Representation to FIFEplan Main Issues Report

March 2013

Thornton Main Street

Balgonie Estates Ltd Balgonie Estates Ltd

1. Introduction

1.1 This submission is made on behalf of Balgonie Estates Ltd per

Muir Smith Evans, 23 Castle Street, , EH2 3DN, [email protected] 0131 225 7243

In respect of site Candidate site LDP – THO003

1.2 This submission has been informed by site visits, survey and input from the following team:

Muir Smith Evans Planning Development potential

SIAS Transportation

Goodson Associates Services/Utilities Flood risk/Drainage/Ground Conditions

7N Architects Previous initial landscape assessment work has also been undertaken and the initial sketch masterplan and concept design input has been provided for this submission by 7N.

Balgonie Estates Ltd 2. MIR key questions

2.1 Question 2 - Balgonie Estates supports the general approach to the spatial strategy outlined by Option 1 to maintain flexibility across a diverse and large planning authority area. It would be inappropriate to have a single spatial strategy where the landscape, topography, geography and identity are so diverse. Balgonie Estates supports the findings of the Spatial Strategy Technical Paper.

2.2 Question 6 – The Thonton site subject to this representation is consistent with a strategy for urban consolidation. It would represent partial infill development within the existing settlement boundary and provide significant visual and environmental benefits. There is opportunity for access improvements for vehicles, cyclists and pedestrians, provision of open space and play facilities. The site is well located and well defined by boundary features. Balgonie Estates therefore agree with the approach outlined by Question 7.

2.3 Opportunity site LDP – THO003 should continue to be identified by FIFEplan as an allocation for housing consistent with the spatial development strategy outlined. The remainder of this submission assesses the suitability of the site for development as required by Question 8.

2.4 In terms of FIFEplan’s preferred approach outlined in Question 10, setting a housing land requirement at 1,000 houses per year, Balgonie Estates suggest that this could be too low based on annualised average housing land requirement by housing market area. FIFEplan should seek to encourage new development and investment and provide a flexible approach to individual sites being developed in phases to establish the capacity of sites to deliver unit numbers at appropriate densities.

Balgonie Estates Ltd 3. Site & surroundings

3.1 The site extends to some 5.4 hectares and lies within the settlement of Thornton to the south of . The site is greenfield and there are existing and new housing areas to the south, west and on the northern side of the Lochty Burn and access track that forms the northern boundary of the site. The eastern boundary is formed by a row of mature trees that form the existing field boundary with the A92 road embankment lying beyond.

3.2 The site is located close to existing local services and shops and within walking distance of the school and railway station.

3.3 The Lochty Meadows development by Raith Developments lies on the land to the north of the Lochty Burn. This development is for a mix of detached housing and three storey flatted development. In terms of the overall pattern of development, the site represents an opportunity for expansion within an existing settlement boundary.

3.4 The adjacent areas are residential in character along the Main Street and Beech Avenue/Donald Crescent to the south. The primary school and Memorial Public Park lie to the south of Station Road and the railway station (Glenrothes with Thornton) lies to the southern edge of the park area. The main street in Thornton runs north south and comprises mainly traditional single storey properties directly fronting onto the main street.

The Raith Developments site that lies further north

Balgonie Estates Ltd 4. Land use planning

4.1 Scottish Government advice on creating place and key design principles support the sensitive development of such a site. The Scottish Government publish a series of Planning Advice Notes on Best Practice aimed to provide planning authorities and applicants guidance on shaping future developments. These are important documents and are material considerations in the determination of planning applications and in considering allocations through the development plan process.

4.2 They specifically relate to good practice and should inform planning authorities and applicants alike.

Designing Streets

4.3 Designing Streets was the first policy statement in Scotland for street design and marks a change in the emphasis of guidance on street design towards place-making and away from a system focused upon the dominance of motor vehicles. Designing Streets promotes the development of places which are well integrated with adjacent land uses and requires that they are highly permeable, particularly for non-car based travel modes.

PAN 67 - Housing Quality

4.4 PAN 67 recognises that the planning process has an essential role to play in ensuring that the design of new housing reflects a full understanding of its context – in terms of both physical location and market conditions; the design of new housing reinforces local and Scottish identity; and, new housing is integrated into the movement and settlement patterns of the wider area.

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4.5 The guidance states that many people also want to live in a place that has a distinct identity, rather than one that could be anywhere, and that every development should be part of a place with a mix of uses…every development should be planned and designed as part of a place that does more than just house people. It also recognises that the design of a successful place will begin with understanding how new housing can be connected to the movement patterns (streets and routes) and settlement patterns (street blocks and layouts) of an area. The combination of layout of buildings, streets and spaces should create local identity and character.

PAN 83 – Masterplanning

4.6 PAN 83 and PAN 68 both recognise context as a critical starting point. Development should be contained and should not be linear or sprawl or detached from the settlement edge consistent with previous advice in PAN 84, good design is about providing shape and context and providing a good environment for all. Government guidance strongly supports this approach and provides that the landscape and topography should inform and contain the layout of any new devolvement.

PAN 72 – Housing in the Countryside

4.7 PAN 72 reinforces the approach and methodology outlined by PAN 83 and states “… landscapes have different capacities to accommodate development. It is therefore crucial that the proposed location and siting of new housing considers the impact on the landscape, in terms of both immediate and wider surroundings...” and that “The importance of layout within a site cannot be over stated”.

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PAN 44 – Fitting New Housing Development into the Landscape

4.8 This approach is supported by PAN 44 Fitting New Housing Development into the Landscape. Paragraph 9 states that “Lack of integration with the landscape is particularly noticeable on the edges of our small and medium sized towns. Many new housing developments have been planned and carried out without evident regard to existing urban form and the local landscape, or to their wider visual impact particularly when seen from road and rail approaches. Insensitive development can undermine the special environmental quality of towns and their setting in the countryside which have drawn people to live and invest in them in the first place”. Paragraph 14 goes on to state… “Careful attention to landscape fit should be given by housing developers, and the principles of good design should be applied consistently by authorities in their planning decisions”.

The Thornton opportunity site is consistent with a dispersed settlement strategy and would support local services and facilities.

Balgonie Estates Ltd 5. Access & connectivity

5.1 Thornton is located approximately 3 miles to the south of Glenrothes town centre and approximately 0.5 mile from its boundary. Site LDP-THO003 is located to the north end of the town and is currently used for agriculture. It is envisaged that approximately 150 units would Thornton Bus Services be delivered on the site. Key Calling Points Service Operator Typical Frequencies (min) Number (Mon-Fri/Sat/Sun) 5.2 Burnbank Terrace and the B9130 Main Street lie to the west - Leslie 38,38A Stagecoach 30 / 30 / 60 with Beech Avenue and Station Road to the south. A farm track defines Kirkcaldy - Glenrothes Newcastle 39,39A,39B Stagecoach 30 / 30 / 60 Thornton - Glenrothes - Auchmuty HS 438 Moffat + Williamson 2 per day/-/- the northern boundary with the A92 along the eastern boundary. Main Kirkcaldy St Andrews HS - Bonnybank 237 Moffat + Williamson 1 per day/-/- Street runs north south through Thornton, to the west of the site. This Kirkcaldy St Andrews HS - Leslie 238 Moffat + Williamson 1 per day/-/- Kirkcaldy St Andrews HS - 239 Moffat + Williamson 1 per day/-/- provides a connection to Glenrothes to the north and the A92 and Kirkcaldy to the south. Station Road, to the south of the site, runs in an east west direction from its junction with Main Street; it passes under the A92 and serves farms, a small number of dwellings, and Thornton Golf Course to the east.

5.3 Main Street has a 20mph speed limit through the town, with traffic calming measures in place in the town centre. Station Road is also traffic calmed and is subject to a 20mph speed limit in the vicinity of the school.

5.4 Council operates a depot located on Strathore Road to the west of the town; the fleet based here currently comprises of a mixture of large vehicles associated with maintenance and gritting functions. Its close proximity to Thornton results in a relatively high proportion of heavy goods vehicle (HGV) movements through the town centre; it is understood that this facility will be relocating to Bankhead in Glenrothes, directly adjacent to the A92, which should result in a significant reduction in HGV movements through the town as well as car trips associated with Fife Council staff employed at the site.

Balgonie Estates Ltd 5.5 There are well maintained footways through the town with street lighting throughout and dropped kerbs at all the key crossing points. There is a Zebra crossing on Main Street close to the junction with Station Road. This is on a raised table to further enhance pedestrian amenity and to slow vehicle speeds. Planning Advice Note 75 (PAN75) suggests that a typical maximum walking distance to bus stops in 400m while the typical distance to local amenities is 1,600m. These distances are shown in Figure 1.2 from the centre of the site and demonstrate that the whole of the town and southern parts of Glenrothes are within a typical walking distance.

5.6 The Kingdom Cycle Route forms part of the National Cycle (NCN) Route 1. The B9130 is designated as part of the route and provides a signposted route to Glenrothes and to the north and Kirkcaldy to the south. There are also a number of quiet unclassified roads to the east that connect to neighbouring towns, including Coaltown of Balgonie and Milton of Balgonie. Scottish Transport Appraisal Guidance (STAG) suggests that a typical maximum cycling distance to places of employment etc. is 4,800m. Glenrothes and Kirkcaldy are likely to fall within the typical cycling threshold.

5.7 Main Street benefits from frequent bus services throughout the day. There are bus stops on Main Street at Burnbank Terrace which would be convenient for the site, where the principal services operate between Kirkcaldy and Leslie / Glenrothes. There are approximately 60 buses in each direction Monday to Friday, 50 on Saturdays and 30 on Sundays. Thornton also has its own railway station to the south of the town, approximately 800m from the site, where there are two services per hour to / from Kirkcaldy, and Edinburgh, Monday to Saturday. It is served by 13 trains on Sundays.

Balgonie Estates Ltd 5.8 The site benefits from excellent transport links to neighbouring towns and the wider transport network. The environment in the town is conducive to promoting walking for local trips, while there are a number of quiet roads that connect to neighbouring towns that would be attractive for cyclists. Thornton benefits from a high frequency of bus services throughout the day to neighbouring towns, where connections can be made for longer strategic trips. Thornton Railway Station provides the opportunity for train travel to neighbouring towns and onwards connection to Scotland and the UK. The B9130 Main Street provides a connection to the A92 to the south and north .

5.9 There are a number of access options for the site, for vehicles and pedestrians. It is envisaged that the principal access would be taken from Main Street via a new priority junction at Woodend, on the site of a formed timber yard. This is located approximately 50m north of the existing junction at Donald Crescent

5.10 The junction would be designed in accordance with guidelines set out in the document Designing Streets where the corner radii would be kept to a minimum to reduce vehicle speeds and improve the safety for pedestrians and cyclists. It is envisaged that a visibility splay of 2.4 x 25m would be required, which could be delivered by localised footway widening and carriageway narrowing, which again would improve safety for pedestrians and cyclists while reducing vehicle speeds.

5.11 It may be possible to provide additional accesses for vehicles at the western end of Beech Avenue and the eastern end of Station Road, directly adjacent to the A92 embankment. Any access taken from Beech Avenue would likely incorporate the ‘stump’ that is already in place at that location, but there may be land ownership issues to address; the traffic impact on the short section of Beech Avenue and Donald Crescent would also have to be assessed. These are relatively wide roads with low traffic flows in absolute terms so it is envisaged that the traffic impact could be accommodated satisfactorily.

Balgonie Estates Ltd 5.12 A number of pedestrian routes could be provided from the site to deliver a high level of accessibility. As set out previously, it may be possible to deliver up to three vehicular access points, each of which would have adjoining footways. If land ownership issues prevented any form of access from Beech Avenue, a secondary pedestrian access could still be delivered on Station Road adjacent to the A92 embankment. This is likely to provide the most direct pedestrian route from the site to Thornton Primary School.

Balgonie Estates Ltd 6. Hydrology & Flood risk

6.1 The area is currently farmland. The site is approximately 5.4ha in size and in general follows the boundaries of the existing field. The site slopes very gently from the western boundary (+50.0m AOD) to the eastern boundary (+48.0m AOD). It is likely, given the site levels and proximity of the Lochty Burn, that surface water runoff from the site currently forms part of the burn catchment.

6.2 Information provided by the Coal Authority indicates that there is a mine entry (Ref 329697-001) on the south west boundary of the site. The Coal Authority however confirm that they hold no records of the treatment to the mine shaft. A Ground Investigation will be carried out to determine the extent of this entry and any associated workings.

6.3 In accordance with Fife Council’s flood risk assessment guidelines, SPP and PAN 69 all possible sources of flooding have been considered for the development and are discussed in the subsequent sections.

6.4 Historical flooding records for the local area have been checked via Fife Council’s Flood Alleviation Report 2009 (covering the period 1988-2009). Each watercourse within the Mid-Fife area has been awarded a priority level for assessment and maintenance. The Lochty Burn at Thornton is not noted; however the River Ore at Thornton has been awarded priority level 2. This indicates that there are reports of flooding relating to the damage of one to three properties. Flood records confirm flooding of the River Ore on three occasions. However the flooding occurred at Ore Bridge, over 1km from the proposed site.

SEPA flood map indicating the site boundary and adjacent fluvial flood plains (blue)

Balgonie Estates Ltd 6.5 Scottish Planning Policy (SPP) requires that all new developments need to be free from unacceptable flood risk for all flood events up to the 1 in 200 year return period. With regards to fluvial flooding, the 1:200 SEPA flood map shows that the northernmost boundary of the site is subject to flooding from the Lochty Burn under a 1:200 flood event. This flooding will be addressed within the development proposals by ensuring that sufficient free-board is provided to the new properties (300mm for gardens and 600mm for properties).

6.6 The south east boundary of the site is around 3km from the tidal flood plain and is approximately 50m above sea level. Considering both distance and levels, tidal flooding of the site is unlikely and again the proposed development complies with the requirements of the SPP.

6.7 The Hydrogeological Map of Scotland shows the area is underlain by a locally important aquifer in which intergranular flow is significant. The groundwater potential of these deposits varies according to the thickness of saturated material and borehole yields up to 10l/s have been obtained. Undertaking a Ground Investigation will SEPA flood map indicating the tidal flood confirm the ground water levels however we do not anticipate there to plains (green) in relation to the site boundary be an issue in terms of groundwater flooding of the proposed site.

6.8 The proposed surface water drainage scheme has been designed to mimic the natural surface water flows and hence have no impact upon flood risk for the site or adjacent land. In order to prevent any overland flooding, surface water flows from the new development will be treated and attenuated before discharging to the adjacent watercourse. Attenuation will be in the form of filter trenches and porous paving as appropriate for the location and the level of treatment required.

Balgonie Estates Ltd 7. Drainage

7.1 The site slopes very gently from the western boundary (+50.0m AOD) to the eastern boundary (+48.0m AOD). It is likely, given the site levels and proximity of the Lochty Burn, that surface water runoff from the site currently forms part of the burn catchment. In accordance with Scottish Water and SEPA requirements and the Fife Council SuDS Guidelines the following is proposed:

. Separate foul and surface water systems on site; . Foul water will be discharged into the existing Scottish Water foul sewer system. Section 4.0 contains specific details of the foul drainage proposals; and, . Surface water will be treated and attenuated on site prior to being discharged into the Lochty Burn. Section 5.0 contains specific details of the surface water drainage proposals.

7.2 With regards to discharge of the foul water, it is proposed to collect all wastewater and foul discharges from the development into a traditional gravity system. This will be taken to a single disconnecting manhole within the site curtilage. From here it is proposed to Scottish Water drainage service map extract discharge into the pro-rata’d for the actual site area. There is an

existing combined sewer located within the site. This sewer is within the ownership of Scottish Water. Foul water discharges for the development have been calculated in accordance with the guidelines presented in British Water’s “Flows and Loads 3”. In total we have calculated an average flow of 0.50/s from the site taken over a 24 hour period (refer to Appendix 2 for the foul flow calculations).

7.3 We have applied to Scottish Water for a capacity check on the basis of the above proposals and we await their response.

Balgonie Estates Ltd 7.4 The Fife Council SuDS guidelines requires that all developments adhere to accepted technical SuDS requirements i.e. all proposed development must be drained by SuDS designed in accordance with The SuDS Manual (CIRIA C697), Sewers for Scotland and Planning Advice Note 61: Planning and Sustainable Urban Drainage Systems (PAN 61).

7.5 Surface water systems must also be designed in accordance with the latest SEPA guidelines. In the case of separate foul and surface water systems, SEPA require that surface water runoff be treated. Low risk areas such as roofs are subject to one stage of treatment whilst higher risk areas such as car parks, are subject to two.

7.6 The Fife Council SuDS Guidance requires that the post- development runoff rate and volume do not exceed the Greenfield runoff rate for previously undeveloped sites. They also require that there is no increase to the probability of flooding within the receiving watercourse and local area. In order to ensure that the above criteria are met it is proposed to include SuDS attenuation features on site before infiltrating to ground.

7.7 The Fife Council SuDS Guidance requires that formal on-site Scottish Water drainage service map storage be provided for the 1 in 100 year return period event and that attenuation measures be designed such that SuDS features do not surcharge during a 100 year return period event. A sensitivity test is also required to ensure that there is no flooding to property or roads under a 1 in 200 year return period rainfall event.

7.8 In accordance with The Fife Council Guidance, Greenfield runoff for the site has been calculated using the IOH124 method and The Greenfield runoff for a 1:2 year equivalency has been assessed using the Microdrainage computer analysis package and has been confirmed as 27.5/s.

Balgonie Estates Ltd 7.9 In order to ensure that the post-development runoff rate does not exceed the Greenfield runoff rate of the site it is proposed to provide to attenuate on site prior to discharge to the watercourse. The Greenfield runoff rate and impermeable area are all taken forward and input into the Microdrainage computer analysis package. An allowance of 20% is also made within our Microdrainage calculations for climate change.

7.10 The site was analysed for both a 1 in 100 year storm and a 1 in 200 year storm and the results from Microdrainage estimate that between 1179m3 and 2052m3 of storage will be required for a 1:100 year storm and 1437m3 and 2428m3 will be required for a 1:200 year storm.

7.11 We would propose to provide attenuation on site in the form of porous parking driveways and filter trenches to the residential properties. These attenuation units will be sized to ensure that the storage requirements noted above are met. Sufficient storage will be provided to attenuate all surface water runoff from the 1:100 year storm event. Any excess runoff from the 1:200 year event will be contained within the site and will be routed to ensure that there is no detriment to properties or roads.

7.12 All drainage will be provided in accordance with Table 3.3 of The SuDS Manual. Where only one stage of treatment is required such as from the building roofs surface water runoff will be routed to filter trenches where attenuation and treatment will take place, prior to discharge. For more onerous cases such as runoff from driveways and roads, two stages of treatment will be required. Porous pavements which offer two levels of treatment will be used in these zones and provision of a tanked enhanced sub-base will ensure that sufficient attenuation is available.

Balgonie Estates Ltd 7.13 Given the existing topography of the site it is anticipated that surface water runoff from the site currently discharges into the Lochty Burn. Existing surface water sewers within Thornton also presently discharge into this watercourse. It is therefore proposed that all surface water runoff from the site will be discharged into the Lochty Burn at Greenfield runoff equivalency following attenuation and treatment in the proposed SuDS devices. Permission to discharge into a watercourse must be granted by SEPA and we propose to shortly begin a dialogue with them in order to obtain this permission.

7.14 In summary, a traditional drainage system will collect all wastewater and foul water from the development into a traditional gravity system. From the site boundary it is then proposed discharge into the Scottish Water combined sewer located to the south east of the site. With regards the surface water system, the need for a suitable Sustainable Urban Drainage Scheme has been recognised and incorporated within the design proposals. The surface water will be treated and attenuated as necessary before discharging into the Lochty Burn at the Greenfield runoff equivalency, mimicking the natural water path.

7.15 Full attenuation for a 1 in 100 year storm will be provided underground with only minor flooding allowed under the 1:200 year storm event. In accordance with Fife Council requirements, this flooding will be routed on site such that there is no detrimental effect on the properties, roads or surrounding land.

Balgonie Estates Ltd 8. Landscape

8.1 The site is generally flat but slopes slightly from south to north/north east. The natural drainage of the site is away from the existing developed areas that lie to the south/south west.

8.2 The site boundaries are well defined by the extent of existing development to the south and west and by strong landscape features to the north and east.

Above - View from the south of the site to the rear of properties on Beech Avenue with trees 8.3 The northern boundary is formed by a single access track with along Lochty Burn in background woodland lining the Lochty Burn watercourse that lies immediately to the north of it. The eastern boundary is generally formed by a line of trees forming the field boundary with the densely planted embankment to the A92, the main arterial road route running north south lying further beyond to the east.

8.4 The site is physically and visually contained and well separated from the Lochty Burn development undertaken by Raith Development to the north. The site lies at the entrance to Thornton when travelling south along Main Street and into the village and would form a natural and logical extension to the existing settlement pattern within a well defined landscape that could be supplemented with additional boundary planting and attractive landscape features.

The Lochty Burn and existing landscape structure to the north of the site

Above - Panorama views from north to south over the site showing boundary structure, topography and containment of existing development as backdrop.

Balgonie Estates Ltd 9. Environmental

9.1 There are no specific environmental constraints to development of the majority of the site. The water course that runs to the north of the site requires more detailed assessment for flooding and appropriate mitigation included in any development framework or masterplan for the site. This could include SUDs features and offer potential for biodiversity. The potential for ecological interests should therefore be explored further and the next stage of assessment should include a Stage 1 Habitat Survey and Tree Survey of the site and adjacent areas.

9.2 There is significant opportunity for enhancing local habitats and providing a sustainable form of development. This will include direct access to outside recreation (formal and informal) and integrate with the existing footpath and cycleway networks. This could integrate with the surrounding residential areas and social and community facilities providing safe walking routes.

9.3 The site is largely flat and development should encorporate a clear drainage and SUDs strategy to create strong landscape context and features within and adjacent to the site. It is likely that the northern part of the site requires to take account of potential flooding issues and respond accordingly.

9.4 There is potential for on site recycling, rain water harvesting and eco-sensitive sustainable design as well as on site energy facilities built in as part of the design process.

Balgonie Estates Ltd 10. Summary

10.1 The site could form part of the FIFEplan strategy for sustainable patterns of development within existing settlements. Development of the site would not be isolated development within the countryside and would form a logical part of the existing settlement within the existing settlement boundary. The site lies as a dormitory settlement or extended suburb to Glenrothes and could be strengthened in terms of its urban and landscape structure.

10.2 The site represents an excellent opportunity for planned growth and would provide a strong landscape and design feature at the entrance to the village from the north. It provides an excellent opportunity for access to the surrounding countryside and good connectivity to local infrastructure and public transport and would encourage cycling and walking both on a daily basis and for recreation.

10.3 There are no obvious constraints to development of the site although some technical issues such as site drainage and off-site fluvial flooding to the east will require to be addressed. The site could help meet housing land allocation targets and provide choice and variety to the local housing market.

10.4 The concept layout sketch provided shows how the site could Initial sketch design concept and accommodate an appropriate scale and form of development. Further further technical appraisals will more detailed analysis on housing types and sizes will form the next form the basis of a development stage of work to be undertaken. There is potential to create a range and framework and initial masterplan for the site. mix of tenures and densities and the site could easily accommodate approximately 150 units with appropriate levels of open space and play provision.

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