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Settlement Statement: Alford

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Settlement Statement: Alford Appendix Marr 1 In the delivery of the Local Development Plan (LDP2016) we are conscious that any proposal for new development within towns and villages is likely to be a local “main issues” even if it does not have the far reaching consequences of the 19 main issues reproduced in the bulk of the Main Issues Report. In addition we feel it appropriate to provide some information on the status of existing allocated sites in settlements so that communities can see exactly what stage development promoted by the LDP2012 might be at. 2 We have also engaged with Community Councils over what should be the “settlement objectives”. These are brief statements that try to capture what land use planning should try to deliver for individual settlements, whether supporting local services or providing opportunity for a specific item of strategic infrastructure such as a relief road. They represent a justification for any new allocations and guide development management decisions on the merits of development proposals. We have reproduced the settlement objectives from the Local Development Plan 2012 in this appendix, as modified by the advice we have received from Community Councils. 3 The settlement analysis also identifies “protected land”. This is land that was protected from future development because it has a specific value to the community. 4 Finally the analysis provides an evaluation of the development proposals that have been made to us for inclusion in the new plan. These are referred to as “officers’ preference” sites and “other options”. In the light of our conclusions on Main Issue 12 “land supply and distribution” there are no sites in Marr that we would recommend are included in the new plan. However this view may not prevail and so it is important that we have views from the local community about the relative desirability of new sites proposed. The Officers preference sites represent those sites that we would commend to you, should additional development land be required. 5 We would welcome any comments you might wish to make on the settlement objectives, protected land, and potential new sites that should be included in LDP2016. Key Officer’s preference Other options not preferred by officers Recommended for inclusion in the Plan Protected land R Reserved land H Housing sites allocated in the Aberdeenshire LDP 2012 E Employment sites allocated in the Aberdeenshire LDP 2012 BUS Existing BUSiness sites EH Existing Housing sites SR Strategic Reserve employment sites Marr 1 Index Settlement Page Number Aboyne 3 Alford 9 Banchory 13 Cairnie 24 Clatt 26 Craigwell, Aboyne 27 Crathes 28 Drumblade 29 Drumdelgie 31 Finzean 32 Forgue 35 Gartly 36 Glass 37 Glenkindie 38 Huntly 40 Inchmarlo 46 Keig 51 Kennethmont Distillery 52 Kennethmont 53 Kincardine O'Neil 54 Kirkton of Tough 57 Logie Coldstone 58 Lumphanan 61 Lumsden 63 Monymusk 64 Muir of Fowlis 66 Rhynie 67 Ruthven 69 Strachan 70 Tarland 71 Torphins 72 Towie 76 Whitehouse 78 Marr Landward 79 Marr 2 Aboyne Aboyne is small town set within heavily wooded countryside on Royal Deeside. It lies on the edge of the Deeside and Upper Deeside Estates landscape character areas within which the River Dee is a prominent feature. The town is historically associated with Aboyne Castle which inhibited development to the northwest, and the thrust has been consistently westwards along the main North Deeside (A93) Road. The village as a whole is characterised by the spacious 19th Century villas lining Ballater Road, with the greater part contained within the angle formed by the A93 and the River Dee west of Charlestown Green. There is continuity in the Aboyne Castle style of architecture which characterises the town. Aboyne is surrounded by semi- mature/mature garden ground and wooded areas which are particularly important to the ambience and character of the settlement as well as the town’s conservation area. Noteworthy buildings are the Huntly Arms Hotel, the old Free Church and the Aboyne & Dinnet Parish Church, the War Memorial Building and St Thomas’s Episcopal Church. The Planning Objectives for the settlement are to: • Protect and enhance the role and attractiveness of the town centre. • Meet local housing needs, particularly affordable and specialised housing needs including sheltered. • Sustain existing local services. • Provide local opportunity for employment. Current Infrastructure: • Aboyne Primary School is forecast to be significantly over capacity in 2016, along with Aboyne Academy. Further education provision will be required as a result of any further allocations. • Aboyne Waste Water Treatment Works currently has limited capacity and additional land allocations will require further provision to be provided. • Aboyne has water treatment capacity. Marr 3 Marr 4 Marr 5 Existing development allocations to be carried forward Reference Proposal Overview EH1 Allocated for 135 houses (carried over Full planning permission has been from Local Plan 2006). granted, construction in progress. M1 Allocated for a mix of uses including 175 Masterplan in progress. houses (with 60 in the first phase (2012- 2016) and 115 in the second (2017-2023) and 5 Ha of employment land. A masterplan is required. Development Bid sites The following site has some potential for development and may be considered as an Officer’s preference Reference Proposal Overview MA013 6 residential units on land The site is in close proximity to local services and adjacent to west of Aboyne relates fairly well to Aboyne (abuts the western settlement. boundary), although does not provide a natural extension of the town. The site is suitable for small scale development and the scale of the proposal is unlikely to have any significant impacts on existing services. Other options which are not preferred by officers Reference Proposal Overview MA012 20 residential units at The proposal site currently comprises a significant Dalwhing, Glen Tanar area of woodland which is of biodiversity value. Estate as part of enabling Whilst it is expected that some woodland could be development to conserve retained as part of the proposal, it is still likely to listed buildings on the have an impact. In addition, the site is in close estate. proximity to the River Dee Special Area of Conservation (SAC). The level of housing (20 units) is significant in a location that has no services within walking distance and is likely to result in high car dependency. In addition, the site does not relate or integrate well to the existing town. As an enabling development proposal this site could be pursued through the current Local Development Plan policies, notably SG Enabling Development 1. MA020 105 residential units on Site is gentle undulating farmland on the eastern land at Haugh Farm, approach to Aboyne. Development of the site Aboyne. would be very prominent, and would significantly affect the landscape setting of the town. In addition, development of the site may affect the existing trees on the site as well as biodiversity within the adjacent ancient woodland. The site relates relatively well to the existing settlement but some distance from the town’s centre which could Marr 6 result in higher car dependency. MA024 180 residential units on The site abuts the northern boundary of Aboyne Land to the north of Castle and existing allocation M1. There is currently Park, Aboyne (As phase 2 limited access to the site (in relation to the level of (From 2023) in the next housing it proposes) which could impact how LDP). effectively it integrates with the town. Connecting with M1 would be important for integration of the site to its surroundings. In addition, development of the site could affect the existing trees on the site as well as biodiversity within the adjacent ancient woodland. The site is not in close proximity to any services which may result in car dependency. It is considered that the landform and surrounding woodland would help contain landscape impacts. The site was previously subject to examination as part of a larger site (M85). The southern part of the site was allocated in the LDP as site M1, however it was concluded that ‘Any extension of development northwards would constitute large scale development in open countryside, which would have significant landscape and visual impacts. There is no justification for such large- scale housing within the timescale of the proposed Plan and there is no requirement for housing development post-2023’. MA030 3 residential units at Bal na The ancient woodland on the site and proximity to Coille, Aboyne. River Dee SAC provide some environmental constraints. Whilst the scale of the proposal is very small, the site is very sensitive. Part of the site lies within a protected area in the current LDP. Bal na Coille is a Category C Listed Building and any proposal should respect its setting. The site lies within Aboyne’s settlement boundary and should more appropriately be considered as an individual planning application. MA043 25 residential units on land The site contains a small area of flood risk in the adjacent to Allach wood, north and abuts ancient woodland/woodland to Aboyne in Phase 2 (from the west and the River Dee SAC to the north. In 2023). addition, there is a scheduled feature (and protected area in the current LDP) immediately to the south. Due to the protected area, the site may be slightly detached from the settlement. It is considered that the landform and surrounding woodland would help contain landscape impacts on the site. Access is provided from the south but improvements may be required to accommodate the increase in traffic and part of the access lies outwith the site. MA057 (2 Approximately 16 The sites are in close proximity to the River Dee sites) residential units on land at SAC and surrounding woodland, however are Birsemore, Aboyne.
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