Please Use the LDP Name If the Site Is Already Allocated) Site Address Land to the East of Alford Lying South of the A944

4. Site Details Name of the site Meikle Endovie, Alford, Aberdeenshire. (Please use the LDP name if the site is already allocated) Site address Land to the east of Alford lying south of the A944. OS grid reference (if available) NJ 586 157 Site area/size 17.03 Ha. Current land use Agricultural Brownfield/greenfield Greenfield Please include an Ordnance Survey map (1:1250 or 1:2500 base for larger sites, e.g. over 2ha) showing the location and extent of the site, points of access, means of drainage etc.

5. Ownership/Market Interest Ownership are the sole owners of the site. (Please list the owners in question 3 above) Is the site under option to a Yes. developer? If yes, please give details The site is under option to Scotia Homes Limited. Is the site being marketed? No. It is already under option to a House-builder. If yes, please give details N/A

6. Legal Issues Are there any legal provisions in the title No deeds that may prevent or restrict development? If yes, please give details (e.g. way leave for utility providers, restriction N/A on use of land, right of way etc.) Are there any other legal factors that might No prevent or restrict development? (e.g. ransom strips/issues with accessing the If yes, please give details site etc.) N/A

7. Planning History Have you had any formal/informal No pre-application discussions with the The site has not been the subject of any pre-application Planning Service and what was the discussions. The intention is to promote it through the response? appropriate Local Development Plan process. Previous planning applications There have been no previous planning applications on the site. However, it was promoted through the 2012 and 2017 Local Development Plans. Previous ‘Call for sites’ history. Please provide Previous ‘Call for sites’/‘Bid’ reference See Main Issues Report 2013 at number: Ma034. www.aberdeenshire.gov.uk/ldp Local Development Plan status Is the site currently allocated for any specific use in the www.aberdeenshire.gov.uk/ldp existing LDP? No If yes, do you wish to change the site description and or allocation? N/A

2 8. Proposed Use Proposed use Housing/Local Retail/Community Uses Housing Approx. no of units 250 Proposed mix of house Number of: types  Detached: 53% all subject to masterplan  Semi-detached: 18%  Flats: 3%  Terrace: 26%  Other (e.g. Bungalows): Number of:  1 bedroom homes: 3% all subject to  2 bedroom homes: 20% masterplan  3 bedroom homes: 45%  4 or more bedroom homes: 32% Tenure Private with affordable housing provision. (Delete as appropriate) Affordable housing 25% or such other proportion as agreed in proportion accordance with Planning Policy requirements at the time of development. Employment Business and offices Indicative floor space: N/A General industrial Indicative floor space: N/A Storage and distribution Indicative floor space: N/A Do you have a specific N/A occupier for the site? Other Proposed use (please N/A specify) and floor space Do you have a specific N/A occupier for the site? Is the area of each proposed use noted in Illustrated on accompanying Masterplan. the OS site plan?

9. Delivery Timescales We expect to adopt the new LDP in 2021. 0-5 years  How many years after this date would you 6-10 years expect development to begin? (please tick) 10+ years When would you expect the development 0-5 years to be finished? (please tick) 6-10 years  + 10years Have discussions taken place with No financiers? Will funding be in place to cover If yes, please give details (e.g. bank facility, all the costs of development within these grant funding, secured loan etc.) Scotia Homes timescales Limited have a rolling bank facility to fund the development in question. Are there any other risk or threats (other No than finance) to you delivering your proposed development

3 10. Natural Heritage Is the site located in or within 500m of a RAMSAR Site No nature conservation site, or affect a Special Area of Conservation No protected species? Special Protection Area No Priority habitat (Annex 1) No Please tick any that apply and provide European Protected Species No details. Other protected species No Site of Special Scientific Interest No You can find details of these designations at: National Nature Reserve No  https://www.environment.gov.scot/ Ancient Woodland No  EU priority habitats at Trees, hedgerows and woodland No http://gateway.snh.gov.uk/sitelink/index (including trees with a Tree .jsp Preservation Order)  UK or Local priority habitats at Priority habitat (UK or Local No http://www.biodiversityscotland.gov.uk/a Biodiversity Action Plan) dvice-and-resources/habitat- Local Nature Conservation Site No definitions/priority/) Local Nature Reserve No  Local Nature Conservation Sites in the If yes, please give details of how you plan to LDP’s Supplementary Guidance No. 5 at mitigate the impact of the proposed www.aberdeenshire.gov.uk/ldp development: N/A

Biodiversity enhancement Please state what benefits for biodiversity Restoration of habitats this proposal will bring (as per paragraph Habitat creation in public open space  194 in Scottish Planning Policy), Avoids fragmentation or isolation of http://www.gov.scot/Resource/0045/004538 habitats 27.pdf) by ticking all that apply. Please Provides bird/bat/insect boxes/Swift  provide details. bricks (internal or external) Native tree planting  See Planning Advice 5/2015 on Drystone wall  Opportunities for biodiversity enhancement Living roofs at: Ponds and soakaways  www.aberdeenshire.gov.uk/media/19598/20 Habitat walls/fences 15 05-opportunities-for-biodiversty- Wildflowers in verges  enhancement-in-new-development.pdf Use of nectar rich plant species  Buffer strips along watercourses Advice is also available from Scottish Show home demonstration area Natural Heritage at: https://www.snh.scot/professional- Other (please state): advice/planning-and-development/natural- If yes, please provide details: Please see details at heritage-advice-planners-and-developers Q19. and http://www.nesbiodiversity.org.uk/.

11. Historic environment Historic environment enhancement Please state if there will be benefits for the Yes historic environment. If yes, please give details: Development of this site will negate the need to develop sites which may impact on the historic environment. Does the site contain/is within/can affect any Scheduled Monument or their No of the following historic environment assets? setting Please tick any that apply and provide Locally important archaeological site No details. held on the Sites and Monuments You can find details of these designations at: Record  http://historicscotland.maps.arcgis.com/a Listed Building and/or their setting Yes pps/Viewer/index.html?appid=18d2608ac Conservation Area (e.g. will it result No 1284066ba3927312710d16d in the demolition of any buildings)  http://portal.historicenvironment.scot/ Inventory Gardens and Designed No  https://online.aberdeenshire.gov.uk/smrp Landscapes ub/master/default.aspx?Authority=Aberd Inventory Historic Battlefields No eenshire If yes, please give details of how you plan to mitigate the impact of the proposed development: Balfluig Castle and Cottage lie to the south and south east of the site but their setting will not be impacted. Please see details at Q19.

12. Landscape Impact Is the site within a Special Landscape Area No (SLA)? If yes, please state which SLA your site is located (You can find details in Supplementary within and provide details of how you plan to Guidance 9 at mitigate the impact of the proposed www.aberdeenshire.gov.uk/ldp) development: N/A

SLAs include the consideration of landscape If your site is not within an SLA, please use character elements/features. The this space to describe the effects of the site’s characteristics of landscapes are defined in scale, location or design on key natural landscape the Landscape Character Assessments elements/features, historic features or the produced by Scottish Natural Heritage (see composition or quality of the landscape below) or have been identified as Special character: Landscape Areas of local importance.  SNH: Landscape Character Assessments Please see details at Q19. https://www.snh.scot/professional- advice/landscape-change/landscape- character-assessment  SNH (1996) Cairngorms landscape assessment http://www.snh.org.uk/pdfs/publications/ review/075.pdf  SNH (1997) National programme of landscape character assessment: Banff and Buchan http://www.snh.org.uk/pdfs/publications/ review/037.pdf

 SNH (1998) South and Central Aberdeenshire landscape character assessment http://www.snh.org.uk/pdfs/publications/ review/102.pdf

13. Flood Risk Is any part of the site identified as being at No risk of river or surface water flooding within If yes, please specify and explain how you intend SEPA flood maps, and/or has any part of the to mitigate this risk: N/A site previously flooded?

(You can view the SEPA flood maps at http://map.sepa.org.uk/floodmap/map.htm) Could development on the site result in No additional flood risk elsewhere? If yes, please specify and explain how you intend to mitigate or avoid this risk: N/A

Could development of the site help alleviate No any existing flooding problems in the area? If yes, please provide details: N/A

14. Infrastructure a. Water / Drainage Is there water/waste water capacity for the Water No proposed development (based on Scottish Water asset capacity search tool http://www.scottishwater.co.uk/business/Conn Waste water No ections/Connecting-your-property/Asset- Capacity-Search)? Has contact been made with Scottish Water? Yes If yes, please give details of outcome: Response awaited.

Will your SUDS scheme include rain gardens? Yes http://www.centralscotlandgreennetwork.org/c Please specify: Dependent on topography and ampaigns/greener-gardens ground conditions.

b. Education – housing proposals only Education capacity/constraints Please provide details of any known education https://www.aberdeenshire.gov.uk/schools/pare constraints. Is additional capacity needed to nts-carers/school-info/school-roll-forecasts/ serve the development? Yes, school extensions will be required and has been factored into the development proposals. Has contact been made with the Local Yes, correspondence with Education Services Authority’s Education Department? confirm they would have no objection subject to appropriate contributions. Please see details at Q19. c. Transport If direct access is required onto a Trunk Road No (A90 and A96), or the proposal will impact on If yes, please give details of outcome: N/A.

traffic on a Trunk Road, has contact been made with Transport Scotland? Has contact been made with the Local Yes Authority’s Transportation Service? If yes, please give details of outcome: Confirm They can be contacted at that two points of access are required and [email protected] that individual houses can take frontage access v.uk from A944. Please see details at Q19. Public transport Please provide details of how the site is or could be served by public transport: Please see details at Q19.

Active travel Please provide details of how the site can or (i.e. internal connectivity and links externally) could be accessed by walking and cycling: Please see details at Q19. d. Gas/Electricity/Heat/Broadband Has contact been made with the relevant Gas: No, there is no mains gas available in utilities providers? Alford. If yes, please give details of outcome(s): N/A Electricity: No If yes, please give details of outcome(s): Network connection available. Heat: No – There are no existing heat networks within the village. If yes, please give details of outcome(s): N/A Broadband: Yes If yes, please give details of outcome(s): Network connection available. Have any feasibility studies been undertaken to No understand and inform capacity issues? Please specify: N/A

Is there capacity within the existing network(s) Yes and a viable connection to the network(s)? Please specify: Utilities are available adjacent to the site and there is no constraint to development.

Will renewable energy be installed and used on Yes the site? If yes, please specify the type of renewable For example, heat pump (air, ground or energy technology(s), if it is to provide water), biomass, hydro, solar (photovoltaic electricity and/or heating (i.e. space heating (electricity) or thermal), or a wind turbine and/or hot water), and the scale of provision (freestanding/integrated into the building) (To supplement off-site connection all the way to 100% energy provision (off-grid)): Air source heat pumps will be installed. e. Public open space Will the site provide the opportunity to Yes enhance the green network? (These are Please specify: There will be scope to connect the linked areas of open space in settlements, with the adjoining development to the west which can be enhanced through amalgamating and the wider countryside to the east. Please existing green networks or providing onsite see details attached at Q19. green infrastructure)

You can find the boundary of existing green networks in the settlement profiles in the LDP Will the site meet the open space standards, as Yes set out in Appendix 2 in the Aberdeenshire Please specify: Open space provision and the Parks and Open Spaces Strategy? nature of that provision will be in accordance https://www.aberdeenshire.gov.uk/media/6077/ with the standards set by Aberdeenshire approvedpandospacesstrategy.pdf Council. Please see details at Q19. Will the site deliver any of the shortfalls Yes identified in the Open Space Audit for Please specify: A substantial area of open specific settlements? space is provided to the south of the proposal https://www.aberdeenshire.gov.uk/communities site with footpath linkages to the east and -and-events/parks-and-open-spaces/open- scope for linkage to the adjoining development space-strategy-audit/ currently allocated to the west. Please see details at Q19. f. Resource use Will the site re-use existing structure(s) or Yes recycle or recover existing on-site If yes, please specify: Existing site materials will materials/resources? be used to prepare the site for development. Will the site have a direct impact on the water No environment and result in the need for If yes, please provide details: N/A. watercourse crossings, large scale abstraction and/or culverting of a watercourse?

15. Other potential constraints Please identify whether the site is affected by any of the following potential constraints: Aberdeen Green Belt No https://www.aberdeenshire.gov.uk/media/20555/appendix-3- boundaries-of-the-greenbelt.pdf

Carbon-rich soils and peatland No http://www.snh.gov.uk/planning-and-development/advice-for- planners-and-developers/soils-and-development/cpp/ Coastal Zone No https://www.aberdeenshire.gov.uk/media/20176/4-the-coastal- zone.pdf Contaminated land No Ground instability No Hazardous site/HSE exclusion zone No (You can find the boundary of these zones in Planning Advice 1/2017 Pipeline and Hazardous Development Consultation Zones at https://www.aberdeenshire.gov.uk/planning/plans-and- policies/planning-advice/ and advice at http://www.hse.gov.uk/landuseplanning/developers.htm) Minerals – safeguarded or area of search No https://www.aberdeenshire.gov.uk/ldpmedia/6 Area of search and safeguard for minerals.pdf Overhead lines or underground cables No Physical access into the site due to topography or geography No Prime agricultural land (grades 1, 2 and 3.1) on all or part of the site. Yes http://map.environment.gov.scot/Soil maps/?layer=6

‘Protected’ open space in the LDP (i.e. P sites) No www.aberdeenshire.gov.uk/ldp and choose from Appendix 8a to 8f Rights of way/core paths/recreation uses No Topography (e.g. steep slopes) No Other No

If you have identified any of the potential constraints above, please use this space to identify how you will mitigate this in order to achieve a viable development:

Much of the site is Grade 3.1, prime agricultural land. In terms of Scottish Planning Policy where development is an essential component of the settlement strategy its loss can be justified.

Please see details at Q19.

16. Proximity to facilities How close is the site to Local shops 400m-1km a range of facilities? Community facilities (e.g. school, 400m-1km public hall) Sports facilities (e.g. playing fields >1km Employment areas 400m-1km Residential areas <400m Bus stop or bus route <400m Train station >1km Other, e.g. dentist, pub (please 400m-1km specify) (Restaurant/Pub/Takeaway)

17. Community engagement Has the local community been given the Not yet opportunity to influence/partake in the design and specification of the development proposal? If yes, please specify the way it was carried out and how it influenced your proposals: N/A

If not yet, please detail how you will do so in the future: Meetings with the Community Council and public exhibition of development proposals.

18. Residual value and deliverability Please confirm that you have considered the I have considered the likely ‘residual value’ of ‘residual value’ of your site and you are the site, as described above, and fully expect confident that the site is viable when the site to be viable: infrastructure and all other costs, such as constraints and mitigation are taken into Please tick:  account.

If you have any further information to help demonstrate the deliverability of your proposal, please provide details.

A development appraisal has been carried out having regard to infrastructure requirements and potential developer obligations. This confirms that the development is viable and deliverable. A copy of this is attached at Appendix 3 and requires to be treated in confidence.

19. Other information Please provide any other information that you would like us to consider in support of your proposed development (please include details of any up-to-date supporting studies that have been undertaken and attach copies e.g. Transport Appraisal, Flood Risk Assessment, Drainage Impact Assessment, Peat/Soil Survey, Habitat/Biodiversity Assessment etc.)

FURTHER DETAILS IN RESPONSE TO SPECIFIC QUESTIONS RAISED IN THE BID FORM

Introduction

This Development Bid is submitted in response to a call for sites by Aberdeenshire Council to be considered for inclusion within the Aberdeenshire Local Development Plan (LDP) 2021. The land which is the subject of this Development Bid is owned by and is under option to . The Bid is submitted on their behalf.

Scotia Homes Ltd are a local housebuilder who have carried out many successful development projects throughout Aberdeen City and Aberdeenshire. Their portfolio ranges from luxury city centre apartments to large, detached family homes. They build approximately 120 new homes per annum and employ over 200 people in the north east. Being local, their developments reflect the character of the areas in which they are built, creating quality places.

The detail provided below expands, where necessary, on the response to each of the questions set out above. An indicative Masterplan has been prepared to accompany the Bid and requires to be referred to in conjunction with this and the Response Form. Additional supporting information is attached and is referenced in the text below.

Q4. Site Details

The land proposed for development enjoys an attractive location to the east of Alford on the main A944 approach from Aberdeen. The overall site, which is presently in arable agricultural use, extends to approximately 17.3 hectares or thereby. The developable area which has been defined to align with the existing settlement boundary to the west, extends to 13.3 hectares. The balance of the land lying to the south will be retained as landscaped open space.

The site presently comprises two field parcels defined by drystane dykes and post and wire fences. In topographic terms the land rises very gradually from a low point of around 140.0m AOD in the north west corner of the site to around 156.0m AOD in the south eastern corner of the site before falling away again to the south and west.

The site is bound to the north by the A944 with a row of housing beyond that. The boundary is formed by a drystane dyke and post and wire fence. The eastern limit of the site is defined by the statue of the Aberdeen Angus bull which sits adjacent to the A944 and effectively acts as a gateway to Alford. The eastern boundary is formed by a drystane dyke and post and wire fence running north - south. Beyond the site to the east lies further agricultural land.

Cont./

To the south, the boundary is again defined by a drystane dyke and post and wire fence with agricultural land beyond whilst to the west it is similarly defined with the land lying beyond allocated in the extant Local Development Plan for the development of 60 homes. That site is scheduled for development by Kirkwood Homes Ltd.

Having been in intensive agricultural use, the only vegetation and areas of habitat bio-diversity are found along the field boundaries. There is no woodland present on the site.

An Ordnance survey plan of the site highlighting the boundaries, is attached at Appendix 1. An indicative Masterplan is attached at Appendix 2.

Q5. Ownership/Market Interest

The site is owned by , and is under option to .

Q6. Legal Issues

confirm that there are no ‘ransoms’ which would restrict access from the A944. Furthermore, they are not aware of any other legal impediments that would restrict the development of the land.

Q7. Planning History

The site, or part of the site, was promoted through the 2012 and 2017 Local Development Plan processes. The Main Issues Report (MIR) for the 2012 Plan identified the site under Reference M95. It considered that “…allocating development to Meikle Endovie (M95) would consolidate the entrance to the town from the east, and impact less on Balfluig Castle than Wellhead (M79), but both these site are at some distance from the village centre”.

The Council chose not to allocate the site in the proposed LDP 2012 as there was limited scope for any new housing allocations in Alford at that time. The Reporter at the Examination in Public into the LDP concluded that “…the development of Site M95 would extend housing further eastwards along the A944. Whilst there is a ribbon of houses along the north side of the A944 leading out of Alford, the site comprises open fields on the south side of the A944 and any development in this location would have a major impact on the approach to Alford from the east. Without the prior development of that part of Site M79 referred to above, development on site M95 would appear detached from the urban area of Alford. It is considered that, with the allocation of the BUS site for a mixed development, including housing, sufficient housing land is available to serve the local needs of Alford. Any decision on the allocation of further land for housing should await a review of the Local Development Plan”. The release of the site was, therefore, not considered appropriate at that time due to the existing sites in Alford that had still to be delivered.

A further Development Bid was submitted in respect of the 2017 LDP process. The MIR in respect of that plan allocated it Reference Ma034, but it was not highlighted as an Officer’s preference for development. The MIR considered that development of the scale proposed was likely to cause significant visual implications from the eastern approach to the town. It recommended that should any part of the site be brought forward, it is done so prior or in conjunction with Ma036. Site Ma036 lies immediately to the west of the proposal site.

The site was considered at the Examination in Public into the Plan. In his conclusions, the Reporter noted that “…the site is visually prominent, but I do not consider that the site should be deemed unsuitable in principle on this basis; sensitive siting, design and landscaping may be capable of satisfactorily mitigating potential adverse impacts upon the town’s landscape setting”. The Reporter went on to conclude that “…in order to achieve a satisfactory relationship with the town, intervening land (bid site Ma036) would need to be developed”.

Cont./

The Reporter was of the opinion that allocating the Bid site in addition to Site Ma036 would be of a strategic rather than local scale and as such, concluded that the allocation of the proposal site would be inconsistent with the strategy of the Local Development Plan and its location was not justified at that time. Consequently, he recommended the allocation of the adjoining site, Ma036, for 60 homes. That site is presently identified as OP5 in the extant LDP 2017.

It is clear from the Reporter’s findings that he considered it capable of development through sensitive siting, design and landscaping.

Q8. Proposed Use

The proposal is for a residential led development with associated access, infrastructure, public open space and landscaping. The accompanying indicative Masterplan at Appendix B, considers the site capable of accommodating around 250 units. This would comprise detached, semi-detached, terraced, and flatted properties. A total of 8 flats are envisaged providing commercial units at ground floor level providing an element of retail provision serving the east of Alford.

The development would be based on the ‘Designing Streets’ principle with a grid pattern of streets providing formal landscaped village squares fronted by residential development, all served by through routes. Three points of access would be provided from the A944 and those houses fronting the A944 would benefit from direct access similar to those on the north side of the road. This arrangement has been discussed and agreed with Aberdeenshire Council’s Roads Service. Scope for linkage with the adjacent development to the west would also be provided for in the layout.

Areas of formal landscaping and open space are created within the developable area. More informal areas are located on the periphery of the development. To the east a landscape buffer is provided to create a gateway feature to the village and provide a long term defensible boundary. Footpaths would meander through this area to connect with other peripheral landscaped areas, particularly to the south. In this area a substantial landscape buffer and wildlife corridor is proposed, which will act as a transition from the urban area to the countryside. It will further safeguard the setting of Balfluig Castle to the south. To the west, a landscape buffer will be provided along the existing burn corridor with a sustainable urban drainage detention basin located in the lowest point at the north east corner of the site adjacent to that provided for the recent Kirkwood Homes developments.

Q9. Delivery Timescales

It is considered that the development could commence in the first 5 year period of the LDP. At an anticipated build rate of 25 units per annum it would be completed post-2031.

Q10. Natural Heritage

The site is not affected by any natural heritage or nature conservation interests.

Given the previous intensive agricultural use there is little of ecological interest in the site. This is presently confined to field boundaries and along the banks of the burn which bounds the site to the west lying within the site currently allocated for development.

The development provides an opportunity to significantly enhance bio-diversity through an increased landscape buffer adjoining the burn to the east with substantial areas of open space and landscape planting, with native species to the south and east of the site. These would link with other areas of open space within the development providing wildlife corridors around and through the site to connect with the wider area. The indicative Masterplan demonstrates the means by which this can be achieved.

Q11. Historic Environment

There are no Listed Buildings or Scheduled Monuments within the site. There are also no known archaeological interests on the site.

Cont./

The only Listed buildings close to the site are those of Balfluig Castle and Cottage immediately to the south. These properties lie approximately 450m from the southern edge of the proposed development. Given the distance, topography and intervening landscaping, the setting of these properties will not be adversely affected by the development proposed. The indicative Masterplan highlights a substantial area of landscaped open space immediately to the south of the proposed development.

Q12. Landscape Impact

The site is not located within any of the Special Landscape Areas identified in the Local Development Plan, nor does it lie within any area of landscape significance. Notwithstanding, it has been subject to detailed analysis through the Masterplan process to ensure that landscape and visual impacts are minimised. The development would involve a natural and logical extension to the existing housing to the north, respecting the scale and character of the surrounding development. The design of the development would be in keeping with the scale and character of the existing settlement whilst ensuring that the new development has a distinct character and identity, promoting a well integrated, and well designed mix of new housing of different types and tenures.

The location of the site on the main approach to Alford from the east is recognised. As a consequence, a gateway feature is located at the entrance to the village with a wide landscaped buffer strip extending southwards providing a long term defensible boundary to further development. It provides a wildlife and recreational corridor softening the transition between the urban development to the west and the rural landscape to the east. Similarly, to the south a wide landscaped area is proposed, again to allow that gradual transition and also to maintain separation between built development and Balfluig Castle to the south.

Q13. Flood Risk

The Buckie Burn drains a catchment area of approximately 3km² and flows in a northerly direction along the western site boundary before crossing below the A944 and draining into the Knowehead Burn. An extract from SEPA’s indicative flood map confirms the proposed site is located outwith areas identified as being susceptible to fluvial or surface water flooding.

Cont./

Each of the above sources of flood risk have been individually assessed resulting in a generous landscape buffer being proposed along the western boundary. This together with the site rising to the south east, ensures the development will not be at a high risk of flooding. To the southwest corner of the site, outwith the developable land, there is a small area susceptible to surface water (pluvial) flooding. As a consequence of this, together with the proximity of the Buckie Burn, a Flood Risk Assessment will be provided as part of any future planning application.

Q14. Infrastructure

As acknowledged by the extant LDP 2017, water and drainage provision is currently at or near capacity. The trunk water main serving Alford requires upgrade, as does the waste water treatment works. A growth project has been initiated by Scottish Water to take account of all development up to 2027. Consequently, there is scope to allow for the development of the proposal site. Connections to both water supply and drainage are available on the A944.

As regards surface water drainage, the intention is to develop an overall drainage solution at the outset, which fully integrates with the amenity space and surrounding landscape. The sustainable drainage system (SUDS) measures proposed will be designed to contain the run-off volumes generated by critical rainfall events. Surface water will be attenuated and discharged at a controlled rate, not exceeding the greenfield run-off rate. This will mimic the natural drainage of the catchment and mitigate many of the adverse effects of surface water run-off from urban development.

It is considered that the site characteristics and development layout encourage the use of gravel filter trenches/swales (source control), together with strategically located retention basins to provide the required level of treatment for a development of this nature. Consideration will also be given to the use of rain gardens, depending upon the layout and orientation of gardens, as well as ground conditions.

In terms of education provision, the 2017 based school roll forecasts highlight that both Alford Academy and Alford Primary School are at or near capacity at 2022. Correspondence with the Education Service confirms that an extension to the new primary and secondary campus will be required. However, the new campus has been designed to accommodate such an extension and the Education Service advise that they would not object to the scale of development proposed subject to appropriate developer contributions.

Cameron Ross, Engineers have also considered the transport implications of the proposed development. It is capable of being accessed from three new priority junctions off the A944. The site itself will benefit from an internal road network to maximise permeability and provide access to the wider road network. Provision will also be made for a vehicular access to the proposed development site to the west.

The proposals have been subject to discussion with Aberdeenshire Council’s Transportation Team and it is envisaged that the urban expansion along the A944 corridor will reinforce the existing 30mph speed limit and gateway creating a safe and accessible development. Driveway access onto the A944 in this instance is considered acceptable replicating similar access to existing properties on the north side of the A944. A new footway along the site frontage connecting into the existing footway network to the west together with two new pedestrian refuge islands on the A944 will help to reduce vehicle speeds and also provide access to the bus stop on the north side of the road and at the east end of the site.

The internal road design will adopt the ‘Designing Streets’ philosophy set out within the Scottish Government Policy documentation introduced in 2010. This will involve shared surface carriageways introducing “courtyard” areas, and using hard and soft landscaping to visually soften the development. The proposed street design will adopt features, such as landscaping, on street parking for visitors, shared (communal) courts, reduced lengths of road, differing surface materials, block and squares, and minimise junction radii. These enhanced streets will encourage pedestrian accessibility providing a visual and physical cue encouraging lower vehicle speeds.

Cont./

Public transport services are available on the A944 which forms the northern boundary of the site. It provides the main approach to the town from the east providing regular connections to Aberdeen with the centre of Alford. Existing bus stops with stop flags and up-to-date timetable information are located adjacent to the site thereby ensuring future residents lie within 400m of a public transport services.

Provision will also be made for pedestrian connections westwards towards the main village and the facilities and services in the village centre which lie within a 10 minute walk. This will primarily be along the A944 frontage, but will also enable connection through the development allocated to the west. An informal footpath network will also be included around the periphery of the development with a connection westwards to the small residential development at Craigshannoch to the east. The site is also well located to encourage travel by bicycle with the entire village falling within a 10 minute cycle catchment (2,500m).

No mains gas services are available within Alford. Similarly, there are no existing heat networks within the village.

Contact has been made with Scottish & Southern Energy to establish the availability of power supplies to the village. A formal response is awaited, but it is not anticipated that this will be an impediment to development. Similarly, BT have been contacted and confirmation of broadband availability is awaited. However, regardless of their response, alternatives are available.

Whilst it is not the intention to install site wide renewable energy, appropriate technologies available at the time will be used to deliver reduced energy consumption and heat generation to individual properties. This is likely to involve air source heat pumps, as used elsewhere by Scotia Homes.

The open space standards set by Aberdeenshire Council will be met by the proposed development. This will comprise formal landscaped squares and parkland areas within the development and substantial areas of landscaped amenity space on the periphery of the development and particularly, to the south. This will also provide footpath connections to the east and the wider countryside area and also to the west to link with the adjoining development currently allocated in the extant LDP 2017.

Existing top soil and sub-soils will be reused within the site, thereby ensuring no materials require to be deposited off site and that imported materials are kept to a minimum.

The development of the site will have minimal impact on the water environment. There are no notable water courses within the site. A burn runs beyond the site’s western boundary. This will require to be bridged to allow connection with the development to the west. However, the extent of culverting will be kept to a minimum and a buffer strip adjacent to the burn will ensure that it is not adversely impacted by the proposed development.

Q15. Other Potential Constraints

The majority of the site is classed as prime agricultural land falling within land capability for agriculture Class 3.1. However, where development is proposed as an essential component of the Settlement Strategy, its loss is considered acceptable in terms of Scottish Planning Policy. This was acknowledged elsewhere by the Reporter at the Examination in Public into the 2017 Local Development Plan.

There are no other constraint to the development of the site.

Q16. Proximity to Facilities

With a population of around 2,000, and serving a wide rural hinterland, Alford contains a significant range of rural services. These include a new Community Campus comprising a primary and secondary school, swimming pool, and community facilities. It also provides a range of shops, restaurants, bars and takeaways, as well as the well visited Grampian Transport Museum. An 18-hole Golf Course immediately adjoins the village, as does the Haughton Country Park.

Cont./

15 The availability of a range of services locally, and within walking and cycling distance, is a major factor in determining sites for development. The site at Meikle Endovie would address the criteria specified within SPP with regard to discouraging use of the private car. Importantly, the site lies within 400m walking distance of public transport and within the 1,600m threshold distance to local services and facilities. The location of employment land to the west of the development would create opportunities for people to live and work in the village. The development itself would help sustain the range of facilities and services currently available within the village.

Q17. Community Engagement

To date, there has been no community engagement held in relation to this Bid.

Should the site be preferred for development through the Main Issues Report, Scotia Homes Ltd would be pleased to meet with the Community Council to explain their proposals and hold a Public Consultation event to enable the public to make informed comment at the Main Issues Report stage.

Please tick to confirm your agreement to the following statement: 

By completing this form I agree that Aberdeenshire Council can use the information provided in this form for the purposes of identifying possible land for allocation in the next Local Development Plan. I also agree that the information provided, other than contact details and information that is deemed commercially sensitive (questions 1 to 3), can be made available to the public.

16 Appendix 1

22 22

18 18

STEWART

CRESCENT

Sculpture 17

14 14

12 12 Lyndovie Wood Villa

STEWART ROAD

19 19 Rhiconich Drain Castle

5 View

15 Beechgate

11 11 Marae 1 Monach

STEWART WALK Existing Settlement Boundary

11 8 15

Birch Hills

The Firs 19

19 Ben Newe

144.4m

24 24

23a 2

23 Hillview 1 1

21a ABERDEEN ROAD Buckie Burn 21

Braikley Cottage

7 3 Arcadia 140.4m Proposed Site

Drain

CASTLE ROAD

1 6 Existing Settlement Boundary 6

BALFLUIG VIEW

1 1

8 8

12 12

15 15

NORTH

0m 50m 100m

Project Michael Gilmour Associates Local Development Plan Bid 22 Rubislaw Terrace telephone Aberdeen 01224 643117 Land at Meikle Endovie, Alford AB10 1XE facsimile for [email protected] 01224 639719

Drawing Date Feb 18 Scales 1:2500 @A1 Existing Site Plan Project Nr. 1319ADrawing Nr. 001

Drawn Checked Approved Revision Appendix 2 4 1km isochrone from town centre 9

STEWART (Co-op at Mart Road)

CRESCENT

Sculpture 17 A944 to Aberdeen >

14 12 Lyndovie Wood Villa

STEWART ROAD 19 Rhiconich Drain Castle

5 View

15 Beechgate 11 Marae 1 Monach NORTH STEWART WALK

11 8 15

Birch Hills

The Firs 19 Ben Newe

4 4m Site Boundary 24

23a 2 23 Hillview 1 Current Settlement

21a ABERDEEN ROAD Boundary Buckie Burn 21 Overhead Electricity Vehicular & pedestrian connection to 17 Cable Routes existing services in the town centre 11 13

Braikley BT Routes Cottage (Overhead Lines)

7 3 Arcadia Field Drainage

140.4m & Overland Water

Existing Paths & Tracks

Drain Contours (0.5m) The site rises gradually from the lowest point at the north west corner to highest Existing SUDS for point in the south east corner adjacent development 400m isochrone from town centre (Co-op at Mart Road)

Pedestrian connection to existing Proposed Residential Development & services in the town centre Associated Infrastructure - Kirkwood Homes Application Ref: ENQ/2016/1758.

CASTLE ROAD

1 6

BALFLUIG VIEW

1 8

12 15 theoretical edge of development in line with site boundaries of adjacent developments

Vehicular & pedestrian connection to existing services in the town centre

0m 50m 100m

Project Michael Gilmour Associates Local Development Plan Bid 22 Rubislaw Terrace telephone Aberdeen 01224 643117 Land at Meikle Endovie, Alford AB10 1XE facsimile for . [email protected] 01224 639719

Drawing Date Feb 18 Scales 1:1250 @A1 Analysis & Constraints Project Nr. 1319ADrawing Nr. 002

Drawn Checked Approved Revision 4

STEWART

CRESCENT

Sculpture 17

14 12 Lyndovie Wood Villa

STEWART ROAD 19 Rhiconich Drain Castle

5 View

15 Beechgate 11 Marae Pedestrian connection to existing walking route 1 Pedestrian links to ex. footpath Monach to bull statue and Alford 'gateway' with park NORTH STEWART WALK via refuge islands street bench seating at northern side of the road.

11 8 15

Birch Hills

The Firs 19 Ben Newe

Walking route along landscape buffer to shelter and soften Site Boundary

144 development impact on views when entering Alford. 24

23a 2 23 Hillview 1 Current Settlement

21a ABERDEEN ROAD Boundary Buckie Burn 21 Tree lined routes 17

11 & boulevards

Braikley Vehicular & Cottage Street access and driveways Pedestrian Routes to existing 30mph route to 7 3 affirm reduced speed area Arcadia Field Drainage

140.4m & Overland Water

Pocket parks to provide Pedestrian Routes landscape and amenity Drain space within main Open Space & development area Structural Landscape

Walking route along landscape buffer and wildlife corridor adjacent to Buckie Burn

1 CASTLE ROAD Pedestrian connection to existing farm and steadings at Meikle Endovie - Steadings have Proposed Residential Development planning permission for residential conversion.

6 & Associated Infrastructure

Application Ref: ENQ/2016/1758.

BALFLUIG VIEW 1

8 Potential vehicular & pedestrian connection to future development 13 area across existing Buckie Burn Large area of open space with structural planting

to act as buffer to views to Balfluig Castle & 12

15 provide significant & usable open space

0m 50m 100m

Drawing Date Feb 18 Scales 1:1250 @A1 Strategy Project Nr. 1319ADrawing Nr. 005

Drawn Checked Approved Revision 4

STEWART

CRESCENT

Sculpture 17

14 12 Lyndovie Wood Villa

STEWART ROAD 19 Rhiconich Drain Castle

5 View

15 Beechgate 11 Existing street layout mimicked to strengthenMarae nature 1 of the road and aid vehicular speedMonach reduction NORTH STEWART WALK

11 8 15

Birch Hills

The Firs 144.4m

19 Ben Newe 24

23a 2

23 Hillview 1

21a ABERDEEN ROAD Significant landscape strip to soften visual Buckie Burn 21 impact on approach from east.

17 11 Landscape areas on periphery are connected 13 to provide wildlife corridors and potential new Braikley Cottage Park habitat.

7 3 Existing drystone dykes around boundaries are Arcadia proposed to be retained and repaired where 140.4m SUDS necessary.

Drain

Wildlife corridor at existing burn Park

Park

Proposed Residential Development & Associated Infrastructure 1 Application Ref: ENQ/2016/1758.

CASTLE ROAD 6

BALFLUIG VIEW 1

Connection across burn to

8 Landscape Buffer & Wildlife Corridor adjacent future residential

13 development site

12 15 Public Open Space

0m 50m 100m

Drawing Date Feb 18Scales 1:1250 @A1 Masterplan Project Nr. 1319ADrawing Nr. 010

Drawn Checked Approved Revision