greenhouse gas emissions? Please explain your answer.

Response to Q11:

The production of Supplementary Planning Guidance with a Sustainability Checklist for new developments, based on the requirements of SPP, may be appropriate, subject to further consultation on its contents and would be preferred to the detailed approaches set out in these tables.

Whilst developments should strive to achieve the low carbon targets proposed by the Scottish Government, the LDP policies should be balanced against achieving viable developments in this economic climate. The ability of developments to reach zero carbon generating technologies may place a financial burden on developments and the imposition of overly stringent standards could threaten the viability of development.

Alternative legislation is available to ensure a reduction in CO2 emissions in developments and therefore the Policy in the LDP should be of a general nature only encouraging such developments, with specific targets being the responsibility of other legislation and policy documents.

This approach is supported by SPP which is clear that the role of Development Plans is to guide development to promote a pattern of development which sustainable and to require the siting, design and layout of all new development to limit likely greenhouse gas emissions, particularly by limiting resource and energy requirements (Paragraph 42). SPP refers to the role of Local Development Plans in securing land use requirements on sustainable developments and it is considered that the LDP policy should comply with SPP. The DCF submitted with this submission indicates a commitment to mixed-use development and a form and pattern of development which has had regard to the above stated principles on sustainable design, which can be progressed further through the masterplanning process.

MAIN ISSUE 8: How should the Angus LDP help to develop high quality places?

Questions for MAIN ISSUE 8

Q16. Do you agree with the preferred options that are shown in Tables 19 and 20 for the development of high quality places? Please explain your answer.

Response to Q16:

Yes, the preferred options in Table 19 and Table 20 are supported on the basis of achieving the relevant national and strategic planning policy objectives.

Q17. Do you think that more planning advice and guidance is required on local design requirements? Please explain your answer.

Response to Q17:

Yes. Guidance on local design objectives and principles which transfer the national policy objectives as referred to in paragraph 6.21 into an Angus context would be supported as a way of providing further certainty and clarity on the design requirements of the Council.

Q18. Do you think that it’s necessary to integrate new homes with other uses (such as offices, local shops and new community facilities)? Please explain your answer.

Response to Q18:

On sites of a reasonable scale mixed-use developments can achieve wider sustainability objectives, and it is considered that this site is capable of achieving this objective through a commitment in the LDP to development in the short, medium and long term period, allowing the development to be phased through a masterplanning process for the site.

APPENDIX 1

SITE SPECIFIC REPRESENTATION: LAND TO NORTH AND WEST OF INVERALDIE

Introduction

The site extends to an area of approximately 23 hectares and is considered capable of accommodating around 70-100 houses, rural employment land, community/village hub and new open space provision over the first period of the LDP, with further phases of residential development (approximately 250 houses) over the longer-term period of the LDP and beyond.

It is considered that the site should be allocated for residential and mixed use development in the Proposed LDP. The approach of the Council to reviewing settlement boundaries, following a landscape assessment, is supported. This site is capable of comfortably accommodating new development within the local and wider landscape setting whilst also contributing to the effective housing land requirement of the Housing Market Area, together with employment land provision, whilst sustaining local services and facilities in Inveraldie.

South Angus remains a popular area for housing and villages such as Inveraldie where existing facilities exist should be the preferred choice for any potential incremental growth strategy. The site offers the opportunity to extend Inveraldie and offer a choice in village living, in close proximity to the main service provision provided in Dundee.

Inveraldie lies in close proximity to the A90, linking Dundee, approximately 4 miles to the south with Aberdeen to the north. A number of improvements have recently been carried out to the junctions at Tealing and Inveraldie, and this site offers the opportunity for further improvements which are referred to below.

The Proposed LDP strategy should make allowances for growth and appropriate greenfield land release which will provide for local housing needs, contribute to the distribution of housing opportunities across the wider Dundee and South Angus Housing Market Area and assist in supporting local services and facilities. Mixed use developments, of a scale capable of delivering such uses, should be endorsed through the LDP.

Development Concept Framework (DCF)

The Development Concept Framework (DCF) submitted with these representations (Appendix 2) was originally submitted to Angus Council at the Raising Awareness stage in the preparation of the LDP The DCF identifies the development context of the site having regard to its wider and immediate setting and intends to provide a context for the future masterplanning of the site having regard the national planning design principles contained in Designing Streets and Designing Places.

The DCF identifies that the site is well connected both visually and physically to both Inveraldie and Tealing and can provide for an integrated and well-connected sustainable development.

It is intended that the site will be appropriately masterplanned incorporating a village/community hub, improved recreational areas and open space and new employment and residential land, together with new pedestrian links across and around the site. The development concept also identified a potential vehicular link through the site from the Inveraldie junction to Tealing, to increase permeability and choice in vehicular access opportunities.

Following the further detailed landscape assessment of the site a more detailed masterplanning process will be carried out, including liaison with statutory bodies and the local community, to establish the future more detailed development framework for the site.

Since the DCF was prepared, further liaison has been carried with Transport Scotland and Angus Council on the access to the site, resulting in new indicative access proposals for improvements to the A90. The plan illustrating the proposed improvements is attached in Appendix 4 and suggests the removal of traffic egressing in a southerly direction from Tealing, improving safety at the Tealing junction. Southbound traffic would instead be directed through Inveraldie, to exit only from the Inveraldie junction. This plan has recently been submitted to Transport Scotland and comments are awaited.

It is relevant to this submission, that there are ongoing discussions at a national level on addressing the infrastructure requirements of Dundee. NPF2 identifies the need to address this issue and refers to the Strategic Transport Projects Review which identifies the need for a Dundee Northern Relief Road (DNRR). The DNRR is referred to in more detail on page 10 of the DCF, which also identifies an indicative route for this new road.

This site, at Inveraldie, is ideally located to facilitate the connection point of the bypass with the A90. Appendix 5 encloses an extract from the Dundee Evening Telegraph, dated 31st December 2012, identifying that “Dundee City Council has called on the Scottish Government to upgrade the Kingsway or build a bypass around the City”. The DNRR, is relevant to the future development of this site and it is considered a commitment should be made in the LDP to the long-term potential of this site and its ability to support and facilitate the DNRR.

Infrastructure and Community Facilities

The site is free from infrastructure constraint and is accessible; in summary: o Access: Satisfactory access can be achieved for a moderate first phase of development from the A90, thereafter improvements to the A90 may be required and in the longer-term a connection point from the DNRR to the A90 may be required through this land. o Ground Contamination: No known constraint o Flooding: SEPA Flood Map indicates that the site is not affected. o Trees/Woodland: No constraint o Wildlife/Habitat: No known constraint (subject to survey) o Archaeology: No known constraint (subject to survey) o Drainage: Improvements may be required. o Water Supply: No known constraint, however, capacity checks are required o Electricity: Available o Gas: Available o Ownership: No constraint o Right of Way/Core Path: No Core Paths cross the land although connections can be made into adjoining adopted roads and footways which form part of the wider network and link into the core paths beyond. o Bus Stop: Good existing bus service to Dundee and Kirriemuir. o Train Station: approximately 5-6 km (Dundee) o Availability for Development: Phase 1: approx 70-100 houses and mixed use development, Phase 2+: approx 250 houses and mixed use development.

Topic Paper 5: Community Infrastructure of the MIR identifies the following in more detail: o School Capacity: Tealing Primary School has a capacity of 75, with a current school roll 49 and there are no identified issues by the Education Department. Forfar High School has no capacity issues. It currently has a capacity of 1270 with a school roll of 1088. o Water Supply: Consultation with Scottish Water has confirmed that there are no strategic issues regarding water supply and its potential impact on future development. o Drainage: Scottish Water is funded to provide new strategic capacity at Part 4 Water and Waste Water Treatment Works to meet all new development provided the developer meets 5 standard criteria. Developers are responsible for funding and carrying out any network upgrades.

The MIR identifies that the profile of Angus shows that since 2004 there have been year-on-year population increases, but that a number of services and facilities have closed. It is considered that new housing and mixed use development will support the existing services at Inveraldie, together with providing improved community and service provision.

Housing Land Requirement (HLR) and Housing Land Supply (HLS)

The Main Issues Report identifies a housing land requirement of 840 units in South Angus between 2014-2024, which is reduced to a requirement of 350 units, based on effective supply stated in the Housing Land Audit, 2011. As stated above, under questions 3, 4 and 5, it is considered that the HLR is understated and should be increased in order to achieve the effective delivery of housing land in this economically difficult period.

The ‘Reasonable Alternative’ on Housing Land Allowances 2014-2024 is supported which would require maintaining a total effective supply at all times of 3,041 units, rather than 2,310 (as currently proposed). As a result of this, 940 units (600 in Phase 1 and 340 in Phase 2) would be required in the South Angus HMA rather than 840 units (550 in Phase 1 and 290 in Phase 2).

The contribution of moderate new housing land at Inveraldie to meet the HLR is supported.

The Angus LDP MIR currently derives the HLS figures from the Housing Land Audit, 2011, however, this Audit has recently been replaced by the 2012 Audit.

Paragraph 2.29 of Topic Paper No 1: Spatial Strategy, on the estimated supply admits that this is currently a ‘minimum’ figure and one which is likely to change before the LDP is adopted, stating that the supply indicates “… the minimum requirements for new housing land allocations (in terms of the equivalent number of new homes required) that have been estimated for purposes of defining options in the MIR. The actual number of new homes that will require additional housing land allocations cannot be determined at this stage, because the supply of effective housing land will change between 2011 and 2014. Furthermore, these figures have been calculated in terms of the preferred option for housing land. If another option from the Housing Topic Paper is ultimately chosen for the Angus LDP, the requirement for new land allocations would change.”

The Housing Land Audit, 2011 indicates that as at 2011 there was an effective supply of 284 units in the Housing Market Area (HMA) up until 2018. The MIR has taken into account the 2011 Audit rather than the figures contained in the Housing Land Audit, 2012 which indicates that the effective supply has decreased to 254 units in the HMA up until 2019. The anticipated base date of the Angus LDP is 2014 and at this stage the 2012 Audit indicates that only 185 units would be available.

Within this context we consider as stated above that the Housing Land Requirement for the HMA should be increased and a generous supply be provided in order to provide for sufficient flexibility to ensure the effective delivery of housing. Not least a more generous supply would aid the delivery of much required affordable housing in the HMA.

Conclusion

In conclusion, for the reasons demonstrated in response to the questions to the MIR, it is considered that: o The Housing Land Requirement should be increased and therefore additional land is required. o The Housing Land Supply is insufficient to meet the needs of the HMA and will diminish further before the LDP is adopted and therefore additional land is required. o There is a requirement to identify effective and deliverable land, in accordance with national, strategic and local planning policy objectives. o It is considered that this site at Inveraldie is deliverable, free from infrastructure constraint and is in a good location which can deliver local and strategic access improvements.

Based on the above moderate growth is supported in the first phase of the LDP, together with a long-term commitment to future phases of development, guided through a masterplanning process.

Appendix 2 Site Plan______

Appendix 3 Development Concept Framework______

(Note: Sent on Disc).

Appendix 4 Access Improvements to A90______

Appendix 5 Article on Dundee Northern Relief Road______

Inveraldie Initial Consultation and Identification of Issues Submission for consideration under Angus Local Development Plan January, 2013

Inveraldie Properties Ltd. 1.0 Introduction

Inveraldie Properties Ltd welcomes the com- of the growth requirements of this part of mencement of the replacement of the Angus South Angus to the benefit of both Inveraldie Local Plan Review 2009 with a new Local and Tealing by supporting existing services Development Plan (LDP). and providing enhanced provision, through a design led approach. In addition, the site This submission is in relation to land to the offers the opportunity to satisfy the South An- north and west of Inveraldie, which is entirely gus Housing Land Requirement and provide with the control of Inveraldie Properties Ltd. for housing as required for Dundee City on its periphery, in accordance with the estab- It is considered that the identification and al- lished strategy for the City to develop location of the land provides the opportunity ‘villages’ along its northern perimeters. More- to satisfy the housing land requirement for over, through appropriate phasing it is con- South Angus both within the short and long sidered that the location has the potential, term, as part of a phased design led master- through further new development, to facilitate planning process. It is anticipated that the and deliver infrastructure improvements land could accommodate approximately 100 where required to satisfy the needs of the homes and mixed use development in the area. first phase of the LDP, with approximately Establishment of a Development 250 homes following thereafter. Framework

Representations were made on the TAYplan Inveraldie Properties Ltd intends to deliver Main Issues Report suggesting that the new new residential and mixed use development vision for growth should make healthy provi- through a masterplanning process and sion for new housing land in the villages in through consultation with the community and South Angus. This submission aims to pro- the Council. They have started preparation vide Angus Council with a planning context of a development framework for the site, for the future development of the land, illus- based on currently identified constraints and

trating initial principles of urban design, the opportunities. This document represents the context of the site and its land use charac- initial stages of the analysis of the site and its teristics. Preliminary design concepts for context. The framework identified, together the future vision of the site are illustrated with further technical and environmental and a formal planning submission on the studies, will be used to inform the future Angus Local Development Plan: Initial Con- masterplanning process. It is intended that Inveraldie,2013 sultation and Identification of Issues is pro- further information in support of this site will vided in section 5.0. be submitted to Angus Council as it becomes 01 available. In summary, it is considered that the expan- sion of Inveraldie could accommodate some 2.0 Strategic Framework

Aims and Objectives Supporting sustainable waste management.

The aim of this proposal is to establish a vi- Encouraging the use of sustainable and recy- sion for the future pattern of growth of Inver- cled materials in construction. aldie which is integrated with the existing set- tlement pattern. Supporting habitat connectivity. The following land use objectives have been identified, many of which, reflect Scottish Masterplanning Process Planning Policy (SPP, 2010) principles for the layout and future new developments: The aim of the Masterplan will be to provide a framework for future development at Inver- Promoting a well integrated mix of land uses aldie and to direct and inform the future na- including well designed homes of differing ture of development. It will seek to guide the types and tenures. creation of a sustainable and successful resi- dential and mixed use development. It is in- Creating places with distinct character and tended that the Masterplan process will pro- identity. vide supporting information to Angus Council

and the strategic development authority on Providing for quality areas of new open the future development potential of the site. space which will be well used and provide for both recreation and amenity use. The following key components have been

identified in the preparation and development Encouraging the use of and enabling access of the future Masterplan and this document To active travel networks and public represents ‘Step 1’ in its preparation: transport.

Step 1: Identifying the Strategic Framework Promoting the efficient use of land, buildings Develop a statement of aims and objectives and infrastructure. for the development of the site.

Establishing a vision for the future pattern of Encouraging energy efficiency through the growth of Inveraldie development, integrated orientation and design of buildings, choice of with the existing settlement pattern. materials and the use of low and zero carbon

Identify existing constraints and opportuni- Inveraldie,2013 generating technologies. ties.

Supporting sustainable water resource man- 02 Step 2: Identify the Spatial Masterplan agement. Develop the broad vision into conceptual pro-

posals. 2.0 Strategic Framework

Identify the vision through plans, visual rep- The importance of creating successful places resentations and written documentation. and creating high quality residential environ- Consultation with all stakeholders ments is supported and the Masterplan pro- cess for the site which will have regard to the Step 3: Implementation Plan qualities identified in Designing Places, in- Programme, phasing and other delivery is- cluding being: sues, taking into account costs and viability. Distinctive, safe and pleasant, easy to get to The preparation of a masterplan to guide and get around, welcoming, adaptable and new development is underpinned by planning resource efficient. policy. The following documents are relevant and will be taken into consideration in the future masterplanning of the land at Inver- aldie:

Scottish Executive (2001) Designing Places: A Policy Statement for Scotland. Scottish Government (2010) Designing Streets: A Policy Statement for Scotland. Scottish Government (2010) SPP: Scottish planning Policy Scottish Executive (1994) PAN 44: Fitting New Housing Development into the Land- scape Scottish Executive (2003) PAN 67: Housing Quality Scottish Executive (2003) PAN 68: Design

Statements Scottish Executive (2006) PAN 78: Inclusive Design Scottish Government (2009) PAN 83: Mas- terplanning. Inveraldie,2013 CABE & DTLR (2000) By Design: Urban De- sign in the Planning System: Towards Better

Practice. 03 Urban Design Group (2008) Design & Ac- cess Statements Explained. 3.0 Constraints and Opportunities

Site Context along the southern boundary of the site, with an existing field boundary and drainage ditch Inveraldie is located in South Angus approxi- defining most of the western boundary. mately 4 miles north of Dundee and immedi- ately to the west of the A90 Trunk Road from Agricultural land extends to the west of the Dundee to Aberdeen. The village of Tealing proposed development site, including the lies approximately half a mile to the north. former disused RAF Tealing airfield runway. A mains gas pipeline runs through the site in Inveraldie grew in the 1950s on the site of a north-south through the site and the over- the former World War II air-force training head electricity line runs to the south of the base , RAF Tealing. village, and to the north of an existing indus- trial unit before crossing the A90 Trunk The village has grown as a result of Local Road. Authority housing development, although many of these are now in private ownership. In the immediate context of Inveraldie lies the A village hall is located to the east of the vil- settlements of Newbigging, Balmuir, Tealing, lage, with existing employment uses at the Todhills and Petterden. The larger villages of entrance to the village off the A90. Inveraldie Kellas and Wellbank lie to the east. Auchter- also benefits from a public house and public house lies to the west. open space provision. The proposed site affords the opportunity for The land proposed for consideration under development to enhance and support the this submission is located immediately to the existing settlements immediately adjacent to north and west of Inveraldie and immediately the site and to form part of the ring of village to the south of Balmuir. The initial phase of settlements including Dundee’s Western development proposed would be contiguous Gateway, Muirhead/Birkhill and Wellbank/ with the edge of the existing Inveraldie vil- Kellas which offer development opportunities lage. Subsequent phases would extend to- beyond the boundaries of the city. wards Tealing.

The site is currently in agricultural use. The

land slopes from the southwest to the north- nveraldie, 2013 east by approximately 20 metres AOD over a

distance of approximately 1.0 kilometres. I

The land is contained to the east by the vil- 04 lage, woodland planting and the A90 and Tealing to the north. Woodland planting runs 3.0 Constraints and Opportunities

Topography and Land Drainage Land Drainage Drainage of the site is facilitated by a drain- Geology age ditch which passes down the west side The area is underlain by Old Red Sandstone of the upper site and bisects the lower site. but this is largely obscured by glacial till, The ditch then turns to the west to form the sands and gravels deposited during the ice southern boundary and flows into the Tealing age. The land is fertile and has some of Burn and subsequently the Fithie Burn and Scotland's best arable farmland, supporting onwards to the Tay. both arable and pastoral farming. The SEPA Flood Map illustrates the flood Topography risk associated with the Tealing Burn and the The site rises gently from south to north from Fithie Burn. However both of these water a largely flat area at the southern end of the courses are located well beyond the bounda- site (lowest contour 118m) upwards following ries of the site. There is no flood risk indicat- a gentle slope as the site rises towards the ed in relation to the drainage ditches which settlement of Balmuir. (highest contour cross the site. 145m). This change in level occurs across a Development proposals will require to be de- horizontal distance of approximately one kilo- veloped which incorporate a Sustainable Ur- metre. ban Drainage Strategy. It is understood that Solar Exposure the existing drainage ditches could be incor- The aforementioned slope rises almost di- porated in such a scheme possibly with a rectly north/south allowing excellent solar detention basin. located at the south end of exposure across the site. The opportunity the site. exists for any proposed development to be Extract from SEPA flood map designed to take full advantage this by em- ploying modern passive solar design tech- niques. Prevailing Wind The site is exposed to the south/south west- prevailing wind which aligns with the path of the valley from which the site rises. The cur- rent pattern of landscape development demonstrates the planting of shelter belts around properties and fields to offer protec- Inveraldie,2013 tion from the wind. Shelter planting with di- verse but appropriate local broadleaf and 05 conifer tree species should be considered as part of any future development of the site. 3.0 Constraints and Opportunities

Tayside Landscape Character Extensive area of land, generally sloping Assessment from the north-west to the south-east.

The Tayside Landscape Character Assess- Dominated by productive agricultural land. ment (TLCA) was prepared by Land Use Low woodland cover, except on large estates Consultants in 1999 on behalf of Scottish and along river corridors. Natural Heritage. The map of the area iden- Variety of historic sites. tifies that Inveraldie is located in the Dispersed settlement pattern, including some “Dipslope Farmland” Landscape Character suburban development. Area. Limited visual impact of Dundee and Ar- Paragraph 4.74 of the Report provides for a broath.” regional overview and states: Paragraph 15.13.8 describes ‘Development’ “The Sidlaws and Ochils are close to the within the landscape and identified that the principal centres of population and, over the Dipslope Farmland landscape type has few years, have accommodated a considerable settlements of any size, since most tend to amount of development including masts, py- be located along the coast . However, as not- lons, roads, plantations and reser- ed above, the proximity to Dundee and Ar- voirs….However, it is possible that the bal- broath is reflected in the number of isolated ance between benefits and impacts is easier modern dwellings or groups of dwellings that to find in the Sidlaws and, to a lesser extent are found throughout the area . Many of the- the Ochils, than in more sensitive land- se are associated with existing farm buildings scapes. The principles of development or hamlets . However, designs are usually should include: suburban in character, and their sites chosen to maximise the view rather than minimise Avoid skyline locations, particularly where landscape impact. Planning policies in Angus this results in extensive areas of visual influ- have allowed a certain amount of develop- ence on either side of the hill range; ment in the open countryside as a means of Favour shallows bowls on the dipslopes; stabilising and reversing economic and social Examine the potential of areas already af- decline. A similar policy applied in part of fected by major roads, masts or forestry; Dundee prior to local government reorgani- Take into account any constraints associated sation in 1996. By way of contrast, the urban edges of Dundee and Arbroath, while abrupt, with telecommunications infrastructure; Inveraldie,2013 Employ environmental assessment during are comparatively well-screened by the land- the design stage. form and have little impact on the wider land-

scape. 06 The key characteristics of the Dipslope Farmland are: 3.0 Constraints and Opportunities

Visual Assessment The existing village is visible from the A90 Inveraldie is situated to the west of the A92 dual carriageway whilst the remainder of the within the Carse of Gowrie between the Si- site to the north is partly screened from the dlaw Hills and Dundee. The existing village main road by a plantation of conifers. enjoys views north to Craigowl Hill, west across the carse and south towards the small The settlements of Balmuir and Tealing lie ridge at Emmock which protects Dundee immediately to the north of the site. Balmuir, from the north. a tight group of small houses, Tealing a more disparate grouping of smallholdings and The landscape is characterised by predomi- large houses. nantly arable farmland with shelter planting of broadleaf trees. The former RAF Tealing airbase lies immedi- ately to the west but is now largely derelict. The village is surrounded by agricultural and industrial development in the form of a grain A large electrical sub-station lies further west storage facility to the south east and a tim- and Myreton of Claverhouse. Power lines on ber frame manufacturing unit to the south. large steel pylons radiate out from the sub- These developments are visually screened station in all directions with the line heading from the village by a stand of broadleaf trees west passing to the south of the site beyond forming the southern boundary of the pro- and visually screened by the stand of trees. posed site.

Inveraldie,2013

07 3.0 Constraints and Opportunities

Visual Assessment context. Development within and around Inveraldie is There are small groupings of light industrial varied and includes residential development, units and lock up garages to the north of Dal- light industrial development, limited commer- ziel Road, the main village access from the cial and leisure development and some agri- A90. cultural development. Tealing Hall lies to the south operated by the The village comprises predominantly single local community as a village hall bookable for storey cottages arranged in winding cres- local events. cents. There exists a larger deck access At the centre of the village lies a large public flats/maisonette block on the edge of the park with childrens play are and a football group of houses which is at odds with its pitch.

Inveraldie,2013

08 3.0 Constraints and Opportunities

Services Infrastructure Scottish Water—Drainage Existing sewers leave the site and head The proposed site is well served by existing south towards the Tealing WWTW. The utilities services infrastructure. Utilities rec- drainage system at Inveraldie is a combined ords have been obtained from infrastructure system, the outfall from which crosses the suppliers and are illustrated here. dual carriageway and is routed to the WWTW to the south east. Any new develop- Gas ment at Inveraldie would require to be based A high pressure gas main passes through on a separated system, SUDS being provid- the site from which a low pressure supply is ed to deal with the surface water and the foul currently provided to Inveraldie via a gas either being directed to the Tealing WWTW. pressure regulator located to the south. Tealing WWTW is shown on the Asset ca-

pacity schedule on the Scottish Water web Electricity site as having limited capacity. Developer The presence of the Myreton of Claverhouse funded upgrading would have to be consid- Electrical Sub Station in close proximity to ered. the site means that Extra High Voltage and

High Voltage supplies are available on the Drainage—SUDS site. A SUDS scheme requires to be developed

incorporating a range of soakaways, deten- BT/Data tion ponds and connections to the existing BT Infrastructure exists within the verge of surface water drainage system which passes the A 90 and the existing settlements adja- through the site. cent to the site.

A Cable and Wireless fibre optic cable runs Renewables within the east verge of the A90. The geographical arrangement of the site

affords the opportunity for passive solar de- Scottish Water—Water sign of property and the incorporation of ac- A 180mm water main passes across the tive solar thermal collectors and solar photo- south boundary of the site and through Inver- voltaic collectors to be incorporated within aldie village, crossing the A90 to serve adja- the fabric of the development reducing de- cent settlements. Capacity checks will be re- Inveraldie,2013 mand on utilities and reducing the carbon quired to confirm the potential of this supply footprint of the proposal. to serve the site.

09

3.0 Constraints and Opportunities

Transport requirements and this will be submitted to Angus Council once it is available. Inveraldie is located immediately adjacent to the A90 with its own access via a junction It is also relevant that the National Planning taken directly from the dual carriageway. To Framework 2 (NPF2), which provides a spa- the north there are two further junctions tial planning framework for Scotland, identi- providing access to Tealing and Kellas. To fies the need to address infrastructure re- the south is a further junction again providing quirements for Dundee. NPF2 refers to the access to Kellas and Wellbank via Shielhill. Strategic Transport Projects Review and states this “…has identified the need for a Inveraldie is well served by public transport Dundee Northern Relief Road to reduce con- being served by a local bus service between flict between strategic and local traffic and Tealing and Dundee (138 &139) which pass- improve the reliability of journey times be- es through the village and the principal tween Aberdeen and the Central Belt.” Kirriemuir to Dundee service (20) which stops on the dual carriageway. The indicative route is shown on the plan be- low. Draft core paths identified in the Angus local plan exist to the east and west of Inveraldie. This proposal, if progressed could potentially The development may offer an opportunity to have land use implications on Inveraldie, due link the paths with a suitable crossing over to the requirement for a junction upgrade on the dual carriageway. the A90 in this area.

It is understood that planning permission has previously been granted for residential devel- opment at the site. It is understood that this was for approximately for approximately 100

houses 12 years ago. However, the records are currently being retrieved and clarification will be provided on this, albeit that the Coun- cil will also have records of the application. It is understood that localised road improve- Inveraldie,2013 ments were required to secure this first

phase of development.

Inveraldie Properties Ltd. has commissioned 10 W.A. Fairhurst and Partners to carry out more detailed investigations on infrastructure 3.0 Constraints and Opportunities

Planning Policy Context aldie forms a part. Maintain and protect the diversity and quality

of the rural area and encourage local devel- Introduction The Monitoring report associated with the opment which supports the population and preparation of the new Strategic Develop- The Development Plan context for Inveraldie services of local communities; ment Plan (SDP), that is the TAYplan, identi- is provided by the Dundee and Angus Struc- Support the protection and enhancement of fies the success of the Dundee and South ture Plan 2002 and the Angus Local Plan the countryside; and Angus Housing Market Area in the delivery Review 2009. Other material considerations, Maintain the quality of valued landscapes; of housing. within a planning context, include: the natural, built and historic environment;

However, it is considered that the strategy of and biodiversity. National Planning Framework 2 (NPF2) the Structure Plan, which also imposed Scottish Planning Policy (SPP), 2010 housing constraint on many of the South An- The Plan identified only a limited requirement Dundee Local Plan Review, 2005 gus villages, would further impact on the ob- to allocate further housing in the Market Area The emerging TAYplan jective of sustaining healthy and vibrant and the Local Plan proposals map illustrates

communities and villages if this strategy was that no new housing provision was made at Dundee and Angus Structure Plan 2002 to continue. Representations on the TAY- Inveraldie or Tealing. The emerging TAY-

plan Main Issues Report (MIR) have been plan and the new LDP offer the opportunity The Dundee & Angus Structure Plan has a made on this issue. to provide for some further growth of existing strategy of committing to the achievement of communities which are constrained from Angus Local Plan Review 2009 a strong spatially balanced economy and an growth under the current Development Plan inclusive society to be set acceptably within The Development Strategy of the Local Plan context. the carrying capacity of the environment. is to: The spatial strategy identifies support should National Planning Framework 2 (NPF2) Draw on the inherent strengths and synergy be given to managing population and house- Paragraph 25 of National Planning Frame- of the close network of Angus towns and vil- hold growth whilst enhancing the local quali- work 2 (NPF2) supports the need to deliver lages, and consolidate the role of the seven ty of life, and this was a key objective to the homes in the rural areas in addition to urban towns as locally accessible centres serving a sustainable delivery of population and areas, despite the economic decline, stating diverse rural hinterland; household growth. that: Guide and encourage the majority of devel- As a result of the above, the strategy of this opment, including local housing and employ- Plan focused growth on Dundee and other “not withstanding the consequences of the ment opportunities, to locations within the towns in the area. current downturn, there remains a pressing larger settlements that have the capacity to need for the planning system to help deliver accommodate new development well inte- The Structure Plan Key Diagram identifies growth in the long-term supply of new homes grated with transport infrastructure. Inveraldie, 2013 that the site is in the Dundee and South An- throughout both urban and rural Scotland to gus Housing Market Area, of which Inver- Provide opportunities for diversification of the

respond to long-term housing pressures and rural economy; 11 3.0 Constraints and Opportunities to improve the affordability, stability and fair- investment in infrastructure including ness of Scotland’s housing system” . transport and educational investment, and with other major proposals, Paragraph 57 states that “The rural areas The deliverability of the strategy, and which lie beyond the city regions have eco- The protection and enhancement of land- nomic, environmental and cultural assets of scape, natural, built and cultural heritage, enormous economic and community value. biodiversity and the wider environment, in- Good connectivity will again be critical in re- cluding consideration of flood risk. alising the full potential of these assets.” In- Paragraph 71 of SPP supports the generous veraldie is well located in relation to the A90 supply of housing stating that “Allocating a and the strategic road network. generous supply of land for housing in the

National Planning Framework 2 refers to the development plan will give the flexibility nec- Strategic Transport Projects Review (STPR) essary for the continued delivery of new which has identified the need for an upgrade housing even if unpredictable changes to the to the A90 through or around Dundee effective land supply occur during the life of amongst other projects, to reduce conflict the plan.” between strategic and local traffic and im- National Policy objectives as identified in prove the reliability of journey times between SPP seek to ensure that sufficient land is al- Aberdeen and the Central Belt. located on a range of sites to meet the hous- ing land requirement up to 10 years from the Scottish Planning Policy (SPP), 2010 date of adoption, together with effective sites Paragraph 77 of SPP identifies that Planning in the initial phase to accommodate the re- authorities should set out a settlement strate- quirement for at least 5 years, with further gy in the development plan to provide a long sites allocated capable of becoming effec- term context for development. It identifies tive, and therefore developed, by the end of that the key considerations in a settlement year 10. strategy are: The SPP also provides for national planning The efficient use of existing buildings, land policy on sustainable development. Para- and infrastructure, graph 38 of SPP states that decisions on the

Accessibility of homes, services, open space location of new development should amongst and employment opportunities by a range of other factors promote rural development and transport options, regeneration. Inveraldie, 2013 Having regard to national Policy it is consid-

Co-ordination of housing land release with ered important that the region has a robust 12 3.0 Constraints and Opportunities and strong supply of new housing land ing forward in the event of difficulties in the tion has the potential, through further new across the plan area including outwith Perth delivery of the strategic land allocations. development to facilitate and deliver required and Dundee, in order to ensure flexibility in infrastructure improvements in the area. provision in the plan period to allow further It is relevant that the Monitoring Report rec- choice in housing location and type as well ognised that whilst a major housing develop- Specific and more detailed representations as strengthening existing smaller communi- ment was allocated in the west of Dundee on the Angus Local Development Plan: Initial ties. there has been slow progress in bringing Consultation and Identification of Issues are sites forward for development. At the same provided in Section 5.0. Dundee Local Plan Review, 2005 time, the South Angus area has seen hous- The Plan is relevant in that it had a strategy ing completions in excess of those required of delivering new Greenfield housing sites in in the period to 2011. The deliverability of the form of new villages on the periphery of housing in the Dundee and South Angus Dundee. Inveraldie is located at a distance Housing Market Area has clearly been suc- of approximately 3 kilometres from the outer cessful and the market has shown a de- edge of Dundee and the growth of the village mand. could contribute to the principal of estab- lished ‘village’ developments witnessed at In summary, whilst the principle of prioritising locations such as Balmossie and Balgillo, development within Perth, Dundee and the offering flexibility in the choice and location of principal settlements is supported, this housing land. Clearly there is an existing should not be to the detriment of other small- community at Inveraldie and its growth would er settlements where the sustained growth of assist in maintaining the vibrancy of the vil- these communities is also important over the lage. next 20 years to achieve the Plan’s stated vision. The emerging TAYplan Representations have been made on the Conclusion TAYplan Main Issues Report, suggesting a It is considered that the expansion of Inver- higher growth rate and the provision of hous- aldie could accommodate some of the ing and mixed use development within the growth requirements of this part of South An- villages in addition to focussing on Dundee, gus to the benefit of both Inveraldie and Perth and other principal settlements. It was Tealing by supporting existing services and suggested that enhanced flexibility at a local providing enhanced provision, through a de- Inveraldie,2013 level is required to ensure that sites, outwith sign led approach. Moreover, through appro- those already identified, are capable of com- priate phasing it is considered that the loca- 13 4.0 The Spatial Masterplan

Contextual Analysis shallow bowls on the dipslopes. Such a shal- low bowl exists at the south end o f the site Roads and Transport whilst the proposed tree screening to the The predominant influence on the site is the east boundary provides visual screening. presence of the A90 along the east bounda- ry. Junction improvements will require to be Relationship to Existing Villages and Settle- considered to provide a suitable site access ments to either the north or south of the site. Such The existing village of Inveraldie is arranged improvements may serve to rationalise the as a predominantly inward looking pair of number of central reservation crossings in crescents lined by semi detached dwellings. the area and, in future, possibly accommo- To the west lies the larger flatted block and date a Dundee Northern Relief Road. Noise public open space. To the north is located is also generated by the trunk road which will business uses and lock up garages. require to be mitigated. Existing tree planting The arrangement of the village allows the exists along the east boundary to the north of new development to be located in close prox- the existing village. This could be extended imity to it without fundamentally changing its north towards Balmuir providing visual character. The existing village can be incor- screening of the new development from the porated as a neighbourhood unit within the road, screening of the road from the site and overall masterplan. an acoustic buffer to the boundary. The location of the existing public open space allows the opportunity to integrate Utilities and Services green space into the heart of the larger vil- Utility services installations also have a sig- lage. nificant influence on the site the gas main runs north/south across the site alongside The “centre of gravity” of any proposed de- the drainage ditch. There will be a significant velopment will likely be located adjacent to exclusion zone to be observed along its Inveraldie and will seek to enhance its status route. High voltage power line routes require as a distinct village settlement. to be confirmed and possible diversion con- sidered. The settlement of Balmuir is a relatively dense group of houses to the north of the Topography and Geography site with views to the south. Design pro- As noted in section 3.0 of this submission, posals should respect this grouping and aim the land rises gently towards the north allow- to maintain its integrity. ing good solar exposure for the site and sig- nificant opportunity for passive and active The village of Tealing lies to the north and solar design. Drainage falls across the site west and is a more disparate grouping of the south and west, to the drainage ditch and larger properties and smallholdings. There is on to the Tealing Burn. little direct influence the new development will have on Tealing. However, the possible location of larger properties within the hous-

The site is exposed to the prevailing wind from the south/south west and protective ing mix proposed towards the north end of screening in the form of a shelter belt should the site may be considered. be provided. However, extensive, high quali- ty views are available from the site to the west and south west. The nature of screen- ing should be considered to maintain access to these views. Inveraldie, 2013

Landscape Character Assessment The Tayside Landscape Character Assess- ment denotes the character of the area as 14 Dipslope Farmland. Development principles suggested for this area include location of development to avoid skylines favouring 4.0 The Spatial Masterplan

Design Concept Proposals posed development. Primarily the develop- ment is a consolidation of the existing settle- The proposed development is considered as ment of Inveraldie. Incorporation of exiting a discreet community centred around the ex- roads, infrastructure and local services will isting settlement of Inveraldie for which it will reduce the need for new facilities to be de- provide enhanced local facilities. It is pro- veloped. posed that the development will be set within Proximity to the A90 and a location adjacent a strong landscape framework to provide to existing settlements means that public shelter and acoustic privacy. It is proposed transport is readily available and could be that the development will be linked by a net- enhanced to support the proposed develop- work of paths extending through the village ment. to link to settlements beyond. The site slopes gently from north to south affording good solar exposure allowing dwell- Vehicular Access ings to be oriented to benefit from solar gain Access between the settlement and the through solar design strategies. transport network is envisaged via connec- The site is served by an existing drainage tions at either the north or south ends of the course which may be integrated into the pro- site and is dependent on discussions regard- posed surface water drainage system which ing road junctions with the A90(T). A residen- will be comprised of a combination of soaka- tial core road is proposed as a spine running way systems and a detention basin. north/south through the village. Access to distinct neighbourhoods will be taken from Housing Development this road. Each neighbourhood will be de- Proposed housing is intended to be provided signed as a “Home Zone” with appropriate within a series of distinct neighbourhoods traffic calming and pedestrian priority each with a different setting and accommo- measures. dating a different housing mix. It is intended that a range of housing types and tenant Pedestrian Movement groups will be supported. Pedestrian Routes are shown to connect Housing will be designed using passive de- each neighbourhood the Village Hub and to sign principles concentrating on the fabric of connect the settlement to those adjacent. the dwellings to ensure high levels of insula- Pedestrian routes are planned to pass tion and good solar exposure to minimise through landscaped areas between neigh- energy demand and carbon footprint. bourhoods and through shelter planting to maintain separation from vehicular traffic. Rural Employment Space is allowed within the masterplan for Landscape rural employment use. A variety of employ- The proposed landscape framework is in- ment uses may be attracted to the site. A tended to integrate with the existing land- range of small industrial units may be most scape provision in the village. An extension appropriate in the first instance. of the existing public open space to the west In addition, the design of elements of the will create a larger area of “village green” ad- housing stock will provide opportunity for jacent to the Village Hub. Live/Work lifestyles, accommodation work- Additional landscaping is proposed between space within the cartilage of dwellings. the new and existing parts of the village and around the perimeter of the proposed devel- The development is envisaged to reflect a opment. A significant element of the pro- modern, sustainable approach to new settle- posed landscaping will be a strong shelter ment planning providing a sympathetic ex- Inveraldie,2013 belt planted to along the western boundary of pansion and consolidation of an existing set- tlement set within an appropriate landscape the site to moderate the prevailing wind and to improve the micro climate of the site. framework. 15 Sustainability The site has a number of features which can contribute to the sustainability of the pro- 4.0 The Spatial Masterplan

Land Use Proposals within the curtilage of the residential unit.

Land use proposals envisage space for resi- The mix of uses proposed is intended to re- dential development, employment use, a flect and enhance the facilities offered in the commercial Village Hub and accessible surrounding villages. The aim is to consoli- landscape. date the existing village of Inveraldie and integrate with the adjacent villages. It is Residential development is proposed in a acknowledged that there will be a require- series of neighbourhoods of varying density. ment to consider education provision as a The lowest density development to be locat- result of these proposals. It may be possible ed closest to the north end of the site with to provide space for education use within the density of neighbourhoods increasing to- masterplan should it be required. wards the village centre and the existing set- tlement.

Space is allowed between the existing vil- lage and the new development for a Village Hub. This may accommodate small scale retail provision, a village pub and local ser- vices such as a doctor’s surgery. There may also be the possibility of relocating the Teal- ing Hall facility from its present location on the edge of the village. Immediately adjacent is public open space which could be charac- terised as a village green.

To the south of the Village Hub is proposed space for rural employment opportunities. This may take the form of small starter in- dustrial units for tradesmen or small busi- nesses.

Employment opportunities will also be incor- porated into the design of some residential Inveraldie,2013 units which will be considered as live/work

units incorporating a distinct work space 16 5.0 Submission on Angus Local Development Plan

Initial Consultation and Identification Structure Plan Strategic Policies areas. New development at Inveraldie of Issues would encourage people to live close to the The existing strategic context and the pre- city, thus reducing population loss, whilst Both the current and emerging strategic plan- dominance of the centres of Dundee and offering a choice in location to live in a vil- ning context are considered to be relevant to Perth, resulted in the need to provide a lage location. the future consideration of this site. range and choice of deliverable sites to facil-

There are currently three Structure Plans itate the Structure Plan housing require- The extract from the Dundee Local Plan Re- that predominantly cover the TAYPlan area. ment. Allocations were meant to be feasible view 2005 identifies the approach to allocat- The two of the most strategic significance to and realistic, and offer a coherent strategy to ing new ‘villages’ on the periphery of Dun- the TAYPlan area are the Dundee & Angus meet short and long term needs in an envi- dee within the Local Authority Boundary. In Structure Plan and the Perth & Kinross ronmentally acceptable manner. the preparation of the Angus LDP it is con- Structure Plan. Both set out strategic poli- Whatever the figure of the new housing re- sidered that the principle of this approach cies committing to the achievement of a quirement, it is clear that new development should be continued and with the limited strong spatially balanced economy and an should largely be directed to the main settle- availability of similar land opportunities re- inclusive society to be set acceptably within ments where access to facilities, services maining within the Dundee boundary, it is the carrying capacity of the environment. and infrastructure is available. In addition, considered that villages, such as Inveraldie Overall the two plans recognise that the cit- whilst there may be a continuing policy to can contribute to the ‘village’ principle on the ies of Perth and Dundee are the dominant prioritise the redevelopment of brownfield periphery of the City. centres and the prime sources of economic sites within the urban areas, it should be growth. The strategies therefore focused recognised that the scope for the release of Emerging TAYPlan growth on Perth and Dundee and other key greenfield sites is appropriate to both Circular 1/2009 on Development Planning growth points within the relative areas. With- achieve the identified allowances and to pro- identifies that an early task of the Strategic in the Dundee context, it is considered that vide a range of housebuilding opportunities Development Plan Authority (SDPA) will be the extent to which the City can accommo- and this is acknowledged by Scottish Plan- to monitor changes in the physical, econom- date growth on Greenfield sites will be influ- ning Policy (SPP) 2010. ic, social and environmental characteristics enced by locations in close proximity to the of the area and the impact of the policies edge of the City which will need to continue There are existing greenfield housing sites

and proposals of the existing Plan(s). to play an increasing role in meeting the de- within the existing Development Plan which mands for growth. have not delivered within the plan period Additionally there is a requirement for a Vi- and it is considered that opportunities for sion Statement identifying how the develop- An integrated approach to land use alloca- new greenfield sites on the periphery of ment of the area could and should occur and tions and policies is therefore required in this Dundee along strategic road networks, such the matters that might be expected to affect Inveraldie,2013 emerging LDP in order to meet the objec- as Inveraldie can have a positive contribu- and influence development. This, in turn, tives of sustainable development. It is con- tion to the supply of housing land, which will lead to the formulation of the Spatial sidered that this can be achieved by rein- should not be constrained by the artificial Strategy. 17 forcing the existing settlement pattern in a administrative boundaries which exist be- sustainable way. There is therefore a clear need to look back tween the various TAYPlan local authority 5.0 Submission on Angus Local Development Plan as well as forward when preparing the Stra- growth than projections indicate. The Plan- Any sites which are not deliverable should be tegic Development Plan. The next stage in ning system, including TAYplan and the deleted and replaced in the new LDP. the preparation of TAYplan is to present the emerging Angus Local Development Plan, There of course is a process of monitoring Proposed Plan to the Joint Committee for should therefore reflect this to ensure a gen- the ‘effectiveness’ of sites through the Hous- approval on 14th February 2011. Main Issue erous supply of land for housing. The TAY- ing Land Audit and a robust approach must D of the MIR presented two options for pop- plan must therefore identify new housing be taken to ensure deliverability within land ulation and housing growth. Submissions land to contribute to this, rather than relying allocations. on the MIR suggested a new third option for on currently allocated sites. population and housing growth, reflected When preparing this LDP we would urge that through a high growth strategy, should be The development of land directly adjacent the current economic climate is disregarded investigated and included in the Proposed and easily accessible to the City of Dundee as it is essential that we all plan for recovery Plan, on the basis that a growing population should be therefore be encouraged to meet and as such this emerging LDP, in line with is key to the sustainable development and requirements as such sites can create high our comments to the emerging TAYplan, success of the TAYplan region and Dundee quality residential environments which is im- should be aspirational, directing develop- and its hinterland in particular. portant to promote migration to the City. ments to marketable and deliverable loca- tions. It is material that there remains demand for new houses. The population is naturally Emerging Local Development Plan: Housing Land Supply growing and recent trends show significant Policies Paragraph 66 of Scottish Planning Policy migration into the area and there is therefore When preparing the Angus Local Develop- (SPP) states that the Scottish Government is scope to increase the strategic housing re- ment Plan it is relevant to look at the impact committed to increasing the supply of new quirements to encourage development and of policies contained within the Angus Local homes and the planning system should con- growth, particularly in and around Dundee. Plan Review 2009. tribute to raising the rate of new house build- ing by identifying a generous supply of land At the heart of the Scottish Governments The current Local Plan provides for a hous- for the provision and range of housing in the Firm Foundations Report is the belief that the ing land supply which the market can re- right places. Government must and can improve the sup- spond to appropriately and without undue ply of all types of housing and that there constraint. There now however needs to be With specific reference to the housing land should be an increase in the rate of new more of an emphasis on the provision of sus- requirements, Housing Need and Demand housing supply in Scotland and to meet this tainable mixed communities providing a Assessments provide the evidence base for there should be at least 35,000 new home range and mix of house types to meet market defining housing supply targets in local hous- built per year by the middle of the next dec- requirements.

ing strategies and allocating land for housing Inveraldie,2013 ade. Further to this, one of the Govern- n Development Plans. ments aims is for an increase in sustainable Whilst reviewing the Local Plan policies it is economic growth and housing is central to essential therefore that there is a robust re- Paragraph 70 of the SPP reaffirms that the 18 achieving this. The aspirations for this view of existing sites in the current Local delivery of housing through the development therefore imply a higher overall household Plan to ensure that they are deliverable. plan to support the creation of sustainable 5.0 Submission on Angus Local Development Plan mixed communities depends on this gener- aldie Properties intends to provide the Coun- infrastructure and services and is currently ous supply of appropriate and effective sites cil with information on the deliverability of the carrying out further studies on infrastructure being made available to meet need and de- land, and studies are currently being carried requirements which will be submitted to the mand and on the timely release of allocated on infrastructure and other environmental Council. sites. issues, having regard to the context below. Developer Contributions The effect being that the allocation of a gen- Sustainability and Access Circular 1/10: Planning Agreements informs erous supply of land for housing in the Devel- Development should be prioritised in loca- that the Development Plan should be the opment Plan will give the flexibility necessary tions that reduce travel demand, fuel con- point at which consideration of the potential for the continued delivery of new housing, sumption and carbon emissions. The major- need for and use of planning agreements even if unpredictable changes to the effective ity of new development should therefore be begins. Planning Authorities should include land supply occur during the life of the Plan. concentrated in locations within or immedi- policies on the use of planning agreements in (SPP, paragraph 71). ately adjacent to existing development. This their development plans. These create an will ensure that development is well integrat- opportunity to involve the local community Full consideration of the scale and location of ed with existing infrastructure systems and and the development industry in the process the housing land requirement in development local services and ensure accessibility, which of policy development and the associated plans well ahead of land being required for will improve sustainability and resource effi- supplementary guidance and to clarify early development should assist in aligning the ciency. Land to the west and north of Inver- the expected levels of contributions that investment decisions of developers, infra- aldie is a location that will meet this sustaina- might be sought from developers. (Circular structure providers and others. ble requirement. 1/10: Planning Agreements).

It is therefore essential that appropriate and Deliverability Infrastructure early release of housing can be facilitated Paragraph 71 of the SPP states that consid- It is recognised that the development indus- through the Local Development Plan to en- eration of the scale and location of housing try has an obligation to provide enabling in- sure that the final TAYplan housing land re- land in development plans must be made frastructure in terms of Circular 01/10. It is quirement is met. well ahead of land being required for devel- also recognised that there will be a need to opment. This is essential to assist in the provide strategic infrastructure to deliver de-

Paragraph 72 of the SPP informs that “Local alignment of investment decisions of devel- velopment proposals in the Local Develop- Development Plans should allocate land on a opers and infrastructure providers. ment Plan. Inveraldie Properties Ltd. would range of sites which are effective or capable be prepared to engage and discuss strategic of becoming effective to meet the housing It is becoming increasingly clear, that in this infrastructure requirements in as far as they land requirement up to year 10 from the pre- economic climate, that the extent of develop- may relate to Inveraldie. Inveraldie,2013 dicted year of adoption, ensuring a minimum er requirements is resulting in a number of 5-year supply at all times”. new developments becoming unviable. In- Affordable Housing 19 veraldie Properties considers that a first SPP, paragraph 86, defines Affordable Hous- It is considered that Inveraldie can contribute phase of development can be accommodat- ing as housing of a reasonable quality that is to the supply of new housing land and Inver- ed at Inveraldie, without significant impact on affordable to people on modest incomes. It 5.0 Submission on Angus Local Development Plan may be in the form of social rented, mid mar- consider that this site is appropriate for the velop and it should summarise the most im- ket rented, shared ownership, shared equity, provision of both mainstream and affordable portant features of the area’s character and discounted low cost housing for sale includ- housing, providing a mix and range of ten- identity. The Plan should therefore set out ing plots for self build and low cost housing ures. key design policies and how the planning without subsidy. process should deal with design such as Public Open Space specifying where urban design frameworks Where the Housing Need and Demand As- Scottish Planning Policy recognises that ac- and masterplans are needed and in what cir- sessment and Local Housing Strategy identi- cess to good quality open space and oppor- cumstances a development brief should be fies a shortfall of affordable housing, it should tunities for sport and recreation make im- prepared. be addressed in the Development Plan as portant contributions to a healthier Scotland. part of the housing allocation. We recognise and welcome that the planning Inveraldie Properties intends to progress system has a role to play in that. consideration of this site through a master- The benchmark figure for each site, where planning process and will liaise with the com- justified through the Housing Need and De- This Local Development Plan must therefore munity and the Council on its future. Initial mand Assessment, is that 25% of the total provide clear policy direction and to give it concepts and principles, based on a prelimi- number of housing units be affordable hous- the weight of importance that it deserves with nary site analysis, are illustrated in this sub- ing. If a different percentage is required lo- the inclusion of a policy on the provision of mission and will be progressed further. cally then the 25% benchmark does not ap- Public Open Space. Inveraldie Properties ply. Advice on the range of possible op- intends to provide for new areas of open tions for the provision of affordable housing space, woodland and walkways within its fu- is provided in the PAN on Affordable Housing ture development proposals for the site. and Housing Land Audits. Carbon Neutrality in New Develop- Planning Advice Note 2/2010: Affordable ment Housing and Housing Land Audits was is- The house building industry is fully support- sued in August 2010 and seeks to update the ive of the sustainability agenda in Scotland, advice on the level and type of appropriate particularly the need to reduce energy con- affordable housing, based on the transparent sumption and limit further growth in carbon outcome of the HNDA. The PAN reiterates emissions. This requirement will be consid- that “A generous supply of land should be ered as part of the masterplanning process allocated in the development plan to meet for the site. housing requirements” (para 13). Inveraldie,2013

Layout of New Development and Mas- It is considered that the LDP should allocate terplanning sufficient land for mainstream housing, to 20 The Proposed Plan must set out the Coun- ensure that the proportion of affordable hous- cil’s distinctive vision for how its area will de- ing becomes viable. Inveraldie Properties Middlebends House

Glyfada 35

Lay-by 145.0m Drain

The Furrows Balmuir Wood

A90 northbound Balmuir Wood access only Park View 36 Morven 20

Calico Westray Teaghlach 37 Stop-up access to Corner Cottage Tealing A90 southbound Pine Trees Traffic from Tealing 146.0m 13 144.3m A90 southbound 12

Travelling 6 Peoples Site SD 38 Tel Ex The 5 Lodge 7

Balnagar Tealing traffic from

A90 northbound 2

Balmuir Wood El 145.4m Lay-by Sub Sta GP

Balmuir Wood Lay-by

Drain

Akamas The Steading 142.9m Balmuir Wood Shangr-la Balmuir A90 northbound Balmuir Wood Tealing Garage Lealands

Balmuir Cottage A 90 High Density Residential Use access only Sinks

Issues Bothy

39 The Beeches Endrig 141.2m Southview 37 Medium Density Residential Use Stop-up access to Lay-By Tealing A90 southbound Traffic from Tealing 146.0m 13 Low Density Residential Use A90 southbound

Travelling 6 38 Peoples Site SUDS Use Tel Ex 5 A 90 7 Tealing traffic from Rural Business Use A90 northbound 2

Community Use Balmuir Wood El Sub Sta Dunvrackie Lay-by

Lanscaping/Structural Planting

Balmuir Wood Contiguous Open Space Lay-by

Sinks 20 0 20 40 60 80 100

Issues Meters Existing Tree Planting

Tealing A90 Junction 1:1250 scale Pedestrian Links

Arnwood

The Sheiling

Emmfield Vehicular Access Blouberg

Traffic from Inveraldie A90 northbound Waternish Smithy Tealing & Inveraldie traffic from A90 southbound

Village Hub Inveraldie 1 Council Depot DALZIEL COURT Traffic from Traffic from Inveraldie Tealing & Inveraldie 6 Inveraldie traffic A90 southbound from A90 northbound A90 northbound Inn Waternish 11 Playing Field Smithy Inveraldie 1 El Sub Sta INVERALDIE TERRACE Tealing & Inveraldie Lay-by 8 9 to 16 2 TCB 2 traffic from A90 southbound

1

DALZIEL ROAD 2 HALL ROAD 1 to 8 A 90 8 1

Lay-by 9 HALL PLACE 2 46 44 4

4 38 10 1 HALL PLACE 14

32 21 10 Tealing Hall 6 1 11 Council Depot 30 Inveraldie INVERALDIE CRESCENT DALZIEL COURT 18 Traffic from

20 0 20 40 60 80 100 Tealing & Inveraldie Meters 6 Inveraldie traffic A90 southbound from A90 northbound Inveraldie Development Masterplan 1:2500 scale Inn 11 379 Playing Field Akamas The Steading 142.9m

Shangr-la Inveraldie Balmuir 1

Tealing Garage Lealands Balmuir Cottage A 90 El Sub Sta

Sinks Issues INVERALDIE TERRACE Bothy

39 Endrig 141.2m The Beeches 378 Southview Lay-by 8 Lay-By 2 TCB 2 Gas main

EHV Electricity cable 377 1

HV Electricity cable A 90 DALZIEL ROAD 2 FB HALL ROAD A 90 Proposed North Sea 8 Windfarm cable route 1 20 0 20 40 60 80 100

Water main 376 Lay-by Meters Dunvrackie Waste water sewer

BT cable Tealing Burn Inveraldie A90 Junction 1:1250 scale FB Fibre optic cable 375

Lay-by

Sinks

Issues

374

Arnwood

The Sheiling

Emmfield Blouberg

373

Revision Description Date

Waternish Smithy Status 372 PRELIMINARY

Inveraldie 1 Council Depot DALZIEL COURT

6

Inn

11 371 Playing Field Inveraldie 1 El Sub Sta INVERALDIE TERRACE Lay-by 8 9 to 16 2 TCB 2

1 DALZIEL PLACE DALZIEL ROAD 2 HALL ROAD A 90 1 to 8 LESLIE 8 1 WELLWOOD Lay-by 9 HALL PLACE 2 46 44 4 370 4 38 10 Chartered Architects 1 HALL PLACE 14

32 21 Fort Street House, 10 Tealing Hall 63 Fort Street, 6

11 Broughty Ferry, Dundee. DD5 2AB 30

INVERALDIE CRESCENT Tel: 01382 778829 18 Fax: 01382 731813

369 E-mail: [email protected] Client Inveraldie Properties Ltd.

1 2

Shielhill Cottages

A 90 Project

Drain 368 Drain 125.6m Development Masterplan Inveraldie Angus

Drawing Title Plans 367

ETL 20 0 20 40 60 80 100 Drawn Checked date App. date

Meters Lay-by Tealing Burn BAS Scale Date Original sheet size Varies 09/11/12 A1V Job No. Dwg No. Rev Public Utilities Analysis 1:5000 scale 3530 SK 003 Leslie © The contents of this drawing remain the intellectual property of Wellwood Chartered Architects .