Alfred Stewart Property Foundation Ltd Hilton, Rosyth (Employment)

Alfred Stewart Property Foundation Ltd

Hilton, Rosyth (Employment)

FIFEplan Local Development Plan Proposed Plan

December 2014 PPCA Ltd FIFEPlan Contents

1 Introduction ...... 2 Local Development Plan Proposed Plan

2 Planning Policy Context ...... 4 3 Hilton as a Development Location ...... 9 4 Proposed Uses ...... 10 Hilton, Rosyth 7 Access ...... 12 8 Council Site Assessment ...... 13 9 Conclusion ...... 19 PPCA Ltd On behalf of Appendix 1 – Location Plan ...... 20 Alfred Stewart Property Foundation Limited Appendix 2 – Fife Employment Land Audit Extract ...... 22 Appendix 3 – Indicative Development Framework ...... 25

Appendix 4 – Transport Planning Accessibility Statement ..... 27 Appendix 5 – FIFEPlan Development Strategy Consultation.. 40

Appendix 6 – Scottish Natural Heritage Letter ...... 42 Appendix 7 – Energised Environments Environmental Supporting Information ...... 55

Appendix 8 – Scottish Natural Heritage Email ...... 70 Appendix 9 – Fifeplan LDP Candidate Site Assessment ...... 72

ASPFL Hilton, Rosyth

1 Introduction

1.1 PPCA Ltd has been instructed by the Alfred Stewart Property 1.2 Hilton represents an excellent opportunity to deliver a high quality Foundation Limited (ASPFL) to make a representation to the Class 4 employment development that will meet local, Council FIFEPlan Local Development Plan Proposed Plan opposing wide and national employment needs. The site is well located in the non-allocation of land for employment uses at Hilton terms of the local and national roads network and immediately Rosyth (see Appendix 1). The site is included in the Main adjacent to the Rosyth Naval Dockyard. Issues Report Site Atlas and Proposed Plan Site 1.3 Settlements in and around the northern bridge landfall of the Assessments with reference LDP-ROS002(b). existing and proposed Forth Road Crossing make a significant contribution to meeting wider employment needs in Fife. 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.

1.4 The site proposed is wholly in the control of ASPFL.

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.

ASPFL Hilton, Rosyth

2 Planning Policy Context provide jobs and identifies seven key sectors with particular opportunities for growth. These 2.1 NPF3, as approved by the Scottish Government, guides opportunities arise from existing competitive Scotland’s spatial development for the next 20 years and is a advantage and the potential to capitalise on material consideration in Development Plan preparation and our natural assets. Our key sectors are: planning applications. energy; food and drink; life sciences; tourism; financial and business services; universities 2.2 NPF3 confirms the Scottish Government’s central purpose to and the creative industries.” create a more successful country, with opportunities for all to

flourish, through increasing sustainable economic growth. To 2.4 NPF3 seeks to ensure that all parts of Scotland make best use of achieve this, the Government Economic Strategy aims to share their assets to build a sustainable future. Planning will help to the benefits of growth by encouraging economic activity and create high quality, diverse and sustainable places that promote investment across all of Scotland’s communities, whilst well-being and attract investment. protecting natural and cultural assets. 2.5 Paragraph 2.7 notes that great places support vibrant, 2.3 Job creation is a fundamental aim of the Scottish Government empowered communities, and attract and retain a skilled Economic Strategy and forms part of the sustainable economic workforce. Emerging technologies for renewable energy and growth policy set out in NPF3. Paragraph 2.2 notes – improved digital connectivity are changing the understanding of what constitutes a sustainable community. The Scottish

Government supports growth in priority sectors and locations, “The Scottish Government Economic Strategy aims to stimulate economic activity and and promotes a place-based approach to development. This is investment across all of Scotland’s endorsed by ASPFL and through its promotion of Hilton for high communities. It sets out the action we are quality employment uses. taking to accelerate economic recovery and

ASPFL Hilton, Rosyth

2.6 It notes that Edinburgh is Scotland’s capital city, and the south Scottish Planning Policy east of the country supports many of our most important economic assets – and many more future opportunities. The city 2.8 Scottish Planning Policy, published in 2014, set out national region extends north into Fife. Edinburgh is one of Europe’s most planning policies which reflect Scottish Ministers’ priorities for important centres for financial services and tourism, and the operation of the planning system and for the development and world’s foremost festival city. Energy will be an increasingly use of land in Scotland. In line with NPF3 it promotes sustainable important sector, centred on the city and at sites around the economic growth and a presumption in favour of development Forth. Life sciences will also see growth, in particular in clusters that contributes to sustainable development. linked to universities. Creative industries, universities and food 2.9 Scottish Planning Policy notes that by locating the right and drink all have a strong presence in the city region, and good development in the right place, planning can provide prospects for growth. Hilton is a highly sustainable location for opportunities for people to make sustainable choices and such development. improve their quality of life. Well-planned places promote well-

2.7 NPF3 states that the completion of the Queensferry Crossing, being, a sense of identity and pride, and greater opportunities for the Forth Replacement Crossing which was included as a social interaction. Planning therefore has an important role in national development in NPF2, will further strengthen promoting strong, resilient and inclusive communities. Delivering connectivity along Scotland’s east coast economic corridor. It high-quality buildings, infrastructure and spaces in the right notes that Dunfermline is an important employment hub. Within locations helps provide choice over where to live and style of that context, and given its excellent transport link to the M90 home, choice as to how to access amenities and services and motorway and location adjacent to the Royal Naval Dockyard at choice to live more active, engaged, independent and healthy Rosyth, site LDP-ROS002(b) at Hilton is a highly sustainable and lifestyles. ASPFL is committed to delivering such development at accessible business location. Hilton to achieve the aims set out above.

ASPFL Hilton, Rosyth

2.10 Scottish Planning Policy prioritises high quality design and layout in its aim for sustainable economic growth. By taking a positive 2.13 Hilton is located adjacent, and represents a natural extension, to approach to new development, planning authorities can help to the Royal Naval Dockyard facility at Rosyth Port. It is proposed create the right conditions for rural businesses and communities that the employment allocation will deliver high quality Class 4 to flourish. The aim should be to enable development in all areas Business Use development aligned with existing such provision that supports prosperous and sustainable communities whilst to the east. The scale and nature of development proposed at protecting and enhancing environmental quality. Rosyth Park will enable a flexible approach to new high quality 2.11 Development Plans should promote economic activity and business development and creation including in the key sectors diversification in all small towns and rural areas. Development of energy, life sciences, universities and the creative industries that provides employment or community benefit should be and; tourism and the food and drink sector. encouraged. 2.14 Scottish Planning Policy notes that Local Development Plans 2.12 On the subject of economic development Scottish Planning should allocate a range of sites for business, taking account of Policy of 2014 notes that the planning system should promote current market demand; location, size, quality and infrastructure business and industrial development that increases economic requirements; whether sites are serviced or serviceable within activity while safeguarding and enhancing the natural and built five years; the potential for a mix of uses; their accessibility to environments as national assets. It should allocate sites that transport networks by walking, cycling and public transport and meet the diverse needs of the different sectors and sizes of their integration with and access to existing transport networks. business which are important to the plan area in a way which

is flexible enough to accommodate changing circumstances and allow the realisation of new opportunities; and give due weight to net economic benefit of proposed development.

ASPFL Hilton, Rosyth

2.15 As a business and residential location, Hilton is ideally situated to 2.19 The Key aims of the Strategic Development Plan are to – meet Scottish Government sustainable transport aims and  Enable growth in the economy by developing key objectives. It has access to the M90 motorway at the northern economic sectors, acting as the national hub for landfall of the bridges network that spans the Forth. It also has development and supporting local and rural access to the strategic rail network at Inverkeithing. It is served by a frequent bus service along the site frontage. development.

 Set out a strategy to enable delivery of housing SESPlan Strategic Development Plan requirements to support growth and contribute to meeting housing need in the most sustainable 2.16 The SESPlan Strategic Development Plan was approved by locations. Scottish Ministers in June 2013 with the Supplementary Guidance on Housing Land approved variously in 2014.  Integrate land use and transport, reduce the need to travel and cut carbon emissions by steering 2.17 The spatial strategy of the Plan seeks to ensure that, by 2032, new development to the most sustainable the Edinburgh City Region is a healthier, more prosperous and locations. sustainable place which continues to be internationally recognised as an outstanding area in which to live, work and do  Conserve and enhance the natural and built environment. business.  Promote green networks including through 2.18 New Class 4 employment development at Hilton will directly increasing woodland planting to increase contribute to this aim. competitiveness, enhance biodiversity and create more attractive, healthy places to live.

ASPFL Hilton, Rosyth

 Promote the development of urban brownfield land 2.21 The business proposal at Hilton will encourage a more for appropriate uses. sustainable economy and is perfectly poised to take advantage of waterfront developments.  Promote the provision of improved infrastructure to enhance connectivity within the area, between the area and other parts of the UK and elsewhere to support economic growth and meet the needs of communities.

 Contribute to the response to climate change through mitigation and adaptation and promote high quality design / development.

2.20 The SESPlan Economy Technical Note highlights that the former NPF2 identifies strategic concentrations in the SESplan area in the Lothians and South Fife with specific mentions of West Edinburgh, the Edinburgh Waterfront and the Upper Forth (Dunfermline and Rosyth area). These areas are considered to offer significant strategic economic growth potential. Additionally, Rosyth is identified as a location for major economic growth including the development of an international container port terminal.

ASPFL Hilton, Rosyth

3 Hilton as a Development Location 3.3 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 agricultural 3.4 Hilton has excellent transport links with Fife, the Edinburgh City land beyond which there is business and residential development region and internationally. Road, rail, sea and air links are all in that forms the western edge of Rosyth. To the west is a tree belt close proximity to the Hilton site. The sustainability of the site is beyond which is open agricultural land. The site is currently in further enhanced by the employment, education, retail and agricultural use. It covers approximately 13 hectares. leisure uses within the vicinity of the site. 3.2 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

design and layout would mitigate visual impact of such development. The southern portion of the site may be glimpsed from the Forth Bridge but it is set against the nearby Rosyth dockyard development.

ASPFL Hilton, Rosyth

4.4 In views from the north, most of the site would be bounded and 4 Proposed Uses set in context by the Admiralty Business Park to the east and HMS Caledonia to the west and south. The proposals include a 4.1 Class 4 employment development at Hilton will be supported by large woodland copse along the A985 to create a landscape associated development such as open space and landscaping. framework for the site, but not to screen it entirely and a copse at This will enhance the range and choice of employment Brucehaven to reinforce the enclosure provided by the existing opportunities in the local area and help maintain the Rosyth woodland. “green” status in the latest Employment Land Audit produced by the Council (Appendix 2). 4.5 The ridge at Windylaw Edge would be left as open space to preserve this landscape feature and to avoid skyline 4.2 The site is contained to the west by the woods at Windylaw edge, development in views from the Forth (See Appendix 3: Indicative which forms a strong defensible boundary and avoids any risk of Development Framework). coalescence with Limekilns to the west. In terms of landscape fit, the site effectively falls into two halves, the strip along the south 4.6 The fields below Windylaw Edge are gently sloping, well side of the A985, and the fields below Windylaw Edge. Between contained by topography and the existing woodland, with these two is the ridge of Windylaw Edge, which runs between stunning views to the south across the Forth and east across the Limekilns and the buildings of HMS Caledonia. dockyards. Development would be kept to the lower and flatter parts of this site, with the containment reinforced by additional 4.3 The strip of land south of the A985 is effectively the southern woodland planting below the Edge. In views back, the edge of the rolling landscape around Douglasbank and Blackhall. development would be entirely contained and back dropped by It is visible from this area of countryside but from few houses and woodland and Windylaw Edge. only intermittently from Brankholme Brae.

ASPFL Hilton, Rosyth

Marketability Statement

5.1 ASPFL has been in detailed discussions with a national firm of Agents and Local Authority planning officials who have confirm demand for Class 4 Business Use to supplement and support the Deep Water facility at Rosyth Dock. This is seen as an area with significant strategic growth potential due to proximity to the Forth Replacement Crossing. No detailed discussion with potential site operators has taken place to date. However, this will happen as the site is progressed through the Local Development Plan process.

ASPFL Hilton, Rosyth

7 Access 7.6 There is the potential to further improve cycle connectivity in the local area through the creation of a new cycle link between the 7.1 In terms of access Hilton is a very sustainable site, it has east and west sides of the proposed business area linking with excellent transport links, with road, rail, and sea connections all NCN Route 76. The creation of a new link would remove the in close proximity. This is assessed in detail in the accompanying need for cyclists utilising NCN Route 76 to travel along the Transport Statement (Appendix 4). A985(T) towards Limekilns. In addition and as noted above, the National Cycle Network Route extension is now open. 7.2 Vehicular access to the employment portion of the site would likely be taken from a fourth arm to be provided on the 7.7 The potential exists to extend Stagecoach Service 19 along the roundabout at the junction of Hilton Road and Caledonia Way. Hilton Road frontage of the development along with the provision There is no known issue with either road capacity or safety in this of associated bus stops and waiting facilities. It may also be respect. possible to reroute the existing Stagecoach Service 71 along Hilton Road rather than the A985. These, and other public 7.3 There is existing footpath provision to serve the site. The site lies transport improvements, would be explored further as any within 1600m of local facilities. development proposals are progressed.

7.4 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.

7.5 Cycle connectivity to the site(s) is currently excellent with recent improvement and extension to the Fife coastal path network and cyclists will be able to utilise pedestrian and vehicular accesses to the site.

ASPFL Hilton, Rosyth

8 Council Site Assessment With respect to the Local Development Plan Site Assessment prepared by the Council, the proposed development sites in 8.1 As part of the preparation process for the Local Development question are sustainable and deliverable in the context of the Plan, the Scottish Government raised concerns at the Main Local Development Plan Development strategy. There is mixed Issues Report stage in 2013 that the document did not provide a use business development to the south and east of the proposed preferred and alternative sites strategy as required by legislation. site boundary. In order to comply with that requirement, Fife Council undertook such an exercise in late 2013 / early 2014. 8.3 Whilst the nature of the boundaries, being landscaped, formal public open space, may be considered “soft” (as opposed to a

8.2 The documentation produced by the Council as part of that hard urban edge) these are still well defined and easily exercise included the following statement – identifiable boundaries nonetheless. Admiralty Road is a clear boundary to the north. Linkages to this development, and beyond “Although not part of the SESplan Strategic to the town, would be provided as part of detailed development Development Area (sic), the accessibility of proposals. Such development could provide complementary uses the Forth Bridgehead area around associated with the commercial, business and Dockyard facilities Inverkeithing and Rosyth to Fife and regional to the south. job markets make it a location that offers potential for future allocations.”

ASPFL Hilton, Rosyth

8.4 There is considered to be no issue of coalescence apparent in 8.7 Detailed matters of visual impact would be addressed in detailed relation to proposed development at this location. It is not clear site submissions as part of a future planning application process. what the proposed development would be coalescing with. Should such an issue arise then it is noted that the Reporter at 8.8 The Site Assessment refers to the site being located within a the last Local Plan Examination stated that this could be “Local Landscape Area”. This is wrong. From the interactive mitigated for. Loss of greenfield land is necessary to Local Development Plan map the LLA boundary is the northern accommodate the development requirements set out in the edge of the B985. This has been acknowledged by Scottish Approved Strategic Development Plan. Natural Heritage in the minute of the meeting held on 21st November 2014 and referred to later. The site forms part of the 8.5 The site is wholly deliverable within the lifetime of the emerging Admiralty Green Network Policy Area. this includes the entire Local Development Plan. coastal area from Windylaw edge to well into the urban area of Rosyth and includes the naval dockyards. It is, clearly, not a 8.6 The Council Site Assessment notes that the wider site is presumption against development. Detailed design and layout “prominent on south (sic) facing slopes on end of east – west could introduce screen plating or vegetation to the north and (sic) ridgeline”. Whilst this would appear to refer to the larger south of the site that would complement and thus remove any area promoted for development, the site rises slowly from the negative impact upon surrounding landscape designations. A985 and the commercial development associated with the Port are clearly visible as features in the landscape. The semi-mature 8.9 The Adopted Local Plan notes that – and mature landscape screening that is used to hide commercial “The area to the south west and west of development at Caledonia Heights could be extended to serve a Dunfermline is designated a Local Landscape screening purpose as part of a wider green infrastructure along Area and as such development in this location the A985 for the site that is the subject of this development must have particular regard to the nature and proposal.

ASPFL Hilton, Rosyth

topography of the landscape and 8.10 The employment element of the wider proposed development at accommodate the requirements of the Local Hilton was supported by Council planning officials through the Landscape Area policy in this Local Plan” Local Development Plan Main Issues Report process as a preferred site for employment uses (Appendix 5) associated with Local Plan Policy E19 states that – the Rosyth Dockyard adjacent until such times as a response to consultation on the content of the Local Development Plan “Development proposed within an Local Proposed Plan was received from Scottish Natural Heritage in Landscape Area or outwith the boundary but July 2014. This response noted, inter alia, that – which may impact upon the designated area, will only be permitted where it has no significant adverse affect on the identified “This includes the Hilton Site (ROS018), which landscape qualities of the area and/or its we note has now changed from being proposed overall landscape integrity and setting. as a mixed use site, to being proposed as an Proposals must demonstrate through form, employment site. We highlight that this site part scale, layout, detailing, siting, design, sits within the Local Landscape Area and part materials, and landscape treatment, how the sits adjacent to the boundary. We agree with the development will contribute to the conservation, green network priority identified for this site that: restoration, or enhancement of the special landscape area and its associated character ‘Avoiding development on the higher south and qualities.” facing slopes, the ridgeline and the north-facing slope would help retain the open skyline of Coastal Hills in views from both north and south.’

ASPFL Hilton, Rosyth

We would welcome a revised allocation which 8.12 The scale and the location of the development proposed will not avoids development on the ridge line and have an adverse impact on the overall designated area. The northern part of the site, to align with the green designation itself is not a presumption against development and network priority highlighted above. This would development has been allowed elsewhere in such designated limit the visual impacts that this isolated area in Fife. The detailed requirements set out in the Policy development is likely to have on the A985 and above in relation to form, scale, design, siting and landscaping the rural setting of Pattiesmuir. will all be taken into account in detailed proposals for development as they come forward through the planning process 8.11 The full SNH response is appended to this submission (Appendix thus negating any impact upon the designated area. 6). The Local Development Plan Proposed Plan identifies part of 8.13 The support originally offered to the allocation through the Main the site to the extreme south as part of a wider green network Issues Report process negates the Council stance on the supply asset and the site in general as a “green network opportunity” to of land for employment use in Rosyth as set out in its improve local connectivity. The site is an operational agricultural Employment Land Audit. Clearly, there is no issue with adding to field at this time with very limited biodiversity value. The the supply in an area designated “green” in that Audit. proposed development of the site for employment uses will both 8.14 The response from Scottish Natural Heritage above does not protect the existing asset to the south and allow for the require the removal of the site from the Local Development Plan environmental enhancement aspired to by the emerging Local Proposed Plan. The SNH response suggests an alternative, Development Plan elsewhere within the site. This is detailed in smaller, allocation of land for employment uses with the Supporting Environmental Report (Appendix 7). incorporation of green network measures on land adjacent to the existing naval dockyard on the south facing slope at Hilton. This is acceptable to ASPFL.

ASPFL Hilton, Rosyth

8.15 Following a meeting with SNH on 21st November 2014 in site surrounds Category B listed Hilton Farmhouse Edinburgh to discuss its response to the Local Development Plan and C listed cottages. The context and setting adds Proposed Plan it was confirmed that SNH did not request that the meaning and significance to the historic and site be removed from the Local Development Plan. This is architectural character of the buildings. clarified in the minute of the meeting produced by Scottish Development to create individual settings for both Natural Heritage and appended to this submission (Appendix 8). farm and cottage” As noted above ASPFL supports a site development footprint 8.18 This matter can be wholly accommodated with detailed design that allows for screening to the north and south of the site and proposals for the site. protection of the ridgeline with green corridors into which sensitive employment development can be located. This is set 8.19 It is noted that the Site Assessment requires the production of a out in detail in the accompanying environmental statement. Transportation Assessment in support of the uses put forward through submissions to the Proposed Plan. This would and can 8.16 The Council Site Local Development Plan Proposed Plan only be produced as part of detailed development proposals as Assessment (Appendix 9) notes that no development should be the site moves forward through the planning process. within 10m of identified woodland habitat on and adjacent to the Cognisance will also be taken of air quality issues arising along site. With this proviso no negative impact on biodiversity is Admiralty Road as part of that process. The issue of air quality anticipated. This can be wholly accommodated within detailed raised in this, and other, Site Assessments may best be site development proposals. addressed by the designation of the problem areas as Air Quality

Management Areas. 8.17 With respect to built heritage, the Site Assessment notes that –

“desktop analysis has included review of proximity to listed buildings, conservation areas and scheduled ancient monuments. In this respect the

ASPFL Hilton, Rosyth

8.20 However, in relation to walking and cycling, a walk distance of 1600m (as laid out in PAN75) takes in (easily) Rosyth. Furthermore, as noted above, National Cycle Route 76 passes directly by the site on Hilton Road and access to passing bus services on the A985 is easily attained.

8.21 Consultation will be undertaken with the necessary statutory authorities in relation to details of development in the proximity of the Naval Dockyard.

9 Conclusion 9.3 Hilton is a deliverable and sustainable location for employment

development. It is in the control of a landowner willing to release 9.1 Representation is lodged to the non-allocation of land at Hilton, the site for development. Rosyth for Class 4 employment uses. The site can accommodate

approximately 13 hectares of employment land for business 9.4 It is requested that the site be allocated for the above uses in the uses. There are no environmental designations that would emerging FIFEPlan Local Development Plan Proposed Plan. prevent site development and the site would incorporate

landscape and biodiversity features to positively integrate it in to

the surrounding area and create biodiversity opportunities.

Concerns raised by SNH can be accommodated as part of the

detailed design process for the site.

9.2 The proposed development site at Hilton represents an excellent

opportunity to deliver a high quality business development to provide much needed employment land.

ASPFL Hilton, Rosyth

Appendix 1 – Location Plan

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 (Employment ) Site Boundary PPCA Ltd Fifeplan Local Development Plan Proposed Plan Hilton, Rosyth (Employment)

Figure 1

ASPFL Hilton, Rosyth

Appendix 2 – Fife Employment Land Audit Extract

ASPFL Hilton, Rosyth

Appendix 3 – Indicative Development Framework

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 (Employment) Site Boundary Development Areas PPCA Ltd Fifeplan Local Development Plan

Landscaping Access Hilton, Rosyth (Employment) Indicative Development Framework Green Network Connections

ASPFL Hilton, Rosyth

Appendix 4 – Transport Planning Accessibility Statement

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

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)

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

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

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

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.

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.

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.

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.

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.

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.

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.

Accessibility Statement

Appendix A

Figures

ASPFL Hilton, Rosyth

Appendix 5 – FIFEPlan Development Strategy Consultation

ASPFL Hilton, Rosyth

Appendix 6 – Scottish Natural Heritage Letter

ASPFL Hilton, Rosyth

Appendix 7 – Energised Environments Environmental Supporting Information

ROSYTH SITE ROS002B – LOCAL DEVELOPMENT PLAN REPRESENTATION Environmental Supporting Information

Quality Management

Version 1 Version 2 Version 3 Version 4 Date 24 November 2014 25 November 2014 Prepared by J Hazzard J Hazzard

Signature

Checked by J Clark J Clark

Signature

Authorised by J Hazzard J Hazzard

Signature

Project number 10199-001 10199-001

Client

Alfred Stewart Property Foundation Ltd 16 Newlands Kirknewton EH27 9LR

Energised Environments Limited

7 Dundas Street Edinburgh EH3 6QG Registration Number: SC450178

Contact: Jenny Hazzard T: 0131 557 8325 [email protected]

Project number: 10199-001 i ENERGISED ENVIRONMENTS Dated: 25/11/2014

Table of Contents

1 Introduction and Background 3 1.1 Introduction 3 1.2 Scottish Natural Heritage Considerations 3 2 Site Description and Setting 4 2.1 The Site 4 2.2 The Surrounding Area 4 2.3 Protections and Designations 5 3 Green Network 6 3.1 Existing and Proposed Green Network 6 4 Scottish Natural Heritage Meeting 6 5 Discussion 9 6 Recommendations 10

Figures

Figure 1 Site Location Plan

Figure 2 Landscape Character Types

Figure 3 Suggested Green Buffers

Project number: 10199-001 ii ENERGISED ENVIRONMENTS Dated: 25/11/2014

1 Introduction and Background

1.1 Introduction

1.1.1 Energised Environments Limited (EE) has been commissioned by Alfred Stewart Property Foundation Limited (ASPFL) to provide consultancy advice relating to a proposed representation to the Fife Local Development Plan (LDP). Our advice relates to environmental (predominantly landscape and biodiversity) issues, and we have not commented on aspects such as land use requirements in terms of employment land, agricultural or other land uses.

1.1.2 ASPFL owns a parcel of land on the south side of the A985 – Admiralty Road, west of Caledonia Way, to the west of Rosyth, Fife. This parcel of land is the subject of a representation to the Fife LDP, which is open for consultation until 8 th December 2014. The land area is shown in Figure 1 and the extract below, and is referred to as ROS002b.

1.2 Scottish Natural Heritage Considerations

1.2.1 The ROS002b site had been proposed as an area for employment use, and it is understood that Fife Council had expressed support for that, giving it “preferred site” status in the Main Issues Report. Fife Council has since consulted with Scottish Natural Heritage (SNH) on this proposal, and SNH has expressed concerns relating to potential landscape impacts, and effects on the Green Network.

1.2.2 It is understood that Fife Council is inclined, based on SNH’s concerns, to not allocate the ROS002b site for employment use.

1.2.3 EE has been commissioned to visit the site and surrounding area, review SNH’s concerns, discuss them with SNH and consider their validity, consider options for addressing the stated concerns while still providing development options for the site, and present such options to ASPFL to inform its representation to the LDP.

Project number: 10199-001 3 ENERGISED ENVIRONMENTS Dated: 25/11/2014

2 Site Description and Setting

2.1 The Site

2.1.1 The site is a circa 12.4 hectare parcel of land on the south side of the A985 – Admiralty Road, as shown on Figure 1 .

2.1.2 The current land use on the site is entirely arable agriculture. There are areas of low scrub along the boundaries at the north, east and southwest. To the west (off-site) is a small area of woodland, possibly semi-natural in the northern section, but apparently plantation in the south. A cottage (Brucehaven) with associated landscaping is adjacent to the west of the northern-most site area.

View of the site from the north

2.1.3 The land rises up from a level of approximately 35m Above Ordnance Datum (AOD) at the A985 on the northern site boundary, to a high point of approximately 43m AOD, 360m south of the northern site boundary. The land then falls fairly steeply towards the south, to approximately 12m AOD at the southernmost point of the site.

2.1.4 The high point noted above is part of an east-west trending ridge that extends from Limekilns to the west, across to the industrial/employment area some 330m east of the site. 2.2 The Surrounding Area

2.2.1 To the north of the site is Admiralty Road (the A985), beyond which is further agricultural land, with the Brankholm Burn flowing east-west approximately 100m north of the road. A development of approximately 15 to 20 homes (Brucehaven Cottages and Pattiesmuir) is located on the north side of the burn, northeast of the subject site.

2.2.2 To the east of the site is Hilton Road (at the north end) and Caledonia Way. A small roundabout joins these two roads, with Caledonia Way extending south from the roundabout, and Hilton Road continuing east away from the site. The land use east of the road corridor is agricultural, with a farm house located approximately 130m east of the northern part of the site boundary.

2.2.3 To the east of the field adjacent to the eastern site boundary, there is an area of employment land. A series of six blocks (apparently offices) is located on the south side of Hilton Road, with further employment land use beyond, to the east and southeast. This essentially joins with the extensive industrial development at and around the Rosyth naval base and Rosyth Europarc.

Project number: 10199-001 4 ENERGISED ENVIRONMENTS Dated: 25/11/2014

View from Hilton Road eastward towards nearby office blocks

2.2.4 The topographical ridge across the subject site (noted above) may have historically extended farther to the east, but if so it has been modified by commercial and industrial development. In that developed area, the ground level is fairly consistent at around 35m AOD from the A985, for some 400m south of the road. The office blocks and other employment land to the east are constructed on the ‘plateau’ of land at c.35m AOD, south of Hilton Road, with further commercial/industrial development on lower ground farther south.

2.2.5 To the south-southeast of the site is industrial land apparently associated with the naval base and/or port operations.

2.2.6 To the west of the site, as noted above, is an area of woodland. Beyond the woodland there is additional agricultural land, extending to approximately 500m from the western site boundary, where the settlement of Limekilns is located. 2.3 Protections and Designations

2.3.1 There are no national or international designations applicable to the site or adjacent area (e.g. Sites of Special Scientific Interest, Special Protection Areas, Special Areas of Conservation).

2.3.2 The area to the north of the A985 is defined as a Local Landscape Area (LLA). This extends west to the B9156, and east to Brankholm Brae. The designation is a local, rather than a statutory, designation.

2.3.3 The area north of the A985 is also defined as Greenbelt in the current adopted Local Plan.

2.3.4 The Fife Coastal Path (a Core Path) coincides with the western and northern site boundaries, extending eastward along the A985 before turning south towards the coast, farther to the east.

Project number: 10199-001 5 ENERGISED ENVIRONMENTS Dated: 25/11/2014

3 Green Network

3.1 Existing and Proposed Green Network

3.1.1 The Green Network, as described by the SNH and Fife Council publication, ‘Green Networks in Fife – FIFEPlan Background Paper’ (January 2013) is an interconnected network of woodlands, other natural or semi-natural habitats, watercourses/wetlands, formal/informal greenspace around urban areas, and active travel routes (walking/cycling).

3.1.2 The objectives of the Green Network relate to biodiversity, cycling and walking, flood risk alleviation, leisure, and improving agricultural and economic potential. The Council aims to avoid fragmentation of existing networks, and to identify key opportunities to enhance them.

3.1.3 Mapping provided in the above document does not include the Rosyth area. However, mapping provided as part of the LDP consultation draft shows a Green Network route along the A985, on the southern boundary of the Local Landscape Area. It also shows two proposed new Green Network routes, across the subject site itself, leading eastward from the woodland adjacent to the western site boundary. Another proposed new Green Network route follows the southern site boundary.

Extract from Fife Council’s LDP Consultation Draft, showing proposed new green network arrows across the subject site 4 Scottish Natural Heritage Meeting

4.1.1 EE and PPCA Ltd met with SNH on 21 November 2014, to discuss the concerns SNH had raised regarding allocation and eventual development of the subject site.

4.1.2 At that meeting, SNH provided a copy of the full letter written to Fife Council relating to the site and others in the local area. This letter includes the following comments relating to the subject site:

“Sites which are located within the Local Landscape Area and the Coastal Hills Landscape Character Type are sensitive, prominent sites and any new development should be confined to essential expansion. This includes [the subject site], which we note has now changed from being proposed as a mixed use site, to being proposed as an employment site. We highlight that this site part sits within the Local Landscape Area and part sites adjacent to the

Project number: 10199-001 6 ENERGISED ENVIRONMENTS Dated: 25/11/2014

boundary. We agree with the green network priority identified for the site that:

‘Avoiding development on the higher south facing slopes, the ridgeline and the north-facing slope would help retain the open skyline of Coastal Hills in views from both north and south.’

We would welcome a revised allocation which avoids development on the ridge line and northern part of the site, to align with the green network priority highlighted above. This would limit the visual impacts that this isolated development is likely to have on the A985 and the rural setting of Pattiesmuir.”

4.1.3 At the meeting with SNH, the statement regarding the subject site being part within the Local Landscape Area (LLA) was queried. It is clear from mapping available on Fife Council’s website that no part of the subject site is within the LLA . The boundary of the LLA is formed by the A985 to the north of the subject site.

4.1.4 SNH confirmed at the meeting that the reference to the LLA may be an error and that it may in fact refer to part of the site being within the Coastal Hills Landscape Character Type (LCT).

4.1.5 SNH also noted that they had no detailed knowledge of Fife Council’s Green Network aspirations, or the specific proposals relating to Green Network routes across or adjacent to the subject site. No concerns were raised regarding fragmenting the existing Green Network or negatively affecting Green Network aspirations.

4.1.6 Some discussion was had as to the potential for buffering development on the site, such that the northern-most site area remained undeveloped and could be planted with appropriate screening vegetation (thereby also improving Green Network linkages). Similarly, the ridge-line could be planted to provide connectivity from the woodland to the west, avoiding development on the prominent ridge. The southern part of the site was proposed as being most appropriate for employment land development, connecting with the existing development to the south and southeast. SNH noted that these proposals seemed reasonable and would be taken into account in the event of a future planning application requiring SNH’s input.

4.1.7 Some discussion was also had on the visibility of the site from the surrounding area. EE noted that visibility was very limited from the southwest, north (beyond the immediate proximity) and northeast, due to local topography and woodland. This is illustrated in the photographs below.

Project number: 10199-001 7 ENERGISED ENVIRONMENTS Dated: 25/11/2014

View from near Wester Gellet, south towards the subject site. No clear views from much of the area north of the site, due to local topography and screening by woodland (the subject site is beyond the trees).

View from northeast corner of Limekilns, east towards the subject site. No clear views due to local topography and screening by woodland (the subject site is beyond the trees). No views from within Limekilns itself, which is at lower level.

Project number: 10199-001 8 ENERGISED ENVIRONMENTS Dated: 25/11/2014

4.1.9 SNH noted that the site would be visible from the south, and views from that location could be considered sensitive. It was put to SNH that views from the south and southwest would be directly across existing industrial development, including the Rosyth docks and naval base. No further comment was given by SNH.

4.1.10 Although it was not entirely clear from the meeting with SNH what their principal concerns are, it was made very clear that they have at no time stated a desire for the site to not be allocated, or indeed developed. Considerations relating to boundary screening, planting, habitat management to enhance the Green Network, and avoiding development on the ridge-line, were all met with some interest although detailed proposals were not discussed. It was clear from the meeting that such sensitive development proposals could and should be considered, rather than removing the site’s allocation entirely. 5 Discussion

5.1.1 It is important to note firstly that the land on the subject site does not meet the definition of Green Network given in the SNH/Fife Council document. It is not woodland or natural/semi-natural habitat, it is not a watercourse or wetland, etc. It is arable farmland, with low biodiversity value. There is woodland to the west of the site, but there is no substantial woodland or natural/semi-natural habitat anywhere to the east of the site, to which the subject site would provide connectivity from the woodland. There may be linkages between the woodland and the Brankholm Burn corridor to the north of the site (although somewhat fragmented by the A985 itself), however development of the subject site would not form a barrier to that linkage.

5.1.2 Secondly, there is recent precedent of development immediately to the south of the A985 Green Network/ Local Landscape Area. The area of land southwest of the Brankholm Brae / A985 junction (1km east of the subject site) is currently under development as a business park. This illustrates that the Green Network is most important on the north side of the A985, within the Local Landscape Area itself (again, along the Brankholm Burn corridor). It seems unreasonable for Fife Council to consent commercial development adjacent to the Green Network at the Brankholm Brae location, but to refuse allocation of land only 1km to the west, in the same proximity to the same Green Network.

5.1.3 A review of Landscape Character Types (see Figure 2 ) shows that in fact the entire subject site is within the Coastal Hills LCT, as is the entire village of Limekilns. Given the similar topography, the developed MoD land to the east of the subject site is considered likely to also be considered Coastal Hills, had it not already been developed and therefore classified as Urban.

5.1.4 SNH’s written comments confirm that they are not opposed to development of the subject site in its entirety. Concerns appear to relate mainly to development of the northern part of the site. This appears to be somewhat contradictory to the concern regarding development of areas within the Coastal Hills LCT, given that the entire site is within that LCT. It also cannot be a concern relating to development within the LLA, given that no part of the site is within the LLA.

5.1.5 The existence of office blocks and other employment land on the south side of Hilton Road, to the east of the site (in an area which very likely would be considered Coastal Hills but for the existing urban development), creates a setting whereby development of the subject site, excepting the northern-most extent and the prominent ridge-line, would be much less likely to appear isolated and out of place. A development extending north/northwest from the adjacent naval base/docks would appear in context with that development, and with the employment land to the east.

5.1.6 Sensitivity of views from the south is also clearly affected by the extensive existing industrial/ military development. It is considered that sensitively designed employment land use on the southern sloping part of the subject site would relate to the existing development and would not create an unacceptable landscape impact.

Project number: 10199-001 9 ENERGISED ENVIRONMENTS Dated: 25/11/2014

6 Recommendations

6.1.1 The desire to promote biodiversity and connectivity, and avoid unacceptable impacts on sensitive landscapes, is clearly important to the land owner, SNH and Fife Council. It is considered that sensitive and well-designed development of the subject site could aid in this. Retention of buffer areas at the northern end of the site and on the ridge-line, and incorporation of a more successful and well-defined corridor linking with Hilton Road (as shown on the draft LDP) could provide much greater biodiversity benefit than the current arable land. Incorporation of native species, possibly woodland, and habitat attractive to protected species, along a corridor between the western woodland and the Hilton Road and/or along the northern-most section of the site, could provide genuine biodiversity benefits.

6.1.2 It is recommended that consideration is given to a representation which would see the ROS002b site allocated for employment land, but with retention of a green buffers at the north end of the site and along the ridge-line, to be undeveloped and to be the subject of vegetative screening/ habitat enhancement/ Green Corridor development. Suggested indicative green buffer areas are shown on Figure 3 and the extract below.

6.1.3 Further detail on the specific design and planting proposals should be incorporated into any future planning application for the site.

Site Plan with Indicative Green Buffer Areas (to incorporate Fife Council’s proposed new Green Corridor across the site, also shown)

Project number: 10199-001 10 ENERGISED ENVIRONMENTS Dated: 25/11/2014

Registered Address:

7 Dundas Street

Edinburgh

EH3 6QG

+44 (0) 131 557 8325

Key ¯ Subject Site Boundary

0 100 200 300 400 Meters

Scale 1:10,000 @ A3 R O H T U A

Rosyth Site ROS002b 4 1 0 2 / 1 1 / 0 2

- Figure 1 R E B M U N

T Site Plan C E J R P

Coastal Braes

Coastal Hills

Inland Loch

Lowland Hills and Valleys

Urban

0 100 200 300 Meters

Scale 1:7,500 @ A3 R O H T U A

Rosyth Site ROS002b 4 1 0 2 / 1 1 / 4 2

- Figure 2 R E B M U N

T Site Plan Showing Landscape C E J Character Types R P

Proposed Green Network

Indicative Suggested Green Buffer

New Business Park Development

0 100 200 300 Meters

Scale 1:7,500 @ A3 R O H T U A

Rosyth Site ROS002b 4 1 0 2 / 1 1 / 4 2

- Figure 3 R E B M U N

T Site Plan with Suggested C E J Green Buffer Areas R P

ASPFL Hilton, Rosyth

Appendix 8 – Scottish Natural Heritage Email

Email from Vivienne Grey, Policy & Advice Officer Scottish Natural Heritage 25th November 2014 following on from meeting with PPCA Ltd and Energised Environments on 21st November 2014

Jenny/Robin,

Thank you for meeting with us last week to discuss the allocation at Rosyth (ROS002b) which we understand you are both advising the Alfred Stewart Trust on. As we explained at the meeting, we expect there to be other factors influencing Fife Council’s decision not to allocate this site but as we had expressed some concerns about the capacity of the site we were happy to discuss those with you. We mentioned that we would send a note of our meeting to everyone involved, including the Fife Council officers we have liaised with on this site. I think that our discussions can be distilled into a few key points but if you think that I have missed something please do let us know. As discussed and noted:

 During consultation on the emerging development strategy, we had expressed some concerns about the landscape and visual impacts of development across the whole of the site as shown in maps at that time. Our comment at that time (nb. as you both have a copy of our advice I won’t repeat that in full here) was that we would welcome a revised allocation which avoided development on the ridgeline and the northern part of the site, aligning with the green network priorities set out for the site.  We understand that significant weight was given to our comments in reaching a decision not to allocate the site. As discussed during our meeting, our experience is that our advice is generally one of several reasons which influence decisions and we suggest that you discuss this further with Fife Council.  At this stage of plan preparation we will only comment on the content of the Proposed Plan as sent to us and we would not make representations which sought to bring allocations back into the Plan. However, should there be changes to the Plan arising from representations or changes made by the Reporter at examination, we would be happy to discuss those changes further.  We discussed the comments made in our letter of 21 July 2014 on the Local Landscape Area and the Landscape Character Type. Without benefit of having the boundaries in front of us during our meeting, we did believe that the wording of our letter may have confused which of these we were discussing. We agree that it would be useful for you to clarify this information in discussion with Fife Council and/or in your representation.

I hope this is useful to you. If I have missed any key points I’d be happy for you to add to or clarify the above.

Regards, Viv

ASPFL Hilton, Rosyth

Appendix 9 – Fifeplan LDP Candidate Site Assessment

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

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 PSâ€™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