We believe there is a strong planning case for the land at Lynturk to be allocated in the new local development plan. We would ask therefore that the land be included in the new local development plan for residential use for 5 houses for the first period of the plan.

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.)

 Supporting Planning Statement

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.

10 Kirkton of Tough Site Plan

11 Development Bid

Lynturk, Kirkton of Tough, Alford, Aberdeenshire

March 2018

Contact details

Knight Frank LLP, 4 Albert Street, Aberdeen, AB25 1XQ

KF ref: 301202

Contents

1. Introduction 3 2. Site Characteristics and Background 3 3. Planning Context 3 5. Lynturk Development Bid 8 6. Conclusions 9

Appendices

Appendix 1 – Site Location Plan Appendix 2 - Adopted LDP Marr Settlement Statement – Kirkton of Tough Extract Appendix 3 – Main Issues Report 2012 LDP – Kirkton of Tough Extract

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1. Introduction

1.1 Knight Frank on behalf of our client are submitting this development bid for land at Lynturk, Kirkton of Tough as an expression of interest to be included in the Aberdeenshire Local Development Plan 2021. As a first step we would ask that the site be included in the LDP Main Issues Report as a preferred site when it is published later in 2018. 1.2 This statement sets out the justification for why we consider our client’s land at Lynturk should be identified for development in the new Local Development Plan. The site has been identified as suitable for a very modest and sustainable residential extension to Kirkton of Tough for 5 houses. This statement should be read in conjunction with the Development Bid Application Form submitted with the bid.

2. Site Characteristics and Background

2.1 Kirkton of Tough is a small village situated in the Vale of Alford just off the main A944 Aberdeen to Alford Road. It is a roadside settlement which has as its focus a primary school which also serves as the main community facility for the village. 2.2 The land subject of the development bid is a greenfield site comprising semi-natural grassland which is currently used for grazing farm animals. The site has substantial tree planting along its eastern, southern and western boundaries and the site slopes downwards from the road down to the southern boundary. The existing planting provides a sense of enclosure for the site drawing it into the settlement. The site subject of the development bid is identified in Appendix 1 - Site Location Plan and measures 1.3 hectares in total, though not all of the site will be developed. 2.3 In terms of infrastructure the village has good access to the A944 and there are regular services operated by Stagecoach that run along this route. The village has a local Primary School and pupils go to the Alford Academy for secondary education.

3. Planning Context

3.1 The development bid site is located on the edge of the settlement boundary for Kirkton of Tough in the recently adopted Aberdeenshire Local Development Plan 2017. Countryside policies currently apply to the site (see Appendix 2). The planning history of the site is relevant to the bid particularly its inclusion in the draft 2012 Local Development Plan. The full planning context and background is considered below. Aberdeenshire Local Development Plan (2017)

3.2 The Aberdeenshire Local Development Plan was adopted by Aberdeenshire Council in April 2017. The plan did not allocate any new land for residential development at Kirkton of Tough but did state that limited development may be appropriate as part of organic growth of the settlement provided that the characteristics of the settlement are not

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compromised. It also stated that the primary school serves as the main community facility and efforts should be made to sustain this by maintaining or increasing the school roll. This does suggest that there is an appetite for some additional housing to be allocated in the village and sustainable reasons for this. Aberdeenshire Local Development Plan 2012

3.3 It is very relevant to also consider the history of the site through the previous 2012 LDP. At the Main Issues Report stage the site at Lynturk was identified as a preferred site (M72) for 5 houses because it was considered that it would provide a counterweight to the one sided development along the road through the village (See Appendix 3: Main Issues Report 2012 LDP – Kirkton of Tough Extract). This allocation was carried through to the draft LDP as Site H1, however following objections to the plan from one of the rival sites, the plan was modified by the Reporters to delete Site H1. Planning Appeal PPQA-110-2197

3.4 It is also worth noting the findings from a planning appeal decision in 2014 into the refusal of 2 houses at Mulberry, Kirkton of Tough. The appeal was dismissed by the Reporter on the basis that the proposed the proposed houses however designed, sited and screened would appear as an unsightly extension of the village up the hill and to the detriment of the church as all other modern buildings are below the level of the church. The site at Lynturk is located well below the level of the church.

4. Lynturk Development Bid

4.1 There are sound planning reasons for allocating a modest extension of 5 houses to Kirkton of Tough. Additional housing and population would support the local primary school. At the present time the current capacity of Tough Primary School is 94% however school rolls are forecast to fall and the capacity of the school will increase to 60% by 2022. This is based on a current capacity of 47 pupils which is proposed to be increased to 60 pupils. More pupils therefore will be required to help support the school roll in the near future. The proposed number of pupils generated from the development will not have any significant impact on the school roll at Alford Academy, where Tough Primary School is zoned to. 4.2 Lynturk is a logical extension to the village and this was recognised by the planning authority previously during the preparation of the 2012 Local Development Plan. The site has a good aspect and is well screened from the countryside to the south by the tree planting around the site. It also sits below other parts of the village and will not be visually dominant especially to Tough Church. Services are available for the houses and there are no physical constraints affecting the development of the site and it is not subject to pollution or contamination. It also has reasonable accessibility to bus services on the nearby A944. 4.3 Whilst it would be possible under LDP Policy R2 to take forward a planning application for 3 houses on the site, promotion of the site through the Local Development Plan allows for a greater number of houses to be considered which will provide a more sustainable addition to the village and economies of scale in terms of servicing and infrastructure.

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4.4 Building design and materials will reflect the character of the existing housing in the village and reflect the scale and contemporary style of the Aberdeenshire rural vernacular. Construction materials will be agreed in detail at planning application stage.

5. Conclusions

5.1 Aberdeenshire Council has formally invited development bids for consideration as part of the process of preparing the next Local Development Plan for Aberdeenshire. The development bid for Lynturk, Kirkton of Tough has been prepared in accordance with the advice given by the Director of Infrastructure Services in January 2018. A site appraisal and analysis were carried out to inform the development bid. We believe there is a strong planning case for the land at Lynturk to be allocated in the new local development plan. We would ask therefore that the land be included in the new local development plan for residential use for 5 houses for the first period of the plan.

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Appendix 1 – Site Location Plan

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Appendix 2 – Adopted LDP Marr Settlement Statement – Kirkton of Tough Extract

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Appendix 3 – Main Issues Report 2012 LDP – Kirkton of Tough Extract

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