Alfred Stewart Property Foundation Ltd

Hilton, Rosyth (Residential)

FIFEplan Local Development Plan Proposed Plan

December 2014 PPCA Ltd FIFEPlan Contents

Local Development Plan Proposed Plan 1 Introduction ...... 2 2 Planning Policy Context ...... 4

3 Hilton as a Development Location ...... 9

4 Proposed Uses ...... 10 Hilton, Rosyth LDP-ROS002 5 Site Effectiveness ...... 11 6 Access ...... 14 PPCA Ltd On behalf of 7 Council Site Assessment ...... 15 Alfred Stewart Property Foundation Limited 8 Conclusion ...... 20

Appendix 1 – Location Plan ...... 21

Appendix 2 – Indicative Development Framework ...... 23

Appendix 3 – Transport Planning Accessibility Statement . 25 Appendix 4 – Fifeplan LDP Candidate Site Assessment ...... 43

ASPFL Hilton, Rosyth

1 Introduction 1.2 Hilton represents an excellent opportunity to deliver a high quality residential development that will, in part, contribute to meeting 1.1 PPCA Ltd has been instructed by the Alfred Stewart Property the SESPlan additional housing requirement and address the Foundation Limited (ASPFL) to make a representation to the ongoing and significant housing land supply failure in Fife as a FIFEPlan Local Development Plan Proposed Plan opposing whole and this Housing Market Area. It will provide much needed the non-allocation of land for residential uses at Hilton Rosyth affordable housing, both of which will have national and local (Appendix 1). The site is included in the Main Issues Report benefits. Site Atlas and Proposed Plan Site Assessments with reference LDP-ROS002(a). 1.3 This representation must be read in parallel with the wider housing land supply representation lodged to the Local Development Plan by ASPFL.

1.4 Settlements in and around the northern bridge landfall of the existing and proposed Forth Road Crossing make a significant contribution to meeting the housing needs of both Fife and Edinburgh based employees. This is clearly demonstrated through park & ride patronage and public transport services heading into Edinburgh and the level of private vehicle commuting crossing the bridge to and from the City every day. Rosyth is one such settlement and Hilton is a sustainable and deliverable development location.

1.5 The sites proposed are wholly in the control of ASPFL.

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ASPFL Hilton, Rosyth

Background 1.3 The land in question would be promoted through the Development Plan – Strategic Development Plan and Local 1.1 ASPFL is wholly owned by The Alfred Stewart Trust (the Trust) Development Plan. Income generated will be channelled into the formed by the late Alfred Stewart MBE. The Trust has a dual fulfilment of Mr. Stewart's philanthropic vision. Ongoing liaison purpose – with Fife Council will decide which projects will deliver the greatest public benefit.  to benefit medical science and, in particular, photodynamic therapy. 1.4 The Trust is designed to continue for up to 50 years from the  to benefit the people of West Fife within a 15 mile radius of 29th April 2008. It is clear that the Trust and ASPFL as a delivery the centre of Dunfermline. mechanism offers a unique opportunity to advance development proposals in the knowledge that the free proceeds will be used 1.2 ASPFL as the operative arm has been substantially resourced for charitable works and to benefit the wider Fife population and both in terms of funds and land, and, through it and its Board of beyond. This means that it is often able to offer enhanced Directors, ASPFL intends to deliver Mr. Stewart’s vision by planning gain to meet specific community needs. creating value through careful management of the existing property portfolio within Dunfermline and the surrounding area. It intends to promote development of land already owned by it, or optioned to it, via a series of ventures and/or by joint venture development.

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ASPFL Hilton, Rosyth

2 Planning Policy Context 2.4 Hilton is a sustainable and marketable location for new housing development with the environmental and infrastructure capacity 2.1 NPF3, as approved by the Scottish Government, guides to expand. Scotland’s spatial development for the next 20 years and is a 2.5 NPF3 notes that throughout Scotland, there will be a need to material consideration in Development Plan preparation and ensure a generous supply of housing land in sustainable places planning applications. where people want to live, providing enough homes and 2.2 A detailed assessment of the content of NPF 3 as it applies to supporting economic growth. The southwest segment of Fife, the FIFEPlan Local Development Plan Proposed Plan situation is including Hilton, is such a location as demonstrated by contained within the general ASPFL Proposed Plan assessment set out below. representation. 2.6 NPF3 notes that housing requirements will continue to be at their 2.3 Within the context of this submission, NPF3 notes, at paragraph most acute around Edinburgh, Perth and Aberdeen, requiring 2.5, that the Scottish Government wants to see a significant targeted action to better match demand for land with increase in house building in coming years to ensure housing infrastructure capacity. As noted above and below, Hilton has the requirements are met across the country. It notes the need for environmental and infrastructure capacity to expand. Land in the flexibility in housing delivery and that the planning system should control of ASPFL at Hilton promoted through this representation focus its efforts particularly on areas where the greatest levels of will, in part, meet the demand for such development arising in change are expected and where there is pressure for southwest Fife. development. Fife Council, as part of the wider Edinburgh City Region, is one such area.

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ASPFL Hilton, Rosyth

2.7 NPF3 notes that more ambitious and imaginative planning will be needed to meet requirements for a generous and effective supply of land for housing in a sustainable way. The Scottish Government specifically wishes to see a greater and more concerted effort to deliver a generous supply of housing land in the SESplan Strategic Development Plan area. A Key Action for NPF3 is to support housing development and the Scottish Government will work with housing providers and the development sector to achieve this. That approach is endorsed and promoted through this representation. ASPFL is committed to releasing the land in question at Hilton (site LDP-ROS002(a)) for residential development and associated uses.

2.8 NPF3 seeks to ensure that all parts of Scotland make best use of their assets to build a sustainable future. Planning will help to create high quality, diverse and sustainable places that promote well-being and attract investment.

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ASPFL Hilton, Rosyth

Scottish Planning Policy 2.11 Scottish Planning Policy commits to facilitating new housing development and increasing the supply of housing with a 2.9 Scottish Planning Policy, published in 2014, set out national generous land supply. planning policies which reflect Scottish Ministers’ priorities for 2.12 Scottish Planning Policy prioritises high quality design and layout operation of the planning system and for the development and in its aim for sustainable economic growth. By taking a positive use of land in Scotland. In line with NPF3 it promotes sustainable approach to new development, planning authorities can help to economic growth and a presumption in favour of development create the right conditions for rural businesses and communities that contributes to sustainable development. to flourish. The aim should be to enable development in all areas 2.10 Scottish Planning Policy notes that by locating the right that supports prosperous and sustainable communities whilst development in the right place, planning can provide protecting and enhancing environmental quality. opportunities for people to make sustainable choices and improve their quality of life. Well-planned places promote well- 2.13 Development Plans should promote economic activity and being, a sense of identity and pride, and greater opportunities for diversification in all small towns and rural areas. Development social interaction. Planning therefore has an important role in that provides employment or community benefit should be promoting strong, resilient and inclusive communities. Delivering encouraged. high-quality buildings, infrastructure and spaces in the right 2.14 The proposed allocation for housing use at Hilton meet the locations helps provide choice over where to live and style of requirements of Scottish Planning Policy and will increase the home, choice as to how to access amenities and services and choice of housing sites in the area coming through the emerging choice to live more active, engaged, independent and healthy Local Development Plan. lifestyles. ASPFL is committed to delivering such development at

Hilton to achieve the aims set out above.

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ASPFL Hilton, Rosyth

2.15 As a residential location, Hilton is ideally situated to meet  Enable growth in the economy by developing key Scottish Government sustainable transport aims and objectives. economic sectors, acting as the national hub for It has access to the M90 motorway at the northern landfall of the development and supporting local and rural bridges network that spans the Forth. It also has access to the development. strategic rail network at Inverkeithing. It is served by a frequent  Set out a strategy to enable delivery of housing bus service along the site frontage. requirements to support growth and contribute to meeting housing need in the most sustainable SESPlan Strategic Development Plan locations.

2.16 The SESPlan Strategic Development Plan was approved by  Integrate land use and transport, reduce the need Scottish Ministers in June 2013 with the Supplementary to travel and cut carbon emissions by steering Guidance on Housing Land approved variously in 2014. new development to the most sustainable locations. 2.17 The spatial strategy of the Plan seeks to ensure that, by 2032, the Edinburgh City Region is a healthier, more prosperous and  Conserve and enhance the natural and built sustainable place which continues to be internationally environment.

recognised as an outstanding area in which to live, work and do  Promote green networks including through business. increasing woodland planting to increase competitiveness, enhance biodiversity and create 2.18 New residential development at Hilton will directly contribute to more attractive, healthy places to live. this aim.  Promote the development of urban brownfield land 2.19 The Key aims of the Strategic Development Plan are to – for appropriate uses.

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ASPFL Hilton, Rosyth

 Promote the provision of improved infrastructure 2.21 The scale of the proposals at Hilton means that they can be to enhance connectivity within the area, between brought forward in the short to medium term, making necessary the area and other parts of the UK and elsewhere infrastructure contributions as required. The proposed site is of a to support economic growth and meet the needs scale that will integrate well with existing town facilities and may of communities. contribute to additional community facilities / necessary infrastructure provision as appropriate  Contribute to the response to climate change through mitigation and adaptation and promote 2.22 Housing is recognised as a key component of growth. This is high quality design / development. dealt with in the wider housing land supply paper that accompanies this representation. The site at Hilton is well

located to accommodate new housing development. 2.20 SESPlan states that Local Development Plans will direct further strategic development to Strategic Development Areas. Notwithstanding this, Fife Council must maintain a five year housing land supply at all times as per Scottish Planning Policy. It is failing to do so at this time. The lead-in time for strategic housing development sites is long and this creates a short- medium term vacuum in the housing land supply that requires to be filled by small – medium sized sites.

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ASPFL Hilton, Rosyth

3 Hilton as a Development Location 3.4 It is contended that the site effectively rounds off the western edge of the town and create a new strong defensible boundary 3.1 Hilton is located to the west of Rosyth. To the north of the site is for the western edge of Rosyth. It avoids nearby natural and built the A985(T) to which it would have direct access. Beyond this is heritage designations (existing and proposed) and, through open agricultural land that is designated Green Belt. To the south careful design, could complement them. is the Rosyth dockyard and naval base. To the east is business 3.5 Hilton has excellent transport links with Fife, the Edinburgh City and residential development that forms the western edge of region and internationally. Road, rail, sea and air links are all in Rosyth. To the west is a tree belt beyond which is open close proximity to the Hilton site. The sustainability of the site is agricultural land. further enhanced by the employment, education, retail and 3.2 The site is currently in agricultural use. It covers approximately leisure uses within the vicinity of the site. 16.1 hectares. To the west of Hilton is one residential property.

There is one stand alone residential property within the site.

Hilton cottages are located within the dog-leg of the site to the

north. Any proposed development will respect the setting of

existing residential development.

3.3 The Hilton site gently rises from the A985(T) and then drops sharply towards the Firth of Forth. Development on the site will be visible from the A985 to the north but appropriate landscape treatment allowing for views in and out of the site and high quality housing design and layout would mitigate visual impact of such development.

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ASPFL Hilton, Rosyth

4 Proposed Uses 4.4 In views from the north, most of the site would be bounded and 4.1 It is proposed that residential development at Hilton will be set in context by the Admiralty Business Park to the east and supported by associated development such as open space and HMS Caledonia to the west and south. The proposals include a landscaping. It complements the proposed allocation of land for series of large woodland copses along the A985 to create a Class 4 Business uses put forward by ASPFL as a separate landscape framework for the site, but not to screen it entirely, a n representation to the Local Development Plan Proposed Plan. indicative development framework is provided in Appendix 2.

4.2 The proposed residential element of the site (LDP-ROS002(a)) covers an area of circa 16.1 hectares. It is expected that this will

accommodate approximately 400 homes.

4.3 The strip of land south of the A985 is effectively the southern edge of the rolling landscape around Douglasbank and Blackhall. It is visible from this area of countryside but from few houses and only intermittently from Brankholme Brae.

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ASPFL Hilton, Rosyth

 contamination: previous use has not resulted in contamination of 5 Site Effectiveness the site or, if it has, commitments have been made which would

allow it to be developed to provide marketable housing; 5.1 The tests of effectiveness for housing allocations are set out in paragraph 55 of Planning Advice Note 2/2010 – Affordable  deficit funding: any public funding required to make residential Housing and Housing Land Audits. These are as follows – development economically viable is committed by the public bodies concerned;  ownership: the site is in the ownership or control of a party which can be expected to develop it or to release it for development.  marketability: the site, or a relevant part of it, can be developed in Where a site is in the ownership of a local authority or other the period under consideration; public body, it should be included only where it is part of a programme of land disposal;  infrastructure: the site is either free of infrastructure constraints, or any required infrastructure can be provided realistically by the  physical: the site, or relevant part of it, is free from constraints developer or another party to allow development; and related to slope, aspect, flood risk, ground stability or vehicular access which would preclude its development. Where there is a  land use: housing is the sole preferred use of the land in planning solid commitment to removing the constraints in time to allow terms, or if housing is one of a range of possible uses other development in the period under consideration, or the market is factors such as ownership and marketability point to housing strong enough to fund the remedial work required, the site should being a realistic option. be included in the effective land supply;

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ASPFL Hilton, Rosyth

5.2 It is noted that paragraph 55 of the PAN specifically states that 5.6 There are no deficit funding issues with regard to the site. It is “To assess a site or a portion of a site as being effective, it must wholly in private ownership. ASPFL has previously, through the be demonstrated that within the five-year period beyond the date last Local Plan Examination process, made a full commitment to of the audit the site can be developed for housing (i.e. residential developer contributions such as affordable housing resulting from units can be completed and available for occupation), and will be residential development on the site. free of constraints” 5.7 Subject to a grant of planning permission in 2017, first house 5.3 Addressing each of the above in turn, with regards to ownership completions for the site are anticipated to happen in 2018 it is confirmed that the Hilton site is in the ownership of a party effective in line with paragraph 55 of the PAN. that is willing, and intends, to release the land for residential 5.8 ASPFL confirms that housing is the preferred land use of the development and associated uses during the period of the Local land in planning terms. This will be supported by associated Development Plan. development such as open space. Land ownership and 5.4 With regards to the PAN requirements on physical constraints it marketability as set out above supports the proposed is confirmed that there are no physical constraints of the nature development. listed in the PAN affecting the Hilton site. The site forms a series of agricultural fields to the south of Admiralty Road.

5.5 There are no known contamination issues within the site nor is there any history of such. The site is a greenfield site that is

farmed by the current landowner. There is no risk posed to the site from the Rosyth Naval Dockyard to the south.

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ASPFL Hilton, Rosyth

Marketability Statement

Residential

5.9 ASPFL has been in discussions with a number of national house builders who have all confirmed a strong interest in promoting mainstream housing at Hilton due to its excellent location and existing infrastructure.

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ASPFL Hilton, Rosyth

6 Access 6.5 Cycle connectivity to the site(s) is currently excellent with recent improvement and extension to the Fife coastal path network and 6.1 In terms of access Hilton is a very sustainable site, it has cyclists will be able to utilise pedestrian and vehicular accesses excellent transport links, with road, rail, and sea connections all to the site. In addition and as noted above, the National Cycle in close proximity. This is assessed in detail in the accompanying Network Route extension is now open. Transport Statement (Appendix 3). 6.6 The potential exists to extend Stagecoach Service 19 along the

6.2 Vehicular site accesses will be provided to the residential portion Hilton Road frontage of the development along with the provision of the site from Hilton Road with details agreed with Fife Council of associated bus stops and waiting facilities. It may also be Transportation officials. This links directly onto an existing possible to reroute the existing Stagecoach Service 71 along junction with Admiralty Road via Caledonian Way. There is no Hilton Road rather than the A985. These, and other public known issue with either road capacity or safety in this respect. transport improvements, would be explored further as any development proposals are progressed. 6.3 There is existing footpath provision to serve the site. The site lies within 1600m of local facilities.

6.4 The housing element of development is well located to utilise existing, upgraded and new pedestrian footways and footpaths to

local schools, shops and existing public transport facilities.

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ASPFL Hilton, Rosyth

7 Council Site Assessment 7.3 With respect to the Local Development Plan Site Assessment prepared by the Council (Appendix 4), the proposed 7.1 As part of the preparation process for the Local Development development site in question is sustainable and deliverable in the Plan, the Scottish Government raised concerns at the Main context of the Local Development Plan Development strategy. Issues Report stage in 2013 that the document did not provide a The proposed housing areas are considered to be well-related to preferred and alternative sites strategy as required by legislation. the existing western urban boundary of Rosyth. There is mixed In order to comply with that requirement, Fife Council undertook use business development to the south and east of the proposed such an exercise in late 2013 / early 2014. site boundary and there are recreational playing fields to the southeast of the site. It is disputed that the sites are remote from

existing residential uses given the proximity of such development 7.2 The documentation produced by the Council as part of that at Peasehill Gait, Wilson Way and Dundonald Road to the exercise included the following statement – southeast.

“Although not part of the SESplan Strategic Development Area (sic), the accessibility of 7.4 Whilst the nature of the boundaries, being landscaped, formal the Forth Bridgehead area around public open space, may be considered “soft” (as opposed to a Inverkeithing and Rosyth to Fife and regional hard urban edge) these are still well defined and easily job markets make it a location that offers identifiable boundaries nonetheless. Admiralty Road is a clear potential for future allocations.” boundary to the north. Linkages to this development, and beyond to the town, would be provided as part of detailed development proposals. Such development could provide local housing for those employed or engaged with the commercial, business and Dockyard facilities to the south.

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ASPFL Hilton, Rosyth

7.7 The Council Site Assessment notes that the site is “prominent on 7.5 There is considered to be no issue of coalescence apparent in south (sic) facing slopes on end of east – west (sic) ridgeline”. relation to proposed residential development at this location. It is Whilst this would appear to refer to the larger area promoted for not clear what the proposed development would be coalescing development, the site rises slowly from the A985 and residential with. Should such an issue arise then it is noted that the Reporter development at Hilton Cottages and Caledonia Way and the at the last Local Plan Examination stated that this could be commercial development associated with the Port are clearly mitigated for. Loss of greenfield land is necessary to visible as features in the landscape. The semi-mature and accommodate the development requirements set out in the mature landscape screening that is used to hide commercial Approved Strategic Development Plan. development at Caledonia Heights could be extended to serve a screening purpose as part of a wider green infrastructure along 7.6 The site is wholly deliverable within the lifetime of the emerging the A985 for the site that is the subject of this development Local Development Plan and will contribute to the Scottish proposal. Detailed matters of visual impact would be addressed Government requirement of maintenance of a minimum five year in detailed site submissions as part of a future planning housing land supply at all times. application process.

7.8 The Site Assessment refers to the site being located within a “Local Landscape Area”. From the designation map included in the recently Adopted Dunfermline & West Fife Local Plan the site would appear to be adjacent to, but not within the designation itself.

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ASPFL Hilton, Rosyth

7.9 The Adopted Local Plan notes that – restoration, or enhancement of the special landscape area and its associated character

and qualities.” “The area to the south west and west of 7.10 The scale and the location of the development proposed will not Dunfermline is designated a Local Landscape have an adverse impact on the overall designated area. The Area and as such development in this location designation itself is not a presumption against development and must have particular regard to the nature and development has been allowed elsewhere in such designated topography of the landscape and area in Fife. The detailed requirements set out in the Policy accommodate the requirements of the Local above in relation to form, scale, design, siting and landscaping Landscape Area policy in this Local Plan” will all be taken into account in detailed proposals for Local Plan Policy E19 states that – development as they come forward through the planning process. “Development proposed within an Local 7.11 The Site Assessment notes that no development should be Landscape Area or outwith the boundary but within 10m of identified woodland habitat on and adjacent to the which may impact upon the designated area, site. With this proviso no negative impact on biodiversity is will only be permitted where it has no anticipated. This can be wholly accommodated within detailed significant adverse affect on the identified site development proposals. landscape qualities of the area and/or its

overall landscape integrity and setting. 7.12 With respect to built heritage, the Site Assessment notes that – Proposals must demonstrate through form, scale, layout, detailing, siting, design, “desktop analysis has included review of proximity materials, and landscape treatment, how the to listed buildings, conservation areas and development will contribute to the conservation, scheduled ancient monuments. In this respect the

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ASPFL Hilton, Rosyth

site surrounds Category B listed Hilton Farmhouse 7.15 However, in relation to walking and cycling, a walk distance of and C listed cottages. The context and setting adds 1600m (as laid out in PAN75) takes in (easily) shopping in meaning and significance to the historic and Rosyth and three primary schools. Clearly, employment architectural character of the buildings. opportunities lie within walking distance. Furthermore, as noted Development to create individual settings for both above, National Cycle Route 76 passes directly by the site on farm and cottage” Hilton Road and access to passing bus services on the A985 is easily attained. 7.13 This matter can be wholly accommodated with detailed design proposals for the site. 7.16 Consultation will be undertaken with the necessary statutory authorities in relation to details of development in the proximity of 7.14 It is noted that the Site Assessment requires the production of a the Naval Dockyard. Transportation Assessment in support of the proposed uses put forward through submissions to the Proposed Plan. This would 7.17 From the latest Scottish Government returns, Kings Road and can only be produced as part of detailed development Primary School has a school roll of 440 pupils against a capacity proposals as the site moves forward through the planning of 559. St John’s Roman Catholic Primary School has a school process. Cognisance will also be taken of air quality issues roll of 247 pupils against a capacity of 292. arising along Admiralty Road as part of that process. The issue of air quality raised in this, and other, Site Assessments may best 7.18 With regards to Secondary Schools, Dunfermline High School be addressed by the designation of the problem areas as Air has a roll of 1521 pupils and a capacity of 1750. St Columba’s Quality Management Areas. Roman Catholic High School has a roll of 901 and a capacity of 1,069 pupils. The latter school has been extended in recent years.

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ASPFL Hilton, Rosyth

7.19 There is sufficient capacity to accommodate the proposed development in terms of education at this time. However, ASPFL,

as consistently noted in earlier Development Plan submissions,

will make appropriate financial contributions that are reasonable, directly related and appropriate to the proposed development if required to allow the extension of schools affected by proposed

residential development at Hilton in line with planning legislation.

7.20 With respect to drainage supply, analysis of the internet-based

Scottish Water Asset Capacity Finder at November 2014 shows that there is equivalent capacity for 1,964 units in the receiving Dunfermline Wastewater Treatment Works and spare capacity of 1,700 units in the Glendevon Water Treatment works. There is sufficient capacity available to accommodate this development. Future development proposals will be accompanied by full Drainage and Water Impact Assessments as part of that process.

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ASPFL Hilton, Rosyth

8 Conclusion

8.3 Hilton is a deliverable and sustainable location for mixed use 8.1 Representation is lodged to the non-allocation of land at Hilton, development. It is in the control of a landowner willing to release Rosyth for residential development. The site can accommodate the site for development. As such, delivery and marketability, as approximately 400 homes in a range and choice of types, sizes defined in paragraph 55 of PAN 2/2010, is not in question on this and tenures. site.

8.2 The proposed development site at Hilton represents an excellent 8.4 It is requested that the site be allocated for the above uses in the opportunity to deliver a high quality residential development with emerging FIFEPlan Local Development Plan Proposed Plan. the potential to meet SESPlan housing requirement and provide much needed affordable housing, both of which will have national and local benefits.

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ASPFL Hilton, Rosyth

Appendix 1 – Location Plan

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scale 1 : 25 000 at A4 Reproduced from the 2014 Ordnance Survey 1 : 25 000 scale with the permission of The Controller of Her Majesty's Stationaryscale O ce, 1 : 25 c Crown 000 at Copyright. A4 Licence No. AL100016663

Legend: December 2014 ASPFL Hilton (Residential) Site Boundary PPCA Ltd Fifeplan Local Development Plan Proposed Plan Hilton, Rosyth (Residential)

Figure 1

ASPFL Hilton, Rosyth

Appendix 2 – Indicative Development Framework

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scale 1 : 10 000 at A4 Reproduced from the 2014 Ordnance Survey 1 : 25 000 scale with the permission of The Controller of Her Majesty's Stationaryscale O ce, 1 : 25 c Crown 000 at Copyright. A4 Licence No. AL100016663

Legend: December 2014 ASPFL Hilton (Residential) Site Boundary Residential Development PPCA Ltd Fifeplan Local Development Plan

Landscaping Access Hilton, Rosyth (Residential) Indicative Development Framework

ASPFL Hilton, Rosyth

Appendix 3 – Transport Planning Accessibility Statement

25

FIFEplan Local Development Plan Potential for Development Accessibility Statement

Hilton, Rosyth Site reference ROS 002a and b

November 2014

Prepared for: Prepared by:

Alfred Stewart Property Foundation Ltd Transport Planning Ltd 93 George Street EDINBURGH EH2 3ES

www.tranplanworld.co.uk

Accessibility Statement

Contents Page

1. INTRODUCTION 2 Background 2 2. EXISTING SITE ACCESSIBILITY 3 Introduction 3 Pedestrians 3 Cyclists 7 Public transport 7 Existing road network 8 3. POTENTIAL FOR DEVELOPMENT ON ALLOCATION SITE 10 Introduction 10 Nature of development 10 Development access 10 Other considerations 11 4. SUMMARY AND CONCLUSION 12 Summary 12 Conclusion 12

Contents Accessibility Statement

1. INTRODUCTION

Background

1.1 Transport Planning has been appointed to undertake an accessibility statement in respect of the potential allocation of land at Hilton to the west of Rosyth/

1.2 Transport Planning understands that proposed development on the site would likely comprise residential housing located on the section of the site north of Hilton Road and business uses located to the west of Caledonia Road.

1.3 The site(s) in question are referenced ROS002a and b in site assessments carried out by Fife Council. A site location plan is included as Figure 1 at the end of this report and the site areas considered by the Council are shown in the extract below.

Landholdings forming ROS002a and b

1.4 This short statement examines existing accessibility at the site in relation to the suitability of the site in transportation terms for future development. It is structured as follows:

 Chapter 2 Existing Site Accessibility;

 Chapter 3 Potential for Development on Allocation Site; and

 Chapter 4 Summary and Conclusion

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Accessibility Statement

2. EXISTING SITE ACCESSIBILITY

Introduction

2.1 This section of the report examines the existing transport network surrounding the potential allocation area. In line with current best practice, the accessibility of the site will be considered using the following hierarchical approach:

 pedestrians;

 cyclists;

 public transport; and

 private car.

Pedestrians

2.2 There are presently no existing formalised footways or paths either within the site or along the Hilton Road frontage of the eastern section of the site. However, adjacent to the northern boundary of the site the A985(T) is provided with a footway and there is also a signed public footpath running along the eastern boundary of the site between the A985(T) and Wilson way.

Footway along A985(T)

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Accessibility Statement

Signed footpath between the A985(T) and Wilson Way

2.3 This footway (suitable for cycle use) forms part of the Fife Coastal Path and crosses Wilson Way at its southern end before connecting with Brankholm Lane and offering a direct connection with Hilton Road.

Path at Wilson Way

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Accessibility Statement

Connection with Brankholm Lane

2.4 The western section of the site is provided with a 2m wide footway along the northern section of its frontage onto Caledonia Road.

2.5 Routes through the residential areas to the east of the site provide connections to key local facilities including the local primary schools and local shops.

2.6 Figure 1 in Appendix A highlights the 400m, 800m and 1600m walking isochrones from the site. The site lies within a 1600m walk of local facilities including three local primary schools.

Footway connection to local primary schools

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Accessibility Statement

2.7 Convenience shopping is available on Hilton Road and further facilities are being provided within ground currently under development to the north of the A985(T).

Convenience store on Hilton Road

New facilities emerging close to site

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Accessibility Statement

Cyclists

2.8 National Cycle Route 76 (NCN76), known as the Round the Forth Cycle Route, passes the site on Hilton Road and Caledonia Road. The signed route runs from Berwick to Kirkcaldy via Edinburgh with routes on both sides of the Forth and provides local connections to coastal towns such as North and South Queensferry, Inverkeithing and Dalgety Bay.

NCN Route 76 cycle signage

2.9 In addition to the designated cycle route, the local road network is available for use by cyclists and many of the adjacent residential roads are lightly trafficked. As noted previously, the Coastal Path that bounds the east of the site is suitable for use by cyclists.

Public transport

Bus services

2.10 The closest bus stop to the site is located on Hilton Road adjacent to the junction with Wilson Way. The stop is currently served by Stagecoach Service 19 linking Hilton Road with Dunfermline, Cowdenbeath and onwards to Ballingry.

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Accessibility Statement

Service 19 on Hilton Road

2.11 Although there are currently no bus stops on the A985(T) in the vicinity of the site, Stagecoach Service 71 linking Inverkeithing with Rosyth and Dunfermline currently passes the site. A summary of these services is provided in Table 1 below.

Table 2.1 – Existing bus services in vicinity of site (at time of report compilation) Route Operator Route Typical peak frequency No 19 / 19A Stagecoach Rosyth / Dunfermline / Service 19 - 20 Cowdenbeath / Lochgelly / minutes; Ballingry Service 19A – 20 minutes (both 30 minutes Sunday) 71 Stagecoach Inverkeithing / Rosyth / 60 minutes Crossford / Dunfermline

Rail services

2.12 Rosyth railway station lies just over 1600m walk from the site. The station lies on the Fife Circle line. Monday to Saturday there are two trains per hour in either direction - northbound towards Dunfermline and southbound towards Edinburgh. Rosyth station is also provided with long stay car parking places.

Existing road network Local roads 2.13 Hilton Road lies along the southern boundary of the eastern section of the site and is approximately 7.3m wide with 2m wide verges on either side. Hilton Road is de- restricted along the site frontage with a 30mph limit from the edge of the site towards Rosyth.

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Accessibility Statement

Hilton Road looking west

2.14 Hilton Road provides a link between Caledonia Road and Castle Road and is one of the main east-west connections within the southern section of Rosyth.

Strategic roads

2.15 The A985(T) bounds the northern part of the site area affording opportunities to link to the M90 to access Edinburgh to the south and Perth to the north. The A985(T) also links the site with the Kincardine Bridge and the Clackmannanshire crossing to the west.

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Accessibility Statement

3. POTENTIAL FOR DEVELOPMENT ON ALLOCATION SITE

Introduction

3.1 This section of the report provides a summary of the nature of potential development at Hilton and initial comments on the likely access points to the allocation site(s).

Nature of development

3.2 It is anticipated that development will be split between residential dwellings located on the site areas north of Hilton Road with business uses located to the west of Caledonia Road. At this stage of the proposals there are no indicative layouts for consideration but development would be progressed taking due cognisance of relevant design standards and guidelines.

Development access

Pedestrians

3.3 Pedestrians will be able to access the development site(s) through the provision of a new footway along the northern edge of Hilton Road and also through any necessary upgrading of the existing footway along the A985(T). This would also include provision of lighting.

3.4 The housing element of development is well located to utilise existing, upgraded and new pedestrian footways and footpaths to local schools, shops and existing public transport facilities.

3.5 Connections can be provided with new and existing surrounding footways and footpaths to create direct linkages and permeable development.

3.6 The business element of development is well located to existing (and indeed new) housing areas affording easy access to employment opportunities for residents of these areas.

3.7 It is noted that development is currently occurring on the north side of the A985(T), extending the built envelope of Rosyth westwards. Hilton site 002a would complement this development.

Cyclists

3.8 Cycle connectivity to the site(s) is currently excellent and cyclists will be able to utilise pedestrian and vehicular accesses to the site.

3.9 There is the potential to further improve cycle connectivity in the local area through the creation of a new cycle link between the east and west sides of the proposed business area linking with NCN Route 76. The creation of a new link would remove the need for cyclists utilising NCN Route 76 to travel along part of the A985(T) towards Limekilns.

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Accessibility Statement

Public transport

3.10 There is obvious potential to extend Stagecoach Service 19 along the Hilton Road frontage of the development along with the provision of associated bus stops and waiting facilities.

Vehicular access

3.11 Vehicular access to the residential element of the development would likely be achieved through the construction of new junctions onto Hilton Road. Adequate road frontage exists to enable multiple access points in line with Fife Council current standards. Access using Hilton Road would also better facilitate bus penetration of the new area. There is no requirement to take direct vehicular access from the trunk road.

3.12 The internal road network within the proposed residential development will be based around a connected network of streets enabling direct, permeable connections in line with the policy document Designing Streets.

3.13 Vehicular access to the employment element of the development would most likely be taken through the addition of a fourth arm onto the Caledonia Road / Hilton Road roundabout.

3.14 It is noted that the construction of the aircraft carrier HMS Queen Elizabeth has resulted in an increase in employment related activity, access and traffic at the Caledonia Road (west) end of the area and this activity and future port related activity to the west of Rosyth Dockyard would be complemented by business uses located at ROS002b.

Other considerations

3.15 The location of housing within the Hilton area, adjacent to the proposed employment allocation, the extended Dockyard site and the existing dockyard will allow improved access to employment. The location of housing with good linkages to employment can result in a reduced need for car based travel in line with current Government policy and guidance.

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Accessibility Statement

4. SUMMARY AND CONCLUSION

Summary

4.1 Transport Planning was appointed on behalf of Alfred Stewart Property Foundation Ltd to undertake an Accessibility Statement in relation to the potential allocation of land at Hilton to the west of Rosyth within the emerging Fife Local Development Plan.

4.2 Transport Planning understands that development at the site would comprise residential housing located on the section of the site north of Hilton Road (002a) and business uses located to the west of Caledonia Road (002b).

4.3 Fife Council has carried out a site appraisal which includes transport comments as follows:-

 TA required in support of housing/employment uses. Site requires multiple points of vehicular and pedestrian access. Site is remote from residential areas. Development will require off-site transportation interventions. Transport Scotland would seek an assessment of the impact and for any potential mitigation measures required to support the development to be included within the Plan.

4.4 The only negative comment in this transport appraisal is the ‘remote from residential areas’ statement. In relation to the employment site (002b) it is not remote as it would lie in close proximity to 002a. Furthermore, development on the north side of the A985(T) currently under construction brings residential areas closer.

4.5 In relation to the possibility of housing on site 002a, this would be in close proximity to employment on 002b, in close proximity to the existing Dockyard area and also within the recommended distances as laid out in national planning advice for access to local facilities.

Conclusion

4.6 This Statement has assessed the accessibility issues surrounding the proposed allocation. It is concluded that:

 residential uses at Hilton would be located in close proximity to existing local services and facilities including employment, retail and schools;

 employment uses would be located in close proximity to proposed and committed housing and to other employment uses;

 the site(s) lie in close proximity and with good access to the local and strategic road networks;

 the sites can be developed in such a way that those on foot, cycle or travelling by public transport can be prioritised in travel terms; and

 adequate vehicular access can be taken to all of the site areas.

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Accessibility Statement

4.7 Taking all of the foregoing into account, there are no travel or transport reasons why the sites at Hilton should not be allocated for the intended uses.

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Accessibility Statement

Appendix A

Figures

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ASPFL Hilton, Rosyth

Appendix 4 – Fifeplan LDP Candidate Site Assessment

43

LDP-ROS002a

LDP-ROS002a

LDP-ROS002b

Local Development Plan Candidate Sites Site Ref LDP-ROS002 (a & b) ± Hilton Enterprise, Planning & Scale 1:8,000 Protective Services Version 3 - Oct 2014

Reproduced by permission of Ordnance Survey on behalf of HMSO.© Crown copyright and database right 2014. All rights reserved.Ordnance Survey Licence number 100023385. Rosyth

Candidate site: LDP‐ROS002 (a & b)

Site Name and Location: Proposed Plan Reference (if applicable): N/A N/A Hilton, Rosyth Proposed Plan designation (if applicable): Site Area: 29.1 ( a = 16.1, b = 13.0) Site not designated in the proposed plan

Capacity of housing sites: N/A

Site Conclusion: Relationship to the FIFEplan strategy:

Site is not supported for residential purposes or Proposal is not consistent with FIFEPlan strategy in that employment /community facilities due primarily to the residential element would be remote from and likely detrimental landscape impacts. thde site is also would not link with Rosyth. Employment & community not well related to Rosyth nor to existing facilities there. uses would however be compliant as strategy is to Issues of coalescence and visual impact could however identify appropriate employment land near ports. be addressed. .

History of the site at previous Local Plan Examinations:

Yes, at the Dunfermline & West Fife Local Plan Examination. Reporter did not support inclusion of site (adequate employment land supply; also potential coalescence issues and visual impact although these could be mitigated to some extent).

Transport Assessment Summary: Post Consultation Transport Assessment Summary:

TA required in support of housing/employment uses. N/A Site requires multiple points of vehicular and pedestrian access. Site is remote from residential areas.Development will require off‐site transportation interventions. Transport Scotland would seek an assessment of the impact and for any potential mitigation measures required to support the development to be included within the Plan.

Energy Production Summary: Post Consultation Energy Production Summary:

Could link into proposed Rosyth district heat network. N/A Scale of site and proposed mix of uses would allow for onsite biomass/CHP to be developed. Settlement Summary: Post Consultation Settlement Summary:

Site over 400m from local services but within easy N/A walking distance of the docks, any housing would have no integration with other residential areas. Generally limited capacity in PS’s (Limekilns has capacity) rolls steady or increasing. Capacity at Woodmill HS roll increasing, some capacity Dunfermline HS (RC limited capacity) rolls decreasing. Development should provide new green infrastructure.

Biodiversity Summary: Post Consultation Biodiversity Summary:

No development should be within 10m of identified N/A woodland habitat on and adjacent to the site. With this proviso no negative impact on biodiversity is anticipated.

Landscape Summary: Post Consultation Landscape Summary:

Site prominent on S facing slopes on end of E‐W N/A ridgeline. Within Local Landscape Area. Also, disconnected from housing and rest of Rosyth. Significant landscape impacts.

Water Quality and Flooding Summary: Post Consultation Water Quality and Flooding Summary: Flood Risk Asssessment not required. SEPA raise no issues. Water capacities not specified. (SW) N/A

Built Heritage Summary Post Consultation Built Heritage Summary

Desktop analysis has included review of proximity to N/A listed buildings, conservation areas and scheduled ancient monuments. In this respect the site surrounds Category B listed Hilton Farmhouse and C listed cottages. The context and setting adds meaning and significance to the historic and architectural character of the buildings. Development to create individual settings for both farm and cottage

Air Pollution and Hazards Summary: Post Consultation Air Pollution and Hazards Summary:

The site is within the consultation zone of the HSE N/A Major Hazard site (Nuclear) relating to the Rosyth Royal Dockyard with associated potential risks to human health. In addition cognisance must be given to the potential impact on the emerging air quality issues in Admiralty Road. Soil Summary: Post Consultation Soil Summary:

Site always appears to have been used for agricultural N/A purposes. Site around 100m from a former landfill site. No obvious Contaminated Land comments at this time. Prime quality land on site. No mineral resources affected.

Waste Summary: Post Consultation Waste Summary:

The construction phase of the proposal would add to N/A waste arisings but the completed development would have no overall impact on waste generation.

Other Constraints Summary: Post Consultation Other Constraints Summary:

N/A