Local Development Plan - Planning Assessment
Introduction
This statement is in support of the formal comments made to the online planning system for the South Ayrshire Local Development Plan consultation on behalf of Allanvale Land Investments Ltd. This representation seeks the addition of the Burton Farm site as a housing release site in Appendix D of the Proposed Plan. A separate online representation was made seeking a change from greenbelt to a housing allocation for the site.
The land to the south of Ayr at Burton Farm can be considered a sustainable extension to the town to provide a well designed and defensible green belt boundary for this part of Ayr. This summary assessment will consider the key planning issues to be addressed in the promotion of this land through the emerging South Ayrshire Local Development Plan (LDP).
This supplementary document supports the online comments made to the LDP in response to individual policies in the Plan. This statement will comment on:-
• the existing planning policy framework for this site
• site considered against the principles of the emerging LDP
• landscape implications from this site being developed
• housing land supply problems in South Ayrshire
• infrastructure and deliverability of this site
The subject site is located immediately to the south of Ayr, adjacent to a disused railway line, which is now a footpath. The site presently comprises a number of low grade agricultural fields. The site rises from south to north with its natural topography lending itself to a well contained settlement extension. See the site plan and an indicative Masterplan below.
Existing Policy Background
The South Ayrshire Local Plan (adopted 2010) allocates the subject site as part of the greenbelt on the southern boundary of Ayr. At present this greenbelt boundary does very little to contribute to a sustainable defensible boundary.
The disused rail line, which provides the boundary to the existing developed area, now appears to provide a long distance footpath and connects to the wider network. There is an opportunity to provide an open space feature on this path which can double as a communal park for a new development. The development could then be enclosed within an appropriate landscape setting.
We note there has been a similar housing release in the existing local plan at South East Ayr. This significant housing led mixed use release was important given it led to development being allowed on the eastern side of the A77. The A77 was regarded as the defensible greenbelt boundary at this time and it was evident from this proposal that the Council supported such a housing allocation. Although there are clearly differences in this site than Burton Farm it is evident that a physical feature or boundary on a plan does not necessarily mean this can be regarded as a sustainable defensible greenbelt boundary. The site at Burton Farm can provide a longer term greenbelt boundary as shown in the attached plan.
The new Scottish Planning Policy document addresses the issue of Development Plan preparation and the requirement to guide the future use of land and the appearance of cities, towns and rural areas. The SPP states that the process of engagement, information gathering, analysis and assessment is all geared towards the submission of the plan to the Scottish Government.
In terms of housing the SPP explains that the planning system should contribute to raising the rate of new house building by identifying a generous supply of land for the provision of a range of housing in the right places. We note that South Ayrshire Council has produced a Housing Land Audit, we will consider this below.
The SPP also considers housing land and delivery through the Development Plan. It explains that the creation of mixed sustainable communities depends on a generous supply of appropriate and effective sites being available. Allocating a generous supply of land will give the flexibility necessary for the continued delivery of new housing. LDPs should identify the housing land requirements and allocate a range of sites which are effective or capable of becoming effective to meet these requirements up to year 10. LDPs should also provide an indication of possible scale and location of housing land up to year 10.
Local Development Plan Policies
The Proposed Plan has a section entitled Maintaining and Protecting Land for Housing. This section advises on the housing land requirement for the plan period and beyond, furthermore the plan then advises on the existing housing land allocation and the additional sites proposed for release. This can be summarised as follows:-.....
• 10 year plan, 2013 – 2023: requirement for 6108 units + 1221 units (generous supply) = 7329 requirement
• Established supply that will become effective to 2023: 5277 units
• Housing shortfall required to be met through LDP: 1872 units
The LDP explains that the Council will regularly review the housing land requirements and if there is not enough land available they will potentially release suitable Greenfield sites. In our view this will have to take place as part of this LDP review. The above figures present an over optimistic view of the likely established supply to come forward in the period to 2023. This part of the LDP is also misleading in that it does not outline the effective 5 year supply for South Ayrshire, rather it relies on the 5277 units coming out of the established supply prior to 2023. In our view this highlights a concern that there will not be an effective land supply in South Ayrshire when the plan is adopted. As considered above in the SPP the Council, through the LDP, should allow for a generous supply of housing land of land which is effective.
We will review below some of the main sites in this established supply which are unlikely to provide anything near the number of units required to meet the housing land requirement in South Ayrshire.
South Ayrshire Housing Land Audit (approved 2010)
We will not analyse every site in the audit, rather we will focus on the main providers of sites in South Ayrshire, over 20 units, and the main settlement(s), Ayr, Prestwick and Troon. The majority of existing allocations are in these locations and will have the most influence on the land supply.
SA0231, South Harbour Street, in the established supply since 1985
Post 2017 – 37 units
SA0490A, West Sanquar Road, in the established supply since 2001
Post 2017 – 100 units
SA0490B, West Sanquar Road, in the established supply since 2001
Post 2017 – 80 units
SA0525, McCall Avenue, in the established supply since 2002
Post 2017 – 86 units
SA0527, Seafield Hospital, in the established supply since 2002
Post 2017 – 30 units
SA0546, SE Ayr, in the established supply since 2002
2010 – 2017 – 550 units , Post 2017 – 2150 units
SA0579, Greenan, in the established supply since 2007 Post 2017 – 250 units
SA0581, Ayr Race Course, in the established supply since 2007
2010 – 2017 – 150 units , Post 2017 – 250 units
SA0602, Craigie Campus, in the established supply since 2008
2010 – 2017 – 60 units , Post 2017 – 190 units
SA603, Somerset Park, in the established supply since 2008
2010 – 2017 – 50 units , Post 2017 – 105 units
SA0524, NE Troon, in the established supply since 2002
2010 – 2017 – 275 units , Post 2017 – 325 units
The total Post 2017 supply to come forward, based on these sites alone, is 3603 units. Included in this amount is 2150 units to be built in the SE Ayr site post 2017. Furthermore, the sites highlighted in blue above are programmed as supplying 1085 units prior to 2017. To date none of these sites have produced any units and whilst we do not doubt there will be a level of supply from some of these locations it will not be anywhere near the expected amounts shown in the LDP considered above.
Summary
The Burton Farm site is a logical extension to the south of Ayr and can provide a more sustainable boundary to this part of the town. The proposal can work within the existing topography to provide an enclosed and sheltered development with appropriate landscaping.
The Proposed Plan explains there is a housing shortfall and accordingly proposes new allocations in the Draft Plan. As part of the housing requirement for South Ayrshire there is too much reliance on the delivery of units from the established land supply in the Council area. The LDP as it stands does not accord with the SPP and is not clear in identifying a 5 year effective supply of housing land. There is a requirement to allocate additional land for housing due to this shortfall and the issues with timing over the delivery of various other sites in the local authority area.
In this regard our client’s site should be allocated as a housing allocation and promoted for residential development in this LDP.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
CONTENTS
1. INTRODUCTION
2. SITE ANALYSIS AND CONTEXT
3. PLANNING POLICY AND LAND SUPPLY
4. LANDSCAPE SETTING
5. DESIGN PROPOSALS AND ACCESS
6. SUMMARY
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
1. INTRODUCTION
1.1 – This document has been prepared as a response to the South Ayrshire Council Local Development Plan Main Issues Report. The Council have sought representations and comments on the Main Issues Report to be submitted by 31st January 2018. 1.2 – The site is located in the South West boundary of the town of Ayr and extends to some 30 hectares. It is adjacent to the established Burton Estate and the new build development at Greenan by Mactaggart & Mickel. 1.3 - The site comprises of agricultural land and generally slopes from South to North. This creates a low lying area of ground adjacent to the existing housing area. 1.4 – This document supports the inclusion of the site in the forthcoming Local Development Plan under preparation by South Ayrshire Council as an effective housing allocation. The following reasons are the key issues in support of an allocation: - The site has strong access linkages for vehicular, cycle paths and pedestrian access to the wider South Ayr area - The site is well located to access utilities and all required infrastructure to support residential development - The proposed development area plays no significant role as part of any established Greenbelt area SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
2. SITE ANALYSIS AND CONTEXT
2.1 - The site has a dedicated access from Dunure Road which provides an adequate level of service for all forms of vehicular and pedestrian movement. The site also is well located next to the main cycle path which in turn provides a safe route of cycle and pedestrian movement into the adjacent housing estate and the wider Ayr area.
2.2 – The opportunity to create an enforced defensible boundary to the South of the site is available. It is proposed that this would be via a community woodland which in turn will link through into the cycle path and pedestrian network.
2.3 – Site Investigations have highlighted the suitability of the site for the construction of housing, garden ground and amenity space therefore enforcing the suitability of this site as an effective housing allocation.
2.4 – There has been a number of successful residential new build developments immediately adjacent to and within the environs of the proposed allocation site. This highlights the effectiveness of this location for new build housing and enforcing the deliverability of this site within the LDP deliver period.
2.5 – It is proposed that the site could accommodate between 250 and 300 new build homes along with the proposed community woodland on the southern edge of the site.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
3. PLANNING POLICY AND LAND SUPPLY
The Structure Plan establishes a framework that brings together the aspirations of communities with those of business and industry, and the area’s many supporting agencies and organisations, to provide a strategic land use context to year 2025.
3.1 The Structure Plan was approved in November 2007.
3.2 The five key objectives of the Structure Plan are:
- To stabilise the population in 2025 at current levels; - To support measures that encourage economic development underpinned by a sustainable population; - To seek improved accessibility both within, and to opportunities outside, Ayrshire; - To develop strong and vibrant communities by realising their potential for regeneration and growth and through the promotion of appropriate development for rural areas; - To safeguard and enhance the quality of the environment.
3.3 The vision presented in the Structure Plan for Ayrshire in 2025 is:
‘Ayrshire will be a competitive place contributing to a thriving Scotland, that is receptive to change, open and welcoming to new people, new ideas, new activities and new ways of living: with strong vibrant communities: a well connected, growing, diversified and sustainable economy: an excellent quality of life and healthy environment: with all people enjoying the highest levels of prosperity, choice and accessibility in partnership with the wider West of Scotland.’
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
3.4 - Policy H5
When considering planning applications for new housing developments, the Council will normally require that the proposals accord with the criteria set out in table II of the local plan.
Table II - Criteria for Housing Sites Assessment
Table II refers to 11 criteria that new proposals require to adhere to. Each criteria in turn refers to different guidance documents. The headings of the 11 criteria are as follows: a. Access b. Open space standards c. Design and siting d. Utility services e. Landscape/natural and built heritage/conservation f. Visual impact g. Crime prevention h. Landscaping i. Barrier free design j. Affordable rented housing k. Energy efficiency
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
3.5 - The Design and Access Statement and supporting studies contained within any future planning application will take the detailed aspects of all of the above into account. We are confident that, through liaison with the Council in the lead up to an application, we will address all of the headings identified above accordingly.
3.6 - Policy H13
The Council will seek the provision of affordable housing on all new housing developments with a total site capacity of 15 units or more, or a site size equal to or exceeding 0.6 hectares. A target contribution of 25% of the total number of units will be sought. It is proposed that 25% of new houses developed at Burton Farm will be affordable.
3.7 - Policy SERV1
The Council will encourage and support proposals for the upgrading of infrastructure services throughout South Ayrshire, where in accordance with the aims and objectives of the Plan. Where impact is identified on any existing infrastructure services as a consequence of this development, the requisite measures to mitigate will be included in a future application.
It is clear from our work to date that this site will not have a negative impact upon wider traffic movements. Should this be the case, it is the intention that there will be a contribution via a Section 75 Agreement to ensure that the necessary mitigation measures are implemented.
3.8 - Policy SERV2
The Council will encourage developers to take positive measures to ensure development proposals include good practice in terms of energy conservation.
The detailed energy conservation attributes of individual residential or commercial buildings will come forward through detailed applications. Notwithstanding this, we will seek to utilise the natural aspects of the site to capture the sunlight based upon the Southern facing aspect. The use of solar power, wind generation and individual residential biomass systems will be considered as part of the detailed proposals.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
3.9 - Policy SERV4
The Council will review the transport network with the relevant controlling authority, to identify and implement, or encourage implementation of appropriate solutions to any problems on the transport network which may arise.
We intend to provide a detailed Traffic Impact Assessment at the appropriate time. There is clear access onto the trunk road network from this location and the site is within an existing public transport network route.
3.10 - Strategic Policy SERV5
The Council will seek to ensure that land uses generating high density travel demands are supported by green transport plans and are located where frequent and convenient public transport services are available, or will be made available.
All of the uses proposed are residential and will be included within the Transport Assessment accompanying any planning application. The travel patterns expected from differing uses have been taken into consideration and an appropriate travel plan will accompany any application.
3.11 – Summary.
There is clear policy justification for the inclusion of the site at Burton Farm as an effective site within the Housing Land Supply for South Ayrshire Council.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
4. LANDSCAPE SETTING
4.1 – The proposed area for the development of new build housing sits within a low lying area of the site. This area has no function within the Greenbelt designated area. It currently lies unused as agricultural land and is utilised by dog walkers and other members of the public.
4.2 – The setting of the Greenbelt will be enforced and protected by an area of community woodland which will implemented via a Section 75 Agreement. This woodland will include walkways and cycle paths that will link into the national cycle network.
4.3 – There is a clear distinguishable 42 metre contour line which delineates an area of unused land and the effective Greenbelt. This 42m contour line is the delineated southern edge of the proposed housing area. Below this level, there is no visibility of the land from any location on long distance from anywhere outwith the proposed housing area.
4.4 – The creation of additional access points will reinforce the cohesion between the proposed site and the existing housing areas. It will also create further stability in terms of a defensible urban edge whilst encouraging access to the Countryside. SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
5. DESIGN PROPOSALS AND ACCESS
5.1 – Road access on the Western edge of the site via a roundabout as shown. This will provide adequate access for up to 300 units.
5.2 – Access points to the national cycle network, schools, beach front and all local amenities at 2 distinct points on the site. This also provides for safe routes to school and wider public access throughout the development and to the adjacent Countryside.
5.3 – A blend of bungalows, semi detached and detached housing in mixed style housing blocks throughout the development.
5.4 – A mixture of dwellings with front gardens and no front gardens in order to create an interesting and varied streetscape.
5.5 – Visitor parking will be provided at each dwelling house in order to minimise mass parking and lack of availability for specific visitor traffic.
5.6 – Gardens to have a minimum of 100sqm of space and the design to make use of South facing aspect of the site.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
5.7 – It is intended that roads will be pedestrian zones and a maximum speed of 15mph will be promoted throughout the development. The street form will be such to encourage the car driver to be aware of the pedestrian nature of the streetscape and as such priority will be with pedestrian users.
5.8 – As well as a mix of house types, there will be a blend of house styles within the Masterplan creating an interesting streetscape and themed zones within the housing area. This creates modulation and variation at Masterplan and street level.
5.9 – The southern boundary of the site will be planted on the basis of a community woodland with associated walkways and cycle paths. This will also be provided with appropriate lighting in areas of use and security measures on the boundary where it meets with proposed housing.
5.10 – The interaction of open space, the existing cycle network and the new build housing zones will encourage both residents and public alike to meander through the development in a public realm loop which will link the site from south to north and vice versa.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
6. SUMMARY
The following summarises the main intentions of this representation and submission pertaining the Main Issues Report for the South Ayrshire Local Development Plan 2: - The site is effective in terms of technical aspects of residential development. The site has adequate access, drainage and all necessary utilities. In conjunction with this, the ground conditions are suitable for residential development and the creation of any associated amenity space. As such, there are no technical barriers to this site being developed for new build housing within an effective 5 year period.
- The design aspects of this project have been carefully considered and it is proposed that this will provide both the Local Authority and the Developer(s) to implement a project with a high level of design ethos geared towards improving the built environment, ensuring an enhanced access to the Countryside and providing high quality amenity value for existing members of the public along with the new residents.
- There is clear demand within the Housing Land Supply for new build housing sites to meet the significant shortfall within the initial 5 year period. This is particularly pronounced by the fact that the peripheral towns and villages within South Ayrshire are experiencing little or no activity in new build housing. The core town of Ayr should be the focus and this particular area of Ayr, Doonfoot/Greenan, is clearly an area of demand and deliverability.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
- This site has the potential to contribute towards an upgrade of Doonfoot Primary School via Section 75 and/or Section 69 contributions and payments.
- The site will deliver all of the above within the LDP initial 5 year period and will enhance the weak and unstable Greenbelt/Countryside boundary.
- There is clear policy justification for the inclusion of this site within the LDP 2 for housing use and a planning application in early course would address any specific or detailed issues. By good design and enabling the ethos of wider community access this allocation will enhance the Southern edge of Ayr in terms of amenity, the built environment and continued access to the Countryside.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
CONTENTS
1. INTRODUCTION
2. SITE ANALYSIS AND CONTEXT
3. PLANNING POLICY AND LAND SUPPLY
4. LANDSCAPE SETTING
5. DESIGN PROPOSALS AND ACCESS
6. SUMMARY
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
1. INTRODUCTION
1.1 – This document has been prepared as a response to the South Ayrshire Council Local Development Plan Main Issues Report. The Council have sought representations and comments on the Main Issues Report to be submitted by 31st January 2018. 1.2 – The site is located in the South West boundary of the town of Ayr and extends to some 30 hectares. It is adjacent to the established Burton Estate and the new build development at Greenan by Mactaggart & Mickel. 1.3 - The site comprises of agricultural land and generally slopes from South to North. This creates a low lying area of ground adjacent to the existing housing area. 1.4 – This document supports the inclusion of the site in the forthcoming Local Development Plan under preparation by South Ayrshire Council as an effective housing allocation. The following reasons are the key issues in support of an allocation: - The site has strong access linkages for vehicular, cycle paths and pedestrian access to the wider South Ayr area - The site is well located to access utilities and all required infrastructure to support residential development - The proposed development area plays no significant role as part of any established Greenbelt area SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
2. SITE ANALYSIS AND CONTEXT
2.1 - The site has a dedicated access from Dunure Road which provides an adequate level of service for all forms of vehicular and pedestrian movement. The site also is well located next to the main cycle path which in turn provides a safe route of cycle and pedestrian movement into the adjacent housing estate and the wider Ayr area.
2.2 – The opportunity to create an enforced defensible boundary to the South of the site is available. It is proposed that this would be via a community woodland which in turn will link through into the cycle path and pedestrian network.
2.3 – Site Investigations have highlighted the suitability of the site for the construction of housing, garden ground and amenity space therefore enforcing the suitability of this site as an effective housing allocation.
2.4 – There has been a number of successful residential new build developments immediately adjacent to and within the environs of the proposed allocation site. This highlights the effectiveness of this location for new build housing and enforcing the deliverability of this site within the LDP deliver period.
2.5 – It is proposed that the site could accommodate between 250 and 300 new build homes along with the proposed community woodland on the southern edge of the site.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
3. PLANNING POLICY AND LAND SUPPLY
The Structure Plan establishes a framework that brings together the aspirations of communities with those of business and industry, and the area’s many supporting agencies and organisations, to provide a strategic land use context to year 2025.
3.1 The Structure Plan was approved in November 2007.
3.2 The five key objectives of the Structure Plan are:
- To stabilise the population in 2025 at current levels; - To support measures that encourage economic development underpinned by a sustainable population; - To seek improved accessibility both within, and to opportunities outside, Ayrshire; - To develop strong and vibrant communities by realising their potential for regeneration and growth and through the promotion of appropriate development for rural areas; - To safeguard and enhance the quality of the environment.
3.3 The vision presented in the Structure Plan for Ayrshire in 2025 is:
‘Ayrshire will be a competitive place contributing to a thriving Scotland, that is receptive to change, open and welcoming to new people, new ideas, new activities and new ways of living: with strong vibrant communities: a well connected, growing, diversified and sustainable economy: an excellent quality of life and healthy environment: with all people enjoying the highest levels of prosperity, choice and accessibility in partnership with the wider West of Scotland.’
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
3.4 - Policy H5
When considering planning applications for new housing developments, the Council will normally require that the proposals accord with the criteria set out in table II of the local plan.
Table II - Criteria for Housing Sites Assessment
Table II refers to 11 criteria that new proposals require to adhere to. Each criteria in turn refers to different guidance documents. The headings of the 11 criteria are as follows: a. Access b. Open space standards c. Design and siting d. Utility services e. Landscape/natural and built heritage/conservation f. Visual impact g. Crime prevention h. Landscaping i. Barrier free design j. Affordable rented housing k. Energy efficiency
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
3.5 - The Design and Access Statement and supporting studies contained within any future planning application will take the detailed aspects of all of the above into account. We are confident that, through liaison with the Council in the lead up to an application, we will address all of the headings identified above accordingly.
3.6 - Policy H13
The Council will seek the provision of affordable housing on all new housing developments with a total site capacity of 15 units or more, or a site size equal to or exceeding 0.6 hectares. A target contribution of 25% of the total number of units will be sought. It is proposed that 25% of new houses developed at Burton Farm will be affordable.
3.7 - Policy SERV1
The Council will encourage and support proposals for the upgrading of infrastructure services throughout South Ayrshire, where in accordance with the aims and objectives of the Plan. Where impact is identified on any existing infrastructure services as a consequence of this development, the requisite measures to mitigate will be included in a future application.
It is clear from our work to date that this site will not have a negative impact upon wider traffic movements. Should this be the case, it is the intention that there will be a contribution via a Section 75 Agreement to ensure that the necessary mitigation measures are implemented.
3.8 - Policy SERV2
The Council will encourage developers to take positive measures to ensure development proposals include good practice in terms of energy conservation.
The detailed energy conservation attributes of individual residential or commercial buildings will come forward through detailed applications. Notwithstanding this, we will seek to utilise the natural aspects of the site to capture the sunlight based upon the Southern facing aspect. The use of solar power, wind generation and individual residential biomass systems will be considered as part of the detailed proposals.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
3.9 - Policy SERV4
The Council will review the transport network with the relevant controlling authority, to identify and implement, or encourage implementation of appropriate solutions to any problems on the transport network which may arise.
We intend to provide a detailed Traffic Impact Assessment at the appropriate time. There is clear access onto the trunk road network from this location and the site is within an existing public transport network route.
3.10 - Strategic Policy SERV5
The Council will seek to ensure that land uses generating high density travel demands are supported by green transport plans and are located where frequent and convenient public transport services are available, or will be made available.
All of the uses proposed are residential and will be included within the Transport Assessment accompanying any planning application. The travel patterns expected from differing uses have been taken into consideration and an appropriate travel plan will accompany any application.
3.11 – Summary.
There is clear policy justification for the inclusion of the site at Burton Farm as an effective site within the Housing Land Supply for South Ayrshire Council.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
4. LANDSCAPE SETTING
4.1 – The proposed area for the development of new build housing sits within a low lying area of the site. This area has no function within the Greenbelt designated area. It currently lies unused as agricultural land and is utilised by dog walkers and other members of the public.
4.2 – The setting of the Greenbelt will be enforced and protected by an area of community woodland which will implemented via a Section 75 Agreement. This woodland will include walkways and cycle paths that will link into the national cycle network.
4.3 – There is a clear distinguishable 42 metre contour line which delineates an area of unused land and the effective Greenbelt. This 42m contour line is the delineated southern edge of the proposed housing area. Below this level, there is no visibility of the land from any location on long distance from anywhere outwith the proposed housing area.
4.4 – The creation of additional access points will reinforce the cohesion between the proposed site and the existing housing areas. It will also create further stability in terms of a defensible urban edge whilst encouraging access to the Countryside. SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
5. DESIGN PROPOSALS AND ACCESS
5.1 – Road access on the Western edge of the site via a roundabout as shown. This will provide adequate access for up to 300 units.
5.2 – Access points to the national cycle network, schools, beach front and all local amenities at 2 distinct points on the site. This also provides for safe routes to school and wider public access throughout the development and to the adjacent Countryside.
5.3 – A blend of bungalows, semi detached and detached housing in mixed style housing blocks throughout the development.
5.4 – A mixture of dwellings with front gardens and no front gardens in order to create an interesting and varied streetscape.
5.5 – Visitor parking will be provided at each dwelling house in order to minimise mass parking and lack of availability for specific visitor traffic.
5.6 – Gardens to have a minimum of 100sqm of space and the design to make use of South facing aspect of the site.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
5.7 – It is intended that roads will be pedestrian zones and a maximum speed of 15mph will be promoted throughout the development. The street form will be such to encourage the car driver to be aware of the pedestrian nature of the streetscape and as such priority will be with pedestrian users.
5.8 – As well as a mix of house types, there will be a blend of house styles within the Masterplan creating an interesting streetscape and themed zones within the housing area. This creates modulation and variation at Masterplan and street level.
5.9 – The southern boundary of the site will be planted on the basis of a community woodland with associated walkways and cycle paths. This will also be provided with appropriate lighting in areas of use and security measures on the boundary where it meets with proposed housing.
5.10 – The interaction of open space, the existing cycle network and the new build housing zones will encourage both residents and public alike to meander through the development in a public realm loop which will link the site from south to north and vice versa.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
6. SUMMARY
The following summarises the main intentions of this representation and submission pertaining the Main Issues Report for the South Ayrshire Local Development Plan 2: - The site is effective in terms of technical aspects of residential development. The site has adequate access, drainage and all necessary utilities. In conjunction with this, the ground conditions are suitable for residential development and the creation of any associated amenity space. As such, there are no technical barriers to this site being developed for new build housing within an effective 5 year period.
- The design aspects of this project have been carefully considered and it is proposed that this will provide both the Local Authority and the Developer(s) to implement a project with a high level of design ethos geared towards improving the built environment, ensuring an enhanced access to the Countryside and providing high quality amenity value for existing members of the public along with the new residents.
- There is clear demand within the Housing Land Supply for new build housing sites to meet the significant shortfall within the initial 5 year period. This is particularly pronounced by the fact that the peripheral towns and villages within South Ayrshire are experiencing little or no activity in new build housing. The core town of Ayr should be the focus and this particular area of Ayr, Doonfoot/Greenan, is clearly an area of demand and deliverability.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR
- This site has the potential to contribute towards an upgrade of Doonfoot Primary School via Section 75 and/or Section 69 contributions and payments.
- The site will deliver all of the above within the LDP initial 5 year period and will enhance the weak and unstable Greenbelt/Countryside boundary.
- There is clear policy justification for the inclusion of this site within the LDP 2 for housing use and a planning application in early course would address any specific or detailed issues. By good design and enabling the ethos of wider community access this allocation will enhance the Southern edge of Ayr in terms of amenity, the built environment and continued access to the Countryside.
SOUTH AYRSHIRE COUNCIL – MAIN ISSUES REPORT
PROPOSED HOUSING DEVELOPMENT – BURTON FARM, AYR