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Report No 662/08

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Report No 662/08 Report No 662/08 ANGUS COUNCIL DEVELOPMENT STANDARDS COMMITTEE - 1 JULY 2008 PLANNING APPLICATION – LAND EAST OF CARLOGIE ROAD, CARNOUSTIE Grid Ref. No: 356332 : 736031 REPORT BY THE DIRECTOR OF INFRASTRUCTURE SERVICES Abstract: This report deals with planning application No 07/01682/OUT for the Formation of an Employment Area Comprising Class (4) Business, Class 5 (General Industry) and Class 6 (Storage and Distribution) Uses and Realignment of Carlogie Road for D J Laing (Homes) Ltd at Land East of Carlogie Road, Carnoustie. This application is recommended for approval subject to conditions and a Section 75 Legal Agreement. 1 INTRODUCTION 1.1 The applicant seeks outline planning permission for the formation of an employment area comprising Class (4) Business, Class 5 (General Industry) and Class 6 (Storage and Distribution) Uses as defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997) and Realignment of Carlogie Road at Land East of Carlogie Road, Carnoustie. 1.2 The site measures in excess of 15 hectares or thereby (150 000m²) excluding the area of the proposed road realignment and taking account of proposed road and landscaping works around the allocated industrial area. The site currently consists of a raised beach plateau to the north of an agricultural field of a dip slope nature which is graded slightly from north to south towards Carnoustie. The north boundary is defined by the intersection of Carlogie Road and Panbride Road which is lined by a mature stand of trees within which a mobile telecommunications mast in the style of a tree trunk is located. The southern boundary is defined by the line of contour change running north to south towards Carnoustie. 1.3 The site is bound to the west of Carlogie Road including the local ‘double bends’ landmark and to the east by Panbride Road. A small housing area focussed around Carlogie House(formerly Carlogie Hotel) and the track leading to Carlogie Farm also lies to the east. This area comprises a variety of individual dwellings ranging from modest bungalows on comfortable sites to a large country house standing in the remnant of its policies and lies beyond Carlogie Road. Two further dwellings lie immediately adjacent to the site on the east side of Carlogie Road comprising San Melito which is a large country house within a walled curtilage and its converted former coach house. These dwellings lie immediately to the south west of the site. 1.4 The application seeks to confirm the allocation of the site as employment land following the 2006 Public Local Inquiry into unresolved objections to the Finalised Angus Local Plan Review 2005. The application is in outline form although indicative layouts and Computer Generated Images (CGI) have been submitted. The indicative layout includes the realignment of the A930 Carlogie Road which would effectively 2 Report No 662/08 negate the need for vehicles to negotiate the ‘double bends’. This improvement was previously approved as part of approval ref: 99/00535/NOI. 1.5 The application has been advertised as a potential departure from the Development Plan. 2 RELEVANT PLANNING HISTORY 2.1 Application ref: 99/00535/NOI was submitted 25 May 1999. The application made provision for the upgrade of the existing A92 Dundee/Arbroath Rd to dual 2-lane road, the construction of the A930 Barry Bypass & Upper Victoria Link Road, and the realignment of the A930 Carlogie Road. The application was approved on 20 July 1999. 3 APPLICANT’S CASE 3.1 The applicant’s agent has submitted a supporting statement a full copy of which is available for reference in the Members’ Library. The statement outlines the sequence of events leading to the allocation of the site as a Council approved modification to the Finalised Angus Local Plan Review. The supporting statement highlights the merits of the site as follows: • Size: The proposed site adequately addresses the Structure Plan requirement for marketable land whilst also providing for the needs of relocating companies which currently operate within Carnoustie. Additionally, there is further scope for future enlargement to either the north or east should that be necessary. It should be noted that at this time, the possible enlargement areas do not form part of this application. • Site Configuration: The landform, existing mature trees and the proposed realignment of the link road from the A92 through a new cutting are to be used in combination to provide a division between the proposed Business Park (to the west of the link road) and the proposed industrial park to be established in a landscape setting to the east of the new road. • Strategic Location and Road Access: The Carlogie junction is grade separated and provides for good road access both to and from the site via the A92. This is regarded by the Council as the primary approach route for golfers and other visitors arriving into Carnoustie. In terms of improvement to this route, the site offers the added advantage of delivering one of the outstanding items of the A92 package. This route is one that the Council continue to identify as a priority project but has no funds to implement in the near future. • Access to Public Transport, Footways and Cycle Routes: The subject land has good footway and cycle access and is situated on the existing regular bus service to and from Dundee and Arbroath and beyond. • Visibility in the landscape (from the A92 and other vantage points): The subject land, whilst north of the ridge line which defines the raised beach head, it has the benefit of a belt of existing mature trees, many of which are proposed for retention and supplemented to provide effective screening when viewed from the south and from the north. The existing views from the A92 are very limited and 3 Report No 662/08 fleeting due to the intervening undulating landforms, the cutting of the main road and the existing trees. The proposal is to use this existing landform together with levelling/sculpting and bunding of the site and further landscaping in order to ensure that standard height industrial units would not be prominent, even when viewed from below the ridgeline immediately to the south. • Important points to note from the illustrated layouts and the sections are that there will not be any significant views of the site from the Panbride Village Conservation Area or from Panbride Road and its immediate housing. Furthermore, the proposed new alignment and cutting of the link road from the A92 to Carnoustie, whilst welcome in itself, will also provide a useful opportunity to act as a divide between the proposed new business park alongside the former Carlogie House Hotel to the west of the realigned road and the proposed industrial park to the east of it. With proposals for further screen planting and berms to the north and south of the site to supplement existing trees and the natural landform which contain the site, it is considered that these are robust landscape proposals. Clearly, the opportunity exists to offer the prospect of a new gateway to the town at the proposed entrance to the development and such potentials should not be missed. • Landscape Features and Scope for Mitigation/Screening: The illustrative drawings demonstrate how the existing landforms and mature trees which already exist can be utilised and supplemented by other measures, including site levelling, berms and further planting and the new link road, as outlined above, to provide satisfactory screening for a business park and an industrial park which does not detract from its gateway location at the entrance to Carnoustie. • Servicing: There are no servicing constraints and the site can be developed through available connections to the trunk sewer and other service providers. There are also several letters from potential occupiers of the site to the applicant offering support for the application attached to the statement. 4 CONSULTATIONS 4.1 The Archaeological Service of Aberdeenshire Council do not offer any objection to the proposal subject to a suspensive condition preventing work on site commencing until a programme of archaeological works has been undertaken. 4.2 The Head of Roads does not object to the proposal on the basis of flood risk but it is recommended that the developer agrees a formal drainage strategy with SEPA, Scottish Water and the Council prior to the submission of a detailed scheme for the site. 4.3 The Head of Roads has not objected to the proposal subject to several conditions relating to the submission of a Transport Assessment and the completion of proposed and conditional road alterations prior to the commencement of development. The Head of Roads has also indicated that the development of the site for the proposed purpose will necessitate the improvement of the standard of a section of the A930 road to the north of the proposed roundabout that lies outwith the indicated site. This will necessitate the signing of a Section 75 Legal Agreement between relevant parties. 4 Report No 662/08 4.4 The Head of Environmental and Consumer Protection does not object to the proposal however several conditions have been suggested in order to safeguard the residential amenities of nearby sensitive properties. 4.5 Scottish Water has not objected to the proposal. 4.6 SEPA offers no objection to the proposal. 5 LETTERS OF REPRESENTATION 5.1 Three letters of representation against the development have been received from two parties. The following points are made: • That the application is premature ahead of the adoption of the Finalised Angus Local Plan 2005: Unresolved objections to the Finalised Local Pan Review were considered during a Public Local Inquiry in 2006 where recommendations by Inquiry Reporters led to some modifications being agreed by the Council and duly published.
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